Template

Free Month-to-Month Lease Agreement Template

A month-to-month lease creates a flexible residential tenancy that renews automatically each month and can be ended by either party with proper written notice.

Create My Month-to-Month Lease

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What's inside

Sections, vetted by counsel

Rental Property & Term

Identifies the specific property being leased, the tenancy start date, and the month-to-month nature of the arrangement with no fixed end date.

Rent & Late Fees

Sets the monthly rent amount, due date, accepted payment methods, late fee structure, and how rent increases will be communicated.

Security Deposit

Specifies the deposit amount, how it will be held, the return timeline after move-out, and what deductions are permissible.

Occupancy & Use Restrictions

Defines who may live on the property, prohibits unauthorized subletting, and limits use to residential purposes.

Maintenance & Repairs

Sets the landlord's habitability obligations and the tenant's responsibility for cleaning, sanitation, and damage beyond normal wear and tear.

Termination & Notice

Establishes the written notice periods required by both parties to end the tenancy, plus for-cause eviction rights.

How it works

From prompt to contract in 4 steps

Enter property and parties

Fill in the rental address, landlord details, and all tenant names to establish the correct legal parties.

Set rent and deposit terms

Specify the monthly rent, security deposit amount, due dates, late fee structure, and which utilities are included.

Customize notice and pet rules

Adjust the termination notice period (typically 30 days) and add any pet policy or smoking restrictions specific to your property.

Both parties sign

Print two copies, have landlord and all adult tenants sign, and each party retains a fully executed original.

Create My Month-to-Month Lease

About

A month-to-month lease agreement is a residential rental contract that automatically renews each month and can be terminated by either the landlord or tenant with proper written notice — typically 30 days. Unlike a fixed-term lease, it does not lock in occupancy for a set period, making it ideal for tenants who need flexibility or landlords who want to transition a property to a new use. The agreement still covers all core rental terms: monthly rent, security deposit, maintenance responsibilities, occupancy rules, and permitted use. Because the terms are monthly rather than annual, rent adjustments and tenancy terminations can happen relatively quickly, though state and local landlord-tenant laws govern minimum notice periods, permissible rent increases, and just-cause eviction requirements. All adults occupying the property should be named as tenants and should sign the agreement.

FAQ

Frequently asked questions

How much notice is required to end a month-to-month lease?

In most states, 30 days' written notice is required from either the landlord or tenant. Some states require 60 days' notice from landlords for longer-term tenants. Always check your state's specific landlord-tenant law.

Can a landlord raise rent on a month-to-month lease?

Yes, with proper written notice — typically 30 days, though some rent-controlled jurisdictions require longer notice or limit increase amounts. Continued occupancy after notice constitutes acceptance of the new rent.

What is the difference between a fixed-term lease and a month-to-month lease?

A fixed-term lease (e.g., 12 months) locks in rent and occupancy for a set period — neither party can easily exit early. A month-to-month lease offers flexibility but less stability, as either party can terminate with notice.

Can a landlord refuse to renew a month-to-month lease?

In most states, yes — a landlord can terminate a month-to-month tenancy without cause with proper notice. However, some cities and states have just-cause eviction requirements that limit this right. Check local law.

What deductions can a landlord make from the security deposit?

Landlords may deduct for unpaid rent, damage beyond normal wear and tear, cleaning if the unit is left dirty, and replacing unreturned keys or access devices. They generally cannot deduct for ordinary wear and tear such as minor scuffs or carpet fading.