Free Rental and Lease Agreement Templates

A Rental and Lease agreement, also known as a rental agreement or lease contract, is a legally binding document that delineates the terms and conditions of a rental arrangement between a landlord (property owner) and a tenant (business or individual). This agreement establishes the rights, obligations, and responsibilities of both parties throughout the duration of the lease term.

Engaging in a lease agreement is a standard practice for individuals and businesses in the United States. Whether you’re a start-up in need of office space or a retail establishment seeking a storefront, a meticulously crafted lease agreement can establish the groundwork for a fruitful landlord-tenant relationship. This guide will lead you through the fundamental aspects of a lease agreement, furnish examples, and provide insights to empower businesses in navigating the leasing process with assurance.


1. Introduction to Lease Agreements:

What is a Rental and Lease Agreement


A Rental and Lease agreement, also known as a rental agreement or lease contract, is a legally binding document that delineates the terms and conditions of a rental arrangement between a landlord (property owner) and a tenant (business or individual). This agreement establishes the rights, obligations, and responsibilities of both parties throughout the duration of the lease term.


2. Types of Lease Agreements:

Fixed-Term Lease:

This prevalent lease type has a defined duration, typically six months or a year, specifying the rent amount and other terms for that period. It provides stability and predictability for both landlord and tenant throughout the predetermined term.


Month-to-Month Lease:

Also termed a periodic tenancy, this lease renews on a monthly basis until either party gives a 30-day notice to terminate. Offering flexibility, it allows tenants short-term housing without a long-term commitment and permits landlords to adjust terms more frequently.


Gross Lease:

In this arrangement, tenants pay a fixed monthly rent covering all operating costs like utilities, maintenance, and property taxes, with the landlord handling these expenses. It ensures predictable expenses and is common in office spaces.


Net Lease:

This type involves the tenant paying a base rent plus a share of operating expenses. Subtypes include:


  • Single Net Lease: Tenant covers property taxes, while landlord handles insurance and maintenance. This type of lease offers convenience to tenants, who only cover a portion of financial obligations, making it a straightforward choice for leasing commercial space. Single net leases are popular in retail and appreciated by both landlords and tenants for their clear financial responsibilities.
  • Double Net Lease: Tenant manages property taxes and insurance, while landlord oversees maintenance. Double net leases are popular for office buildings and shopping centers, striking a balance in financial responsibilities between both parties.
  • Triple Net Lease: Tenant covers property taxes, insurance, and common area maintenance (CAM) costs, placing greater financial obligations on them.


Percentage Lease:

Common in retail, tenants pay a base rent plus a percentage of their sales.


Ground Lease:

Primarily used for land-only leases, it allows tenants to rent land without structures with the understanding that the land reverts to the landlord at the lease term’s end unless otherwise negotiated.


Lease with Option to Purchase:

This agreement enables tenants to lease with the option to buy at a predetermined price within a specified period, offering flexibility for future homeownership.


Lease Purchase Agreement:

Similar to the option to purchase, tenants are obligated to buy the property at the lease term’s end.


Commercial Lease:

Designed for businesses renting commercial properties, these leases differ in terms and conditions from residential leases.


Residential Lease

A Standard Residential Lease Agreement is a written contract between a landlord and a tenant, formalizing the terms and conditions of renting a residential property.



Allows tenants to rent part or all of their space to another party, with the original tenant remaining responsible for the primary lease and paying rent to the landlord.


Short-Term Lease:

Typically lasting a few months to a year, these leases offer flexibility for pop-up shops, seasonal businesses, or temporary housing, allowing quick adjustments to changing circumstances.


3. Key Elements of a Lease Agreement:

  1. Parties Involved:

Identify the landlord (lessor) and tenant (lessee) by their legal names and addresses. Clearly state the capacity in which the parties are entering the agreement (e.g., individual, corporation).


  1. Premises Description:

Provide a detailed description of the leased premises, including address, unit number, square footage, and any common areas.


  1. Lease Term:

Specify the lease duration, including the start and end dates. Include provisions for renewal or termination notice periods.


  1. Rent and Payment Terms:

Outline the monthly rent amount, due date, and acceptable payment methods. Clarify the consequences of late payments.


  1. Security Deposit:

State the amount of the security deposit, its purpose, and conditions for its return. Explain any deductions that may be made.


  1. Maintenance and Repairs:

Define the responsibilities for maintenance, repairs, and alterations. Specify which party is responsible for routine maintenance, structural repairs, and compliance with building codes.


  1. Use of Premises:

Specify the approved use of the premises, any restrictions, and whether subleasing is allowed.

  1. Alterations and Improvements:


Detail the process for making alterations or improvements to the premises. Determine whether landlord approval is required and who bears the cost.


  1. Assignment and Subletting:

State whether the tenant can assign the lease or sublet the space to another party. If allowed, outline the landlord’s approval process.


  1. Default and Remedies:

Define instances of default (e.g., failure to pay rent) and the actions to be taken, such as notice periods and remedies.


  1. Termination and Renewal:

Explain the procedure for terminating the lease agreement, including notice periods. Address options for renewal or extension.


  1. Governing Law and Dispute Resolution:

Specify the state laws that govern the lease agreement. Outline the process for resolving disputes, including mediation or arbitration.

4. Sample Lease Agreement Clauses:

There are some sample clauses in standard Lease Agreement


Rent Escalation Clause:

“The rent shall increase by [X]% annually on each anniversary of the lease start date, subject to a maximum increase of [Y]% over the initial rent.”


Sublease Clause:

“The tenant may sublease the premises only with the prior written consent of the landlord. Such consent shall not be unreasonably withheld.”


Maintenance and Repairs Clause:

“The landlord shall be responsible for structural repairs and major maintenance. The tenant shall maintain the premises in good condition, including routine maintenance.”


5. Tips for Negotiating a Favorable Lease Agreement:

Seek Legal Counsel: 

Consult an attorney with experience in commercial leasing to review the agreement and negotiate on your behalf.


Understand Expenses: 

Clarify who pays for operating expenses, property taxes, utilities, and insurance.


Negotiate Rent: 

Negotiate rent terms and potential rent increases based on market conditions and your business’s financial projections.


Define Improvements: 

Clearly outline which party is responsible for making improvements to the premises.



Include provisions for early termination or expansion if your business needs change.


Liability and Indemnification: 

Address liability issues and ensure both parties are protected from legal claims.

6. Additional Considerations

Here are some additional considerations that can be useful when discussing lease agreements for businesses located in the United States:


Common Area Maintenance (CAM) Charges: 

In some lease agreements, especially for commercial properties like shopping malls or office buildings, tenants may be required to pay a share of common area maintenance expenses, which can include things like landscaping, cleaning, security, and repairs for shared spaces.


Insurance Requirements: 

Clearly define the insurance obligations for both the landlord and the tenant. The lease should specify the types and minimum coverage amounts of insurance required, such as general liability insurance and property insurance.


Renovation and Build-Outs: 

If you’re planning to customize the leased space for your business, discuss the terms for renovations, build-outs, and who will be responsible for the associated costs. Make sure the lease agreement outlines the process for obtaining landlord approvals and any conditions for restoring the premises to their original state at the end of the lease.


Maintenance and Repairs: 

While lease agreements generally outline the responsibilities for maintenance and repairs, it’s a good idea to include specifics about who is responsible for HVAC maintenance, plumbing issues, electrical repairs, and other essential systems.


Notice Requirements: 

Specify how notices should be delivered between the parties. This includes notices for termination, renewal, default, or any other important matters. Establishing a clear communication process can prevent misunderstandings.


Environmental Compliance: 

Address any environmental regulations that might apply to the premises. This could include provisions related to hazardous materials, waste disposal, and compliance with local environmental laws.


Options for Expansion:

 If you foresee the potential for growth, consider negotiating an option to expand your leased space in the same building or complex. This can save you from the hassle of relocating if your business expands.


Exit Strategy: 

Plan for the end of the lease agreement. Discuss options for early termination, renewal, and the process for returning the premises in good condition. A clear exit strategy can help you transition smoothly out of the property.


Exclusive Use Clause: 

If you’re concerned about competition from other tenants, negotiate an exclusive use clause that limits the types of businesses that can lease nearby spaces. This can help protect your business’s market share.


Security and Access: 

Address security measures for the premises, including after-hours access, alarm systems, and keys or keycards. Clear guidelines can help prevent security-related disputes.


Parking and Accessibility: 

If parking is a concern, define the number of allocated parking spaces and any guest parking policies. If the property needs to be ADA-compliant, ensure the necessary accommodations are mentioned.


Force Majeure Clause: 

Given recent events, consider including a force majeure clause that outlines what happens if either party is prevented from fulfilling their obligations due to unforeseen circumstances like natural disasters or pandemics.


Remember, lease agreements are legally binding documents, and it’s crucial to read, understand, and negotiate the terms that align with your business goals and needs. Consulting with legal professionals who specialize in real estate and business law can help ensure that your lease agreement is comprehensive and provides the necessary protections for both parties involved.

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