Residential Lease Agreement
State of Wisconsin — Template
1. Parties
This Residential Lease Agreement (the “Agreement”) is made on ____________ between ____________________ (“Landlord”) and ____________________ (“Tenant,” whether one or more).
The Landlord’s address for notices is ____________________. Each adult occupant must sign this Agreement and is jointly and severally responsible for its terms.
2. Premises
Landlord leases to Tenant the residential dwelling located at: ____________________________________ (the “Premises”), for residential use only.
The Premises shall be occupied only by the Tenant(s) named above and the following minors: ____________________. Guests staying longer than ____ consecutive days require Landlord’s written consent.
3. Term
The lease term begins on ____________ and ends on ____________. If no fixed end date is stated, the tenancy is month-to-month.
At the end of a fixed term, unless renewed in writing, the tenancy continues month-to-month or ends as the parties agree, subject to the notice each party must give under Wisconsin law.
4. Rent
Tenant shall pay rent of $________ per month, due in advance on the ____ day of each month, payable to ____________________ at ____________________ by the method(s) the Landlord accepts.
Rent is considered paid when actually received by Landlord. Partial payments do not waive Landlord’s rights.
5. Security Deposit
Tenant shall pay a security deposit of $________ before taking possession. The deposit secures Tenant’s performance and may be applied to unpaid rent, cleaning, and damage beyond normal wear and tear.
Landlord will return the deposit, with an itemized statement of any deductions, within the deadline required by Wisconsin law after the tenancy ends and Tenant provides a forwarding address.
- Maximum security deposit: No statutory limit
- Deposit return deadline: 21 days after the rental agreement ends if the tenant moves out on that date; if the tenant moves out or is evicted early, 21 days after the agreement's end date or, if the landlord re-rents the unit sooner, after the day the new tenant's tenancy begins; if the tenant moves out or is evicted after the end date, 21 days after the day the landlord learns the tenant has left (Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06(2))
6. Late Fees
If rent is not received by the ____ day of the month, Tenant shall pay a late fee of $________ (or ____%), not to exceed the maximum allowed by Wisconsin law.
A late fee may only be charged as permitted by law and must be stated in this Agreement to be enforceable.
- Late-fee limit: No statewide dollar or percent cap — the fee must be in the rental agreement, and there can be no fee for not paying a late fee (Wis. Admin. Code ATCP 134.09(8))
- Grace period: No mandatory statewide grace period
7. Landlord Entry
Landlord may enter the Premises for inspections, repairs, or to show the unit, only after giving the notice required by Wisconsin law and at reasonable times, except in a genuine emergency (fire, flood, or similar) where no notice is required.
- Landlord entry notice: 12 hours prior written notice except in emergencies (Wis. Admin. Code ATCP 134.09(2)(a))
8. Utilities & Services
Tenant is responsible for the following utilities/services: ____________________. Landlord is responsible for: ____________________.
Any shared or master-metered utility must be disclosed and allocated as required by Wisconsin law.
9. Maintenance, Repairs & Habitability
Landlord shall maintain the Premises in a fit and habitable condition and comply with applicable housing and health codes. Tenant shall keep the Premises clean, use fixtures properly, and promptly report needed repairs in writing.
Tenant shall not make alterations without Landlord’s written consent. Tenant is responsible for damage caused by Tenant, occupants, pets, or guests beyond normal wear and tear.
10. Pets
Pets are: ☐ not permitted ☐ permitted, limited to ____________________. Any pet deposit or pet rent ($________) is subject to the deposit limits under Wisconsin law. Assistance animals for a person with a disability are not “pets” and are handled under fair-housing law.
11. Use, Conduct & Occupancy
Tenant shall use the Premises only as a private residence, comply with all laws, and not disturb neighbors’ peaceful enjoyment. No illegal activity is permitted. Subletting or assignment requires Landlord’s prior written consent.
12. Standard Terms
Governing law: this Agreement is governed by the laws of the State of Wisconsin. If any provision is held unenforceable, the remaining provisions stay in effect (severability).
This Agreement, with any attached addenda and required disclosures, is the entire agreement between the parties and may be changed only in a signed writing. A provision that waives a right guaranteed to Tenant by Wisconsin law is not enforceable.
13. Required Disclosures & Addenda
The following disclosures required in Wisconsin are incorporated into this Agreement and, where applicable, attached as addenda. Both parties acknowledge receipt.
- Lead-based paint disclosure (federal) (42 U.S.C. § 4852d; 24 CFR Part 35; 40 CFR Part 745)Required for housing built before 1978: disclose known lead hazards, attach the lead-paint disclosure addendum, and provide the EPA pamphlet “Protect Your Family From Lead in Your Home.”
- Late fee disclosure (Wis. Admin. Code ATCP 134.09(8))No statewide dollar or percent cap — the fee must be in the rental agreement, and there can be no fee for not paying a late fee
- Security deposit limitsMaximum deposit: No statutory limit. Return within 21 days after the rental agreement ends if the tenant moves out on that date; if the tenant moves out or is evicted early, 21 days after the agreement's end date or, if the landlord re-rents the unit sooner, after the day the new tenant's tenancy begins; if the tenant moves out or is evicted after the end date, 21 days after the day the landlord learns the tenant has left (Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06(2)).
- Landlord entry notice (Wis. Admin. Code ATCP 134.09(2)(a))12 hours' notice before entry, except in emergencies; it is not a fixed minimum: the tenant may agree to a shorter time when told of an entry, and a separate signed 'Nonstandard Rental Provisions' document may allow other entry.
14. Signatures
Landlord: ____________________ Date: __________
Tenant: ____________________ Date: __________
Tenant: ____________________ Date: __________
By signing, each party acknowledges reading and agreeing to this Agreement and receiving the required disclosures listed above.