Rhode Island Landlord-Tenant Laws: Complete Guide for Property Owners

Rhode Island's landlord-tenant relationships are governed primarily by the Residential Landlord and Tenant Act (RIGL Title 34, Chapter 18), which was enacted in 1986 and became effective on January 1, 1987. Whether you own a single-family home, a multi-unit apartment building, or a condominium, understanding these regulations is critical to running a compliant rental business in the Ocean State.

Key Rhode Island Rental Laws at a Glance

Security Deposits

Rhode Island caps residential security deposits at one month's periodic rent for unfurnished units. For furnished apartments where the replacement value of the furniture is $5,000 or more, landlords may charge an additional furniture security deposit of up to one month's rent.

Landlords must return the deposit within 20 days after the later of: the tenancy termination, delivery of possession, or receipt of the tenant's forwarding address. An itemized statement of deductions must accompany any withheld funds. Failure to comply may result in the tenant recovering double the amount wrongfully withheld plus attorney fees.

For more detail, see our Security DepositsPreview unavailable deep dive.

Rent Increases

Rhode Island does not impose statewide rent control or caps on the amount of rent increases. However, effective June 24, 2024, landlords must provide significantly increased notice periods for any rent increase:

• 60 days' written notice for most residential tenancies
• 120 days' written notice for month-to-month tenants over 62

Rent cannot be increased during a fixed-term lease unless the lease specifically allows it. Increases may not be retaliatory or discriminatory.

For more detail, see our Rent IncreasesPreview unavailable guide.

Eviction Procedures

Rhode Island requires landlords to follow a strict legal process for evictions through the District Court. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal.

Nonpayment of Rent

• Landlord may issue a 5-day notice to pay or quit if rent is unpaid for more than 15 days past the due date.
• If the tenant fails to pay within 5 days of the notice, file for eviction in District Court.
• Note: As of September 1, 2024, a landlord may not commence an action to evict for nonpayment of rent unless the landlord is in compliance with the Statewide Mandatory Rental Registry (§ 34-18-58). Evidence of compliance must be presented to the court at the time of filing.

Lease Violations

• Issue a 20-day notice to cure or vacate (§ 34-18-36).
• If the tenant does not remedy the violation within 20 days, proceed with eviction.

Month-to-Month Termination

• Provide a 30-day notice to quit for month-to-month tenancies (§ 34-18-37).

For more detail, see our Eviction ProcessPreview unavailable guide.

Required Disclosures

Rhode Island landlords must provide the following disclosures:

1. Lead-Based Paint — For pre-1978 properties, provide EPA pamphlet, RI lead law insert, and lead-safe certificate.
2. Owner/Agent Identity — Name and address of the property owner or authorized agent (§ 34-18-20).
3. Outstanding Code Violations — Any existing housing code violations (§ 34-18-22.1).
4. Security Deposit Terms — How the deposit will be held and conditions for return.
5. Rental Registry — All landlords must register rental units with the Rhode Island Department of Health. For properties built before 1978, a valid lead certificate of conformance must be provided. Compliance is a prerequisite for filing an eviction for nonpayment of rent (§ 34-18-58).
6. Fee Disclosures — Effective January 1, 2025, all fees must be disclosed in writing (§ 34-18-15).
7. Application Fee Ban — Landlords may not charge rental application fees, only the actual cost of background/credit checks (§ 34-18-59).

For more detail, see our Required DisclosuresPreview unavailable guide.

Maintenance and Habitability

Under Rhode Island's implied warranty of habitability (§ 34-18-22), landlords must maintain rental units in a condition fit for human occupancy throughout the tenancy. Key obligations include:

• Complying with all applicable building, housing, and health codes.
• Maintaining plumbing, electrical, heating, ventilating, and air-conditioning systems.
• Providing hot and cold running water.
• Keeping common areas clean and safe.
• Supplying trash receptacles and arranging for waste removal.
• Maintaining working smoke detectors and carbon monoxide detectors.

If a landlord fails to make necessary repairs after written notice, tenants may repair and deduct the actual and reasonable cost (up to $500 in the aggregate per year) if the landlord fails to comply within 20 days of notice (or promptly in emergencies) (§ 34-18-30).

For more detail, see our Maintenance ObligationsPreview unavailable guide.

Late Fees

Rhode Island does not set a specific statutory maximum for late fees, but fees must be reasonable and clearly stated in the lease agreement. Courts generally consider 4–5% of the monthly rent to be reasonable. Landlords may send a rent demand notice if the rent is unpaid when due.

Effective January 1, 2025, all fees — including late fees — must be disclosed in writing within the rental agreement or a separate document (§ 34-18-15). Landlords may not charge "convenience fees" for using a specific method to pay rent unless the landlord also provides at least one payment method that does not require such a fee (§ 34-18-61).

For more detail, see our Late FeesPreview unavailable guide.

Lease Requirements

While oral leases are recognized for periods of less than one year, written leases are strongly recommended and required for terms exceeding one year. A compliant lease should address rent amount, due dates, lease term, security deposit terms, maintenance responsibilities, and all required disclosures.

For more detail, see our Lease RequirementsPreview unavailable guide.

Recent Legislative Changes

Several important changes have taken effect in Rhode Island:

• January 1, 2024 — Prohibition on rental application fees (§ 34-18-59).
• June 2024 — Expanded rent increase notice periods (60/120 days under § 34-18-16.1).
• September 1, 2024 — Mandatory rental property registry; compliance is a prerequisite for nonpayment evictions (§ 34-18-58).
• January 1, 2025 — Fee disclosure requirements (§ 34-18-15) and prohibition of convenience fees (§ 34-18-61).

Getting Started with Compliance

Managing compliance across Rhode Island's evolving regulatory landscape requires staying current with new legislation. Landager helps landlords track their compliance status, manage lease terms, and receive alerts when regulations change.

Explore more Rhode Island compliance topics:

• Security DepositsPreview unavailable
• Eviction ProcessPreview unavailable
• Required DisclosuresPreview unavailable
• Rent IncreasesPreview unavailable
• Lease RequirementsPreview unavailable
• Maintenance ObligationsPreview unavailable
• Late FeesPreview unavailable