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). 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.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Landlord-tenant laws change frequently. Always consult a licensed attorney in Rhode Island for guidance specific to your situation. Information last verified: March 2026.

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 Deposits 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:

• 60 days' written notice for tenants aged 62 or younger
• 120 days' written notice for 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 Increases guide.

Eviction Procedures

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

Nonpayment of Rent

• Landlord must wait until rent is 15 days past due
• Issue a 5-day notice to pay or quit
• If the tenant fails to pay within 5 days, file for eviction in District Court

Lease Violations

• Issue a 20-day notice to cure or vacate
• If the tenant does not remedy the violation, proceed with eviction

Month-to-Month Termination

• Provide a 30-day notice to quit for month-to-month tenancies

For more detail, see our Eviction Process 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
3. Outstanding Code Violations — Any existing housing code violations
4. Security Deposit Terms — How the deposit will be held and conditions for return
5. Rental Registry — As of September 1, 2024, all landlords must register rental units with the state
6. Fee Disclosures — Effective January 1, 2025, all fees must be disclosed in writing

For more detail, see our Required Disclosures 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 withhold rent or repair and deduct (up to $500 from rent).

For more detail, see our Maintenance Obligations 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 cannot send a rent demand notice until the rent is 15 days overdue.

Effective January 1, 2025, all fees — including late fees — must be disclosed in writing within the rental agreement or a separate document. Landlords may not charge "convenience fees" for specific payment methods unless a free payment option is also offered.

For more detail, see our Late Fees 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 Requirements guide.

Recent Legislative Changes

Several important changes have taken effect in Rhode Island in recent years:

• June 2024 — Expanded rent increase notice periods (60/120 days)
• September 2024 — Mandatory rental property registry
• January 2025 — Fee disclosure requirements and prohibition of convenience fees
• 2024 — Interest on security deposits requirement for landlords with 6+ units

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 Deposits
• Eviction Process
• Required Disclosures
• Rent Increases
• Lease Requirements
• Maintenance Obligations
• Late Fees