Rhode Island Landlord-Tenant Law

Understanding landlord-tenant laws is essential for anyone in the rental housing industry—and Rhode Island is no exception. Whether you manage one property or one hundred, knowing your legal rights and responsibilities is key.

Fortunately, Rhode Island offers a balanced legal environment for landlords. There’s no statewide rent control laws in the rental market, and landlords can charge late fees and collect security deposits. However, there are clear rules protecting tenant rights, especially around habitability and the eviction process.

Landlords in Rhode Island must adhere to federal, state, and sometimes local laws. These cover lease terms, repairs, rent payments, privacy rights via landlord entry regulations, and how to legally remove a tenant. Complying with these legal requirements is crucial to avoid legal action and keep your rental business running smoothly.

Rhode Island’s landlord-tenant laws are found in the Rhode Island Residential Landlord and Tenant Act (Title 34, Chapter 18). However, laws can change, and local ordinances may be stricter. This article covers the main state-level laws, but for specific legal issues, it’s best to consult a local real estate attorney familiar with security deposit laws and prohibited practices.

Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.

NEW! 2025 Rhode Island Rental Laws

The following new rental laws passed in Rhode Island in recent years:

• Convenience Fees and Fee Disclosures (2024 Public Law Chapter 309): Effective January 1, 2025, landlords in Rhode Island are prohibited from charging tenants convenience fees for rent payments unless they also offer at least one rent payment method that does not incur such a fee. Additionally, all fees beyond base rent must be clearly disclosed in the lease agreement. If there is no written rental agreement, landlords must provide a written list of fees and utility responsibilities. Any required renters insurance must also be stated in writing. Failure to follow these disclosure rules allows tenants to recover any undisclosed fees they’ve paid.

Rhode Island Quick Facts

Rights and Responsibilities of Rhode Island Landlords and Tenants

Rhode Island landlords and tenants both have defined rights and responsibilities under state law. Landlords are required to provide habitable housing and respect tenant privacy, while tenants are expected to pay rent on time and care for the property. In exchange, landlords have the right to collect rent and manage their property, and tenants are entitled to a safe living environment and fair treatment. While many of these obligations are outlined in the lease agreement, they are only enforceable if they comply with Rhode Island’s Residential Landlord and Tenant Act.

Below is an overview of the main rights and responsibilities for both landlords and tenants in Rhode Island:

Rhode Island landlords have the right to:

• Collect rent as stated in the lease and pursue legal action if tenants fail to pay.
• Charge a security deposit, not exceeding one month’s rent, and use it to cover unpaid rent, potential damages, or cleaning.
• Enter the rental unit with proper notice (48 hours) for repairs, inspections, or showings as per landlord entry regulations.
• Screen prospective tenants, provided the process does not violate anti-discrimination protections.
• Enforce lease terms related to pets, guests, parking, and other policies as long as they align with state law.
• Begin eviction proceedings if tenants violate lease terms, fail to pay rent, or engage in illegal activities that damage the property.

Rhode Island landlords are responsible for:

• Providing safe, livable housing with functioning heat, water, electricity, and structural integrity in compliance with mandatory housing standards.
• Complying with all codes pertaining to building, housing, and health safety.
• Making necessary repairs within a reasonable timeframe, especially for issues affecting health and safety, fulfilling repair obligations.
• Maintaining common areas in multi-unit properties.
• Honoring tenant privacy by giving proper notice before entering the unit.
• Disclosing all fees beyond rent, utility responsibilities, and any requirement for renters insurance in writing, especially if no formal lease exists.
• Returning the security deposit within 20 days of lease termination, along with an itemized list of deductions if applicable.
• Following all legal procedures for evictions through court action, adhering to eviction notice requirements.

Rhode Island tenants have the right to:

• Live in safe and habitable housing free from health hazards and with working utilities.
• Take legal action if the landlord fails to meet repair obligations or violates their rights, addressing legal obligations.
• Receive repairs in a timely manner for vital maintenance issues.
• Enjoy privacy, including proper notice before landlord entry.
• Receive written notice 30 days in advance for any rent increases, changes in lease terms, or eviction proceedings.
• Be free from discrimination and retaliatory eviction.
• Use legal remedies such as withholding rent or “repair and deduct” in serious habitability cases, considering security deposit rights.

Rhode Island tenants are responsible for:

• Paying rent on time and covering agreed-upon utilities or fees.
• Following the lease agreement and all applicable state and local laws.
• Keeping the property clean, sanitary, and free from damage.
• Reporting maintenance issues to the landlord promptly.
• Performing minor upkeep, such as changing light bulbs or batteries in smoke detectors.
• Paying for damages caused by themselves, guests, or pets.
• Giving proper written notice before vacating at the end of a lease or terminating a month-to-month tenancy.
• Using the property lawfully for residential purposes only, respecting entry rights.

Rhode Island Required Disclosures

Before renting out a property in Rhode Island, landlords must provide tenants with disclosures required by both federal and state law. These disclosures promote transparency, protect tenant safety, and ensure tenants are informed about the property’s condition and management. Failure to comply with these legal obligations can lead to legal consequences or invalidate parts of the lease. Below are the main disclosures landlords in Rhode Island are required to make before signing a rental agreement.

• Lead-based paint (Title X, Section 1018). Landlords must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property.
• Landlord/Agent Identification (RI Gen. Laws § 34-18-20). Landlords must disclose to the tenant in writing the name, address, and phone number of the person authorized to manage the premises and receive notices.
• Housing Code Violations (RI Gen. Laws § 34-18-22.1). Rhode Island landlords are required to inform prospective tenants of any outstanding minimum housing code violations that exist on the building before entering into a rental agreement. Additionally, if the landlord is cited by a housing code enforcement agency for a housing code violation, they must deliver a copy of the notice to each residential tenant within 30 days of receiving it. This disclosure requirement does not apply if the landlord corrects all violations within the 30-day period.

Additional Reading: Rhode Island Residential Lease Agreement

Rhode Island Rent and Fee Laws

Rhode Island landlord laws establish a structured yet flexible framework for rent collection and fees. While the state does not regulate application or late fees, it does impose certain procedural protections for tenants, such as a 15-day grace period before a rent demand notice can be issued. Rhode Island tenants have limited rights to withhold rent or use a “repair and deduct” remedy when habitability issues arise. Below is a summary of the main rent and fee rules landlords and tenants should know in Rhode Island, part of other rent rules.

Rent Payments

• Due Date: Unless the rental agreement specifies otherwise, rent is due at the dwelling unit on the first day of the month (RI Gen. Laws § 34-18-15(c)).
• Rent Increases: There is no statewide rent control in Rhode Island.
• Grace Period: Rhode Island law does not specify a grace period, but landlords may not send a rent demand notice until rent is 15 days late. Therefore, Rhode Island has an effective 15-day mandatory grace period (RI Gen. Laws § 34-18-35(a)).

Fees

• Application Fees: Rental application fees are not regulated in Rhode Island.
• Late Fees: There is no statutory limit on late fees in Rhode Island.
• NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a fee of $25 (RI Gen. Laws § 6-42-3).

Tenant Remedies

• Withholding Rent/Repair and Deduct: If the landlord fails to comply with standards of habitability and the reasonable cost of compliance is less than $125, the tenant may arrange for the repair and deduct the cost from the rent. However, the tenant must first notify the landlord of their intent to repair and deduct and wait 20 days for the landlord to make a good faith effort to resolve the issue. The tenant must also send the landlord an itemized statement with the fair and reasonable value of the repairs listed. This remedy cannot be used if the tenant or tenant’s guest caused the condition (RI Gen. Laws § 34-18-30). Additionally, if the breach materially affects health and safety, the tenant has the right to terminate the rental agreement after 30 days if the landlord has not remediated the breach in 20 days (RI Gen. Laws § 34-18-28).

Rhode Island Security Deposit Laws

Rhode Island landlord laws limit how much landlords can collect for a security deposit and set explicit rules for how they must be handled. While interest and separate account requirements are not mandated, landlords must return the deposit within a specific timeframe and provide a detailed explanation for any deductions. Here's what landlords and tenants need to know about security deposit rights in Rhode Island.

• Deposit Limit: 1 month’s rent (RI Gen. Laws § 34-18-19(a)). The security deposit guarantees the landlord money to restore the property to its original condition. If the unit is furnished and the replacement value of the furniture is at least $5,000, the landlord may also charge a separate furniture security deposit of up to one month’s rent (RI Gen. Laws § 34-18-19(e)).
• Interest: Landlords in Rhode Island are not required to pay interest on security deposits.
• Return Within: 20 days (RI Gen. Laws § 34-18-19(b)).
• Deposit Location: Landlords are not required to keep security deposits in a separate bank account.
• Withholding: Landlords may withhold funds from the security deposit for unpaid rent, reasonable cleaning expenses, trash disposal expenses, physical damages to the premises other than wear and tear, and any other loss resulting from the tenant’s noncompliance. Landlords must also itemize all deductions and deliver them in a written notice with the remainder of the security deposit (RI Gen. Laws § 34-18-19(b)).

Rhode Island Tenant Screening and Fair Housing Protections

What actions are considered housing discrimination?

Rhode Island tenants are protected from discrimination under both federal and state fair housing laws. The Federal Fair Housing Act (Title 24 USC § 3601-3607) prohibits landlords from treating applicants or tenants unfairly based on certain characteristics. Discrimination can happen in many ways during the screening process, in advertising, setting lease terms, or even deciding who gets repairs or evictions. Common discriminatory actions include:

• Denying a rental application for reasons tied to protected class status
• Writing ads or listings that suggest preference or exclusion
• Offering different lease terms or rent rates based on a tenant’s background
• Refusing to provide reasonable accommodations or modifications for disabilities
• Selectively enforcing rules or withholding services from certain tenants
• Evicting a tenant for reasons tied to a protected trait

What are the protected classes in Rhode Island?

Under federal law, tenants are protected from discrimination based on the following seven classes:

• Race
• Color
• Religion
• Sex
• National origin
• Familial status
• Disability

Rhode Island landlord laws expand these protections even further. Under the Rhode Island Fair Housing Practices Act (RI Gen. Laws § 34-37-4, 23-6.3-11), it is also illegal to discriminate based on:

• Age
• Marital status
• Sexual orientation
• Gender identity or expression
• Status as a victim of domestic violence
• Source of income (including housing vouchers)

These protections mean landlords in Rhode Island must treat all applicants equally during screening, leasing, and tenancy. Any discriminatory practices can lead to complaints, investigations, fines, and potential lawsuits.

Use of Credit Reports

Rhode Island landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial.

Use of Criminal Histories

A Rhode Island criminal background check may be used during tenant screening. Rhode Island landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.

Additional Reading: Rhode Island Background Checks & Screening Online

Rhode Island Landlord Entry Laws

Rhode Island landlord laws set clear rules on when and how landlords can access a rental property. Landlords must generally give advance notice and may only enter for specific, lawful reasons. These rules are designed to balance a tenant’s right to privacy with a landlord’s need to maintain the property. Here's a quick overview of Rhode Island’s landlord entry requirements.

• Advanced Notice: 2 days’ notice (RI Gen. Laws § 34-18-26(c)).
• Permitted Times: Rhode Island state law does not designate any time-of-day restrictions for entering. Landlords may enter the property for inspections, repairs, decorations, alterations, improvements, services, or showings (RI Gen. Laws § 34-18-26(a)). Landlords may also enter if the tenant has been absent from the property for more than seven days and if it is reasonably necessary to protect the property (RI Gen. Laws § 34-18-26(b)).
• Emergency Entry: In case of an emergency, landlords may enter without prior consent or notice (RI Gen. Laws § 34-18-26(b)).

Rhode Island Eviction Notices

Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Rhode Island, consider hiring an experienced real estate attorney and be sure to review the Rhode Island eviction process in more detail.

If you decide to pursue eviction in Rhode Island, you must first send a written eviction notice. Rhode Island landlord laws offer many types of eviction notices, each associated with a different circumstance:

• Rent Demand Notice: 5 days to pay or quit (RI Gen. Laws § 34-18-35(a)).
• Notice for Lease Violation: 20 days to cure or quit. This notice applies when the tenant commits a noncompliance with the rental agreement that materially affects health and safety (RI Gen. Laws § 34-18-36(a-d)).
• Notice for Repeat Lease Violation: 20 days to quit. According to eviction laws in Rhode Island, this notice applies when the tenant substantially commits the same noncompliance act within six months (RI Gen. Laws § 34-18-36(e)).
• No Notice Required: No notice is required before filing for eviction when the tenant does any of the following:
  • Uses any part of the premises as a narcotics nuisance
  • Uses the property for the manufacture, sale, or delivery of a controlled substance
  • Commits any crime of violence on or near the premises (RI Gen. Laws § 34-18-36(f), 34-18-24).

Additional Reading: Rhode Island Eviction Process and Laws [2025]

Rhode Island Squatter's Rights

In Rhode Island, squatters are people who occupy a property without the owner’s permission, and they can be challenging to remove, especially if they’ve been in the property for an extended period. Rhode Island does not allow any form of self-help eviction, meaning landlords cannot legally change locks, shut off utilities, or take other direct actions to force a squatter out. Doing so could expose the landlord to civil penalties.

To remove a squatter in Rhode Island, property owners must follow the formal eviction process through the court system. This includes filing an unlawful detainer action and obtaining a court order for removal. Even if the individual never had a lease or legal right to the property, the courts treat the case similarly to a standard eviction, which can take several weeks depending on the court’s schedule and the squatter’s willingness to contest the case.

Rhode Island landlord laws also recognize adverse possession under certain conditions. If a squatter occupies a property openly, continuously, and without permission for at least ten years, they may be able to file a legal claim for ownership. This makes early detection and prompt legal action vital for landlords.

Squatter situations can be legally complex, so it’s always recommended to consult a real estate attorney in Rhode Island before taking any steps toward removal.

Additional Reading: Rhode Island Squatter's Rights & Adverse Possession Laws [2025]

Other Laws and Facts About Rhode Island

• The current average rent rate in Rhode Island is $2,300 per month, according to Zillow.
• The current average rent rate in Providence is $2,200 per month, according to Zillow.
• Landlords in Rhode Island must give 30 days’ notice to increase rent for most tenants, but they must give 60 days’ notice for tenants over 62 years old (RI Gen. Laws § 34-18-16.1).

Conclusion

Rhode Island landlord laws protect tenants while holding landlords to strict standards. Landlords must follow rules on disclosures, entry, rent, and habitability. Tenants have rights to safe housing and privacy but must also pay rent and care for the property. Understanding the law helps both sides avoid conflict. For legal questions or disputes, consult a Rhode Island real estate attorney.

FAQs

What new rental laws have been enacted in Rhode Island in 2025?

Effective January 1, 2025, landlords cannot charge convenience fees for rent payments unless an alternative fee-free payment method is available. All additional fees must be clearly disclosed in writing.

What are the rights of landlords in Rhode Island?

Landlords can collect rent, charge a security deposit (up to one month's rent), enter the property with 48-hour notice, screen tenants, enforce lease terms, and initiate eviction if necessary.

What responsibilities do Rhode Island landlords have?

Landlords must provide habitable housing, comply with safety codes, make timely repairs, maintain common areas, respect tenant privacy, disclose all fees, and return security deposits within 20 days of lease termination.

What tenant rights are protected under Rhode Island law?

Tenants are entitled to safe housing, timely repairs, privacy with notice before entry, freedom from discrimination, and advance written notice for rent increases or eviction proceedings.

What are Rhode Island tenants responsible for?

Tenants must pay rent and utilities on time, maintain cleanliness, report maintenance issues, follow the lease and laws, and notify landlords before moving out.

What disclosures are required from landlords in Rhode Island?

Landlords must disclose lead-based paint hazards, landlord/agent information, and any housing code violations before signing a rental agreement.

How does rent collection and fees work in Rhode Island?

Rent is typically due on the first of the month. There is no statewide rent control, and a 15-day grace period applies before a rent demand notice. Application fees and late fees are not regulated.

How does the eviction process work in Rhode Island?

Evictions in every state are complex, so be sure to review the Rhode Island eviction process in more detail and consult a real estate attorney with questions before taking any action. In general, landlords must issue the appropriate eviction notice (e.g., 5-day pay-or-quit notice for unpaid rent) and file a lawsuit in a local court with jurisdiction over evictions in the state.

Free Downloads

1. Rhode Island Residential Lease Agreement Template
2. Rhode Island Quitclaim Deed
3. Rhode Island Residential Lease Agreement Template
4. Rhode Island Quitclaim Deed
5. Rhode Island Notice to Quit (Nonpayment of Rent)
6. Rhode Island Complaint for Eviction (Other Than Non-Payment of Rent)

Resources

1. Rhode Island Eviction Process & Laws [2025]
2. Rhode Island Judiciary Landlord-Tenant Forms
3. Rhode Island District Court Fee Costs
4. Rhode Island Housing Market Trends & Forecast
5. Real Estate Terms & Definitions