Rhode Island landlord-tenant law FAQ
38 answers to common Rhode Island landlord questions. Every answer is a verified fact with its official source and last-checked date.
How much can a landlord charge for a security deposit in Rhode Island?
No more than one month's periodic rent.
Verified Source: R.I. Gen. Laws § 34-18-19(a) · last checked 2026-10-15 · Full security deposit limit page
How long does a landlord have to return a security deposit in Rhode Island?
Within 20 days after the tenancy ends, possession is delivered, or the tenant gives a forwarding address, whichever is later.
Verified Source: R.I. Gen. Laws § 34-18-19(b) · last checked 2026-10-15 · Full deposit return deadline page
How much notice does a landlord have to give before entering a rental in Rhode Island?
At least 2 days' notice except in an emergency or where impracticable; entry only at reasonable times.
Verified Source: R.I. Gen. Laws § 34-18-26(c) · last checked 2026-10-15 · Full notice to enter page
How much notice does a landlord need to give to raise the rent in Rhode Island?
At least 60 days' written notice before a rent increase; at least 120 days for month-to-month tenants over age 62.
Verified Source: R.I. Gen. Laws § 34-18-16.1 · last checked 2026-10-15 · Full rent increase notice page
Can a landlord charge a late fee in Rhode Island, and how much?
Rhode Island's landlord-tenant law (R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act), read in full on 2026-10-15) sets no late-fee cap; the lease terms control.
Verified Source: R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act) · last checked 2026-10-15 · Full late fees page
What notice does a landlord have to give before evicting for unpaid rent in Rhode Island?
Once rent is 15 days in arrears, the landlord must mail a written demand; if the tenant does not pay within 5 days of mailing, the landlord may file for eviction.
Verified Source: R.I. Gen. Laws § 34-18-35 · last checked 2026-10-15 · Full eviction notice (nonpayment) page
How much notice is needed to end a month-to-month tenancy in Rhode Island?
Either party may end a month-to-month tenancy with written notice (in the statutory form) delivered at least 30 days before the termination date (10 days for week-to-week; 3 months for year-to-year).
Verified Source: R.I. Gen. Laws § 34-18-37 · last checked 2026-10-15 · Full ending a month-to-month tenancy page
Does a landlord have to pay interest on a security deposit in Rhode Island?
Rhode Island's landlord-tenant law (R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act), read in full on 2026-10-15) sets no requirement to pay interest on security deposits; the lease terms control.
Verified Source: R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act) · last checked 2026-10-15 · Full interest on deposits page
Is a move-in or move-out inspection checklist required in Rhode Island?
Rhode Island's landlord-tenant law (R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act), read in full on 2026-10-15) sets no move-in or move-out inspection or checklist requirement; the lease terms control.
Verified Source: R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act) · last checked 2026-10-15 · Full move-in/move-out checklist page
Is landlord retaliation illegal in Rhode Island?
Yes. A landlord may not raise rent, cut services, or bring or threaten an eviction because the tenant complained to a code agency or to the landlord, joined a tenants' union, or used other lawful remedies. A complaint within 6 months before the landlord's act creates a presumption of retaliation.
Verified Source: R.I. Gen. Laws § 34-18-46 · last checked 2026-10-15 · Full retaliation protections page
Can a landlord change the locks or shut off utilities in Rhode Island?
Banned. A landlord may not take possession by self-help, including willfully interrupting heat, water, hot water, electricity, gas or other essential services, except after abandonment or surrender. An unlawfully excluded tenant may recover possession or terminate, plus up to 3 months' rent or triple damages and attorney's fees.
Verified Source: R.I. Gen. Laws §§ 34-18-44, 34-18-34 · last checked 2026-10-15 · Full lockouts and utility shutoffs page
What can a tenant do if the landlord won't make repairs in Rhode Island?
For certain code and maintenance failures costing under $500 a year to fix, after written notice and 20 days without compliance (or promptly in an emergency), the tenant may have skilled, code-compliant repairs done and deduct the cost from rent with an itemized statement.
Verified Source: R.I. Gen. Laws § 34-18-30 · last checked 2026-10-15 · Full repairs and habitability remedies page
What disclosures must a landlord give tenants in Rhode Island?
At or before the start of the tenancy, the landlord must disclose in writing the name, address and number of the manager and owner (or owner's agent). The lease must list fees beyond rent next to the rent, state which utilities are included, and state any renters-insurance requirement (in writing if there is no lease).
Verified Source: R.I. Gen. Laws §§ 34-18-20, 34-18-15(a) · last checked 2026-10-15 · Full required lease disclosures page
What can a landlord do with property a tenant leaves behind in Rhode Island?
Per the RI Landlord Tenant Handbook (Sept. 2024): after an eviction execution, the landlord must have the tenant's remaining property moved to storage at the landlord's expense, and the tenant must repay moving and storage costs to get it back. A unit is abandoned if the tenant left without notice, rent is more than 15 days unpaid, and substantially all possessions are gone. The landlord may then reclaim the unit if the tenant does not reply within 7 days to a letter sent to the last known address.
Verified Source: RI Landlord Tenant Handbook (Sept. 2024) · last checked 2026-10-15 · Full abandoned property page
Can a tenant break a lease early for domestic violence or military service in Rhode Island?
Servicemembers may end a lease if they enter military service after signing, or receive permanent-change-of-station or deployment orders of 90+ days, by giving written notice and a copy of the orders. For monthly rent, termination takes effect 30 days after the next rent due date. Tenants 65+ may end a lease to enter assisted living or a nursing facility.
Verified Source: R.I. Gen. Laws § 34-18-15(e)–(f) · last checked 2026-10-15 · Full early termination (dv/military) page
Is there a grace period before a late fee can be charged in Rhode Island?
Rhode Island's landlord-tenant law (R.I. Gen. Laws ch. 34-18 (Residential Landlord and Tenant Act), read in full on 2026-10-15) sets no grace period before a late fee; the lease terms control.
Verified Source: R.I. Gen. Laws ch. 34-18 · last checked 2026-10-15 · Full late fee grace period page
How much can a landlord charge for a rental application fee in Rhode Island?
Rental application fees are banned; a landlord may still require a state criminal background check or credit check, subject to limits.
Verified Source: R.I. Gen. Laws § 34-18-59 · last checked 2026-10-15 · Full application fees & screening page
Can a landlord refuse Section 8 or other source of income in Rhode Island?
Landlords may not discriminate based on lawful source of income, including by inquiring about it.
Verified Source: R.I. Gen. Laws § 34-37-4 · last checked 2026-10-15 · Full source of income discrimination page
Can a tenant fix something and deduct it from rent in Rhode Island?
For listed repair duties costing less than $500 per year in total, the tenant may give written notice; if the landlord doesn't fix it within 20 days (or show good-faith efforts), the tenant may have it repaired to code and deduct the cost after giving an itemized statement.
Verified Source: R.I. Gen. Laws § 34-18-30 · last checked 2026-10-15 · Full repair and deduct page
What happens if a tenant stays after the lease ends in Rhode Island?
The landlord may file an eviction the day after the lease ends or a periodic tenancy is terminated. For a willful, bad-faith holdover, the landlord may also recover the greater of up to 3 months' rent or three times actual damages, plus attorney fees.
Verified Source: R.I. Gen. Laws § 34-18-38 · last checked 2026-10-15 · Full holdover tenants page
How does the eviction court process work in Rhode Island?
In a holdover eviction, filed on the court's 'Reason Other Than Nonpayment' complaint form, the summons gives the tenant 20 days from service to file an answer or be defaulted. The hearing is then scheduled under the court's rules.
Verified Source: R.I. Gen. Laws § 34-18-38(a)-(b) · last checked 2026-10-15 · Full eviction court process & timeline page
What happens to the lease when a tenant dies in Rhode Island?
If a tenant dies with no other signer living in the unit, a live-in caregiver or another adult resident may continue the lease for a post-death grace period of 3 months or the rest of the term, whichever is shorter. That person pays the rent and takes on the tenant's duties, and the deceased's unpaid rent stays with the estate.
Verified Source: R.I. Gen. Laws § 34-18-38(d) · last checked 2026-10-15 · Full death of a tenant page
Can a tenant sublet an apartment in Rhode Island?
A search of the full text of R.I. Gen. Laws ch. 34-18 found no provision on subletting or assignment, so the lease terms control.
Verified Source: R.I. Gen. Laws ch. 34-18 (searched in full) · last checked 2026-10-15 · Full subletting & assignment page
Can a tenant withhold rent for repairs in Rhode Island?
In an eviction for nonpayment, the tenant may counterclaim for amounts owed under the lease or the Act, and the court may order the tenant to pay into court all or part of the rent accrued and accruing. If no rent remains due after offsetting, judgment for possession goes to the tenant. There's no stand-alone rent withholding procedure.
Verified Source: R.I. Gen. Laws § 34-18-32 · last checked 2026-10-15 · Full rent withholding / escrow page
Do landlords need a rental license or registration in Rhode Island?
All landlords must register with the Rhode Island Department of Health: landlord name, address, email and phone, any property manager or agent, and information identifying each unit. Landlords of pre-1978 units that aren't exempt from the lead hazard law must also file a lead certificate of conformance (or proof of exemption) for each unit.
Verified Source: R.I. Gen. Laws § 34-18-58 · last checked 2026-10-15 · Full rental licensing / registration page
What is the eviction record sealing rule in Rhode Island?
Eviction case records may be sealed on motion filed at least 30 days after the appeal period ends. The court must seal if the case was dismissed, resolved by a stipulation that was fully met, any money judgment was paid in full, or the case was dismissed for lack of prosecution after 5 years. Each party may ask only once every 5 years. In effect since Jan 1, 2024.
Verified Source: R.I. Gen. Laws § 34-18-60 · last checked 2026-10-15 · Full eviction record sealing page
What is the rent receipts, payment methods & cash rule in Rhode Island?
Landlords may not charge a convenience fee on a tenant's rent payment, unless the landlord also accepts a way to pay rent that carries no convenience fee. In effect since Jan 1, 2025.
Verified Source: R.I. Gen. Laws § 34-18-61 · last checked 2026-10-15 · Full rent receipts, payment methods & cash page
What is the deposit bank holding / separate account rule in Rhode Island?
A search of the full text of the Rhode Island Residential Landlord and Tenant Act (ch. 34-18, all 68 sections) found no requirement to keep security deposits in a separate or trust account. Deposit rules are in § 34-18-19.
Verified Source: R.I. Gen. Laws ch. 34-18 (searched in full); § 34-18-19 · last checked 2026-10-15 · Full deposit bank holding / separate account page
Does a landlord have to give notice before not renewing a lease in Rhode Island?
A search of the full text of the Rhode Island Residential Landlord and Tenant Act (ch. 34-18) found no required notice before a fixed-term lease ends. Periodic tenancies need written notice: 10 days for week-to-week, 30 days for month-to-month, 3 months for year-to-year.
Verified Source: R.I. Gen. Laws ch. 34-18 (searched in full); § 34-18-37 · last checked 2026-10-15 · Full lease renewal / non-renewal notice page
What is the eviction notices for other grounds (lease violation, no-fault) rule in Rhode Island?
For a material lease violation or a health-and-safety violation of tenant duties, the landlord must mail a written demand notice listing the breach and what is needed to fix it, stating the lease ends on a date at least 21 days after mailing unless the breach is remedied within 20 days. The eviction case can't be filed before the day after that termination date.
Verified Source: R.I. Gen. Laws § 34-18-36 · last checked 2026-10-15 · Full eviction notices for other grounds (lease violation, no-fault) page
What is the right to cure / redeem rule in Rhode Island?
If the tenant adequately fixes a lease violation before the date in the 20-day demand notice, the lease does not end. This cure right doesn't apply to violations of § 34-18-24(8), (9) or (10).
Verified Source: R.I. Gen. Laws § 34-18-36(b) · last checked 2026-10-15 · Full right to cure / redeem page
What is the pet deposits/fees & service/esa animals rule in Rhode Island?
A search of the full text of R.I. Gen. Laws ch. 34-18 found no separate rule on pet deposits or pet fees, so any pet deposit falls under the general security-deposit rules in that law. Assistance-animal rules are in fair-housing law, which this site has not reviewed for this topic.
Verified Source: R.I. Gen. Laws ch. 34-18 (searched in full) · last checked 2026-10-15 · Full pet deposits/fees & service/esa animals page
What is the condo conversion protections rule in Rhode Island?
Residential tenants of a conversion building must get notice and the public offering statement at least 120 days before they must vacate, and rent may not be increased during the notice period.
Verified Source: R.I. Gen. Laws § 34-36.1-4.12 · last checked 2026-10-15 · Full condo conversion protections page
What is the scra / military lease termination rule in Rhode Island?
A servicemember's residential lease may be ended if they enter military service after signing, or get PCS or deployment orders of at least 90 days, by giving written notice and a copy of the orders. Code text: "servicemember’s dependents may be unilaterally terminated if."
Verified Source: R.I. Gen. Laws § 34-18-15 · last checked 2026-10-16 · Full scra / military lease termination page
What is the military lease termination (federal scra, all states) rule in Rhode Island?
Federal law that applies in every state: under the Servicemembers Civil Relief Act, a tenant may end a residential lease after entering military service, or after getting permanent-change-of-station orders or deployment orders of at least 90 days, by delivering written notice and a copy of the orders to the landlord. For a lease with monthly rent, termination takes effect 30 days after the next rent due date following delivery of the notice. Any state-specific rule on this page also applies. Code text: "The lessee on a lease described in subsection (b) may, at the lessee's option, terminate the lease at any time after."
Verified Source: 50 U.S.C. § 3955 (federal Servicemembers Civil Relief Act) · last checked 2026-10-16 · Full military lease termination (federal scra, all states) page
Can the city inspect my rental property in Rhode Island?
Rhode Island housing code officers may adopt systematic inspection plans for dwelling units and may enter and inspect dwellings on weekdays between 8:00 a.m. and 5:00 p.m. to check compliance, after a complaint, or when they have reason to believe a violation exists. Statute text: "The enforcing officer is authorized to enter and inspect between the hours of eight o’clock (8:00) a.m. and five o’clock (5:00) p.m. all dwellings, dwelling units, rooming houses, rooming units, dormitory rooms, and structures subject to this chapter, for the purpose of determining whether there is compliance with its provisions." (R.I. Gen. Laws § 45-24.3-14; § 45-24.3-15).
Verified Source: R.I. Gen. Laws § 45-24.3-14; § 45-24.3-15 · last checked 2026-10-16 · Full rental inspections page
What is the rental / transient occupancy tax rule in Rhode Island?
Rhode Island sales tax applies to hotel, rooming-house and tourist-camp rentals for the first 30 consecutive days of each rental, at 7% (the post-July 1, 1990 rate in the statute). Written leases of 12 months or more for those living quarters are excluded. Statute text: "A tax is imposed upon sales at retail in this state, including charges for rentals of living quarters in hotels as defined in § 42-63.1-2, rooming houses, or tourist camps, at the ..." (R.I. Gen. Laws § 44-18-18).
Verified Source: R.I. Gen. Laws § 44-18-18 · last checked 2026-10-16 · Full rental / transient occupancy tax page
What is the property manager licensing rule in Rhode Island?
Rhode Island treats for-fee renting and leasing of real estate as real-estate brokerage. Owners and lessors (and their regular employees) managing their own property are exempt from the broker license. Statute text: "For a fee, commission, or other valuable consideration, or with the intention or expectation of receiving or collecting a fee, commission, or other valuable consideration, lists, sells, purchases, exchanges, rents, leases, prepares an opinion of value, or auctions any real estate" (R.I. Gen. Laws § 5-20.5-1(5); exemption § 5-20.5-2).
Verified Source: R.I. Gen. Laws §§ 5-20.5-1, 5-20.5-2 · last checked 2026-10-16 · Full property manager licensing page
Rhode Island cities with their own rules
- Newport landlord rules
- North Kingstown landlord rules
- Pawtucket landlord rules
- Providence landlord rules
- Warren landlord rules
All Rhode Island landlord-tenant law
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