Room Rental Agreement example
A completed month-to-month room rental agreement for a furnished bedroom at $850 per month.
This Room Rental Agreement (the "Agreement") is made between Karen Mitchell (the "Landlord") and Jordan Hayes (the "Tenant") for the rental of a room at 2715 SE Ash Street, Portland, OR 97214 (the "Property").
1. Room and shared areas. The Landlord rents to the Tenant the furnished upstairs bedroom at the back of the house. The Tenant may also use the following shared areas in common with other occupants: kitchen, living room, laundry room and backyard. The Tenant may not use other parts of the Property without permission.
2. Term. The Tenant will move in on November 1, 2026. The tenancy continues from month to month. Either party may end this Agreement by giving the other at least 30 days' written notice, or any longer period required by law.
3. Rent. The Tenant will pay rent of $850.00 per month, due on the 1st day of each month, by bank transfer to the Landlord's account.
4. Late payment. If rent is not received within 5 days after the due date, the Tenant will pay a late fee of $35.00. Late fees will not exceed the amount permitted by applicable law.
5. Security deposit. The Tenant will pay a security deposit of $850.00 before moving in. The Landlord will return the deposit, minus any lawful deductions for unpaid rent or damage beyond normal wear and tear, within the time required by law.
6. Utilities. Water, trash, electricity, gas and Wi-Fi are included in the rent.
7. House rules. The Tenant agrees to follow these house rules, which apply to everyone living in the Property:
- Quiet hours from 10 p.m. to 7 a.m.
- Overnight guests for no more than 3 nights in a row, with notice.
- No smoking or vaping inside the house.
- Clean the kitchen after each use; shared areas are cleaned in rotation on Sundays.
- One street parking space; the driveway is reserved for the Landlord.
8. Pets. No pets are allowed without the Landlord's prior written consent.
9. Care of the room. The Tenant will keep the room and shared areas clean, will not make alterations without the Landlord's consent and will pay for damage caused by the Tenant or the Tenant's guests, other than normal wear and tear.
10. Entry. The Landlord will give the Tenant reasonable advance notice before entering the room, except in an emergency, and will follow any notice rules set by law.
11. Subletting. The Tenant may not sublet the room or assign this Agreement without the Landlord's written consent.
12. Entire agreement. This Agreement is the complete agreement between the parties. Any change must be in writing and signed by both. If any part is found unenforceable, the rest remains in effect.
13. Governing law. This Agreement is governed by the laws of the State of Oregon.
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How to write a room rental agreement
A room rental agreement works best when it answers the questions roommates usually argue about later: what is rented, what it costs, who pays the bills and how either side can leave. Follow these steps; the generator above asks for each item in order.
- Name the landlord and the tenant. Use full legal names. If you rent from a tenant rather than the owner, make sure the main lease allows subletting before you sign.
- Describe the room and the shared spaces. Say which bedroom is rented, whether it is furnished, and which common areas the tenant can use, such as the kitchen, laundry and parking.
- Set the term and notice. Choose month-to-month or a fixed end date, and how many days' written notice either side must give to end the arrangement.
- Fix the rent, deposit and bills. Enter the monthly rent, the due date, how it is paid, the security deposit and which utilities are included or shared.
- List the house rules. Write the few rules that matter most in your home: quiet hours, guests, smoking, pets, cleaning and parking.
- Sign, inspect and keep copies. Both parties sign and keep a copy. Walk through the room together on move-in day and take dated photos of its condition.
What to include in a room rental agreement
A room rental agreement should name the landlord and tenant, identify the room and the shared areas, state the start date and term, the monthly rent and due date, the security deposit, the utilities included, the house rules and the notice needed to move out. Both parties sign it and keep a copy.
Our free template covers each of these points and produces a clean PDF to print or a Word file you can edit. The simple version fits the essentials on one page, which suits a basic printable agreement between a homeowner and a lodger.
Room rental agreement vs. lease
A standard residential lease usually covers a whole home or apartment, gives the tenant exclusive possession and often runs for a fixed year. A room rental agreement covers one room inside a home where the owner or other occupants also live, so it adds what a lease rarely needs: shared spaces, house rules and how bills are split.
| Room rental agreement | Lease | |
|---|---|---|
| What is rented | One bedroom plus shared areas | An entire unit |
| Typical term | Month-to-month | Fixed term, often 12 months |
| House rules | Central to the agreement | Usually limited to building rules |
| Utilities | Often included or split | Often paid by the tenant |
Each clause explained
- Room and shared areas
- Defines exactly what the tenant may use, which prevents disputes about the garage, the basement or a second bathroom.
- Term and notice
- Sets how long the arrangement lasts and how much written notice ends it. Local rules may require a minimum period.
- Rent and late payment
- The amount, the due day and the payment method, plus an optional late fee after a grace period.
- Security deposit
- The amount held against unpaid rent or damage. Many states cap deposits and set deadlines for returning them.
- Utilities
- Which bills are included in the rent and how any others are shared.
- House rules and pets
- The day-to-day expectations everyone in the home agrees to follow.
- Entry, care and subletting
- Covers notice before entering the room, responsibility for damage and whether the tenant may bring in someone else.
Frequently asked questions
Is a room rental agreement legally binding?
A signed room rental agreement is generally a contract between the homeowner and the tenant, and courts can enforce clear terms. Landlord-tenant law still applies on top of it, and some rules cannot be waived by contract. Because those rules differ by state and city, have an attorney review the agreement if much is at stake.
Can I rent a room in my house without a lease?
Many homeowners rent rooms on a verbal or month-to-month basis, but an unwritten arrangement leaves rent, deposits, bills and house rules open to dispute. A short written agreement records what both people accepted. Local rules on registration, permits or occupancy may also apply, so check with your city or county.
How much notice is needed to end a room rental?
It depends on the agreement and on state and local law. Month-to-month arrangements commonly use a notice period such as 30 days, but some states and cities require longer periods or special rules for lodgers. Check your state housing agency or a local tenant resource before you set or give notice.
How much security deposit can I charge for a room?
There is no single national rule. Many states limit the size of a security deposit, require it to be returned within a set number of days and require an itemized list of deductions. Look up your state's landlord-tenant rules on its official .gov site or ask an attorney before choosing an amount.
Is this room rental agreement template really free?
Yes. You fill in the form, check the live preview and download the agreement as a PDF or Word document at no cost, without an account and without a watermark. The document is built in your browser, so the names, addresses and amounts you type are never sent to our servers.