Free Room Rental Agreement Form

You don’t legally need a room rental agreement form in most cases, but it’s a smart idea to have one. A written agreement gives both sides something to fall back on. Without one, handling unpaid rent, sudden move-outs, or damage can be quite challenging.

That said, laws surrounding room rentals vary depending on where you live. Some states limit security deposits, require written leases for longer stays, or set rules for how much notice you need to give. Before writing your agreement, take a moment to check your state’s guidelines in the chart below.

Shared living works best when everyone knows the ground rules. Here’s how to write a room rental agreement form that sets clear terms and keeps everyone on the same page.

1. Start With a Template

Use Legal Templates’ free room rental agreement, available in Word or PDF. It’s easy to edit and covers all the basics. Fill it out, print it, and get it signed to keep things clear from the start.

2. List the Property and Room Info

Along with the property’s full address, describe the specific room being rented, such as the upstairs bedroom or the basement suite. This is especially important if the home has multiple tenants.

3. Add Names and Contacts

List everyone involved in the room rental agreement. Include the full name of the landlord or main tenant offering the room and the full name of the person renting it.

If the space will be shared, include contact details for both parties to keep communication open and avoid confusion about shared spaces, house rules, or payments.

4. Set Boundaries for Shared Living

Define which parts of the property the tenant can use. This usually includes shared spaces like the kitchen, bathroom, and laundry room. If any areas are off limits, such as a private office or storage room, be sure to mention them.

5. Explain How Utilities Are Shared

List which utilities are included in the rent, such as Wi-Fi, water, or electricity, and which ones are not. If some bills are separate, explain how they will be handled. In many shared homes, one person pays the bill and the others reimburse their share via bank transfer, payment apps, or another agreed-upon method. Make it clear:

• Who is responsible for paying each bill
• How others will contribute, such as with a flat monthly fee or by dividing actual usage

In shared homes, clear utility terms help avoid late payments, misunderstandings, and tension between roommates.

6. Set House Rules

Some landlords set house rules upfront. Others let tenants sort them out together. Either way, having them written down keeps the peace. You might include:

• How many overnight guests each person can have each month
• Whether parties need approval or aren’t allowed at all
• Quiet hours, especially for early mornings or late nights
• Shower schedules if there’s only one bathroom
• Kitchen rules, like labeling food
• Pet access to shared spaces, if pets are allowed
• Where people can smoke (usually outdoors only)
• Alcohol rules in common areas

Setting clear boundaries in your room-for-rent agreement can help reduce friction between roommates.

7. Outline Chores and Maintenance Roles

Some landlords also outline cleaning responsibilities in a room rental agreement form. If you decide to include them, be clear about:

• Which areas tenants must keep clean, like the kitchen, bathroom, or hallway
• If there’s a cleaning schedule, rotating chores, or each person handles their own mess

While it’s not always easy to stay on top of a cleaning routine, it’s better to set expectations from the start. And while you’re at it, clarify who handles repairs. In most cases, the landlord deals with major issues, but tenants are expected to fix what they break.

Room Rental Contract Sample​

Take a look at the room rental contract sample below. When you’re ready, you can customize and download the full free room rental agreement template​ in PDF or Word format.

This is a document preview. Your customized version will be created after you answer a few quick questions.

State of __________

ROOM RENTAL AGREEMENT

This Room Rental Agreement (this “Agreement”) is made as of _____ day of _______________,

20_____, by and between the principal tenant, ________________________ ("Principal Tenant"), and

Tenant(s) listed below. This agreement defines the relationship between the Principal Tenant and

Tenant(s) (collectively, the “Parties”) in sharing the premises located at (the “Premises”):

Street Address: ________________________________________

City: _________________ State: _________________ Zip: __________

Term of Lease – From: _______________, 20_____ To: (Check one) ☐ _______________, 20_____

☐ continues on a month-to-month basis

Name of tenant

Monthly rent

amount

Security deposit

amount

Description of the room they

occupy

_____________________

$____________

$____________

_____________________________

_____________________

$____________

$____________

_____________________________

_____________________

$____________

$____________

_____________________________

_____________________

$____________

$____________

_____________________________

_____________________

$____________

$____________

_____________________________

_____________________

$____________

$____________

_____________________________

Security Deposit: The total security deposit under the Lease is $__________. Each Tenant is

responsible for his or her share of the security deposit as described above, and will receive his or her

share of the security deposit minus any amount applied by the Landlord after the termination of the

Lease.

Utilities: The rent: (Check one)

☐

Does NOT include any utilities.

☐ Includes ___________________________________________________________________ [Utilites]

as part of each payment. The utilities not included in the rent will be shared by the Parties according to

t

he following arrangement:

 Electricity - Name on Bill: ________________________

Payment M

ethod: (Check one) ☐ Evenly split ☐ Rotating

 Water - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

 Gas - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

 Heat - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

 Garbage - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

0.00

 Internet - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

 Phone - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

 Cable - Name on Bill: ________________________

Payment Method: (Check one) ☐ Evenly split ☐ Rotating

Parking:

 The Tenants are entitled to park their vehicles on the Premises per the following instructions:

 Tenant: _________________; Vehicle: _________________; Parking Spot: ________________

 Tenant: _________________; Vehicle: _________________; Parking Spot: ________________

 Tenant: _________________; Vehicle: _________________; Parking Spot: ________________

 Tenant: _________________; Vehicle: _________________; Parking Spot: ________________

 Tenant: _________________; Vehicle: _________________; Parking Spot: ________________

Legal Considerations:

 Will the Tenants purchase Renters Insurance: ☐ Yes ☐ No

 Insurance Company: ________________________

 Signer: ________________________

 Signer: ________________________

 Signer: ________________________

 Signer: ________________________

 Signer: ________________________

 Monthly Rate: $__________ per month

 Damages: Each Tenant is responsible for any damage to the Premises caused by him or her

including his or her guests. If there is damage that cannot be reasonably traced back to a

particular Party, the cost of the damage will be shared equally by all the Parties.

 Early Termination: A Tenant may terminate this Agreement before the end of the lease term if

he or she gives __________ months notice and assists in finding a replacement Tenant.

 Shared Costs: The Parties will evenly split all costs for items used by all the Parties and placed

in common areas, unless otherwise agreed upon.

 Shared Property: All shared property will be paid for evenly, unless otherwise agreed upon. At

the end of the lease term or when the Parties terminate this Agreement, shared property will be

split between the Parties, or a Party may purchase shared property from the other Parties.

Behavioral Stipulations:

 Pets: Can pets be kept at the Premises: ☐ Yes ☐ No

 It is the duty of the owner to care and provide for the pet. The owners and pets are as follows:

 Pet Name: ___________________; Type: _______________; Owner: ___________________

 Pet Name: ___________________; Type: _______________; Owner: ___________________

 Pet Name: ___________________; Type: _______________; Owner: ___________________

 Chores / Household Duties: Chores and duties will be discussed on a (Check one) ☐ weekly

☐ monthly basis, and individual responsibilities will be agreed upon at those times. Each Party

must complete his or her chores to the full extent in a timely fashion.

 Cleanliness Expectations: Each Party will keep his or her bedroom and bathroom, as well as

the Common Area, including the grounds and all appliances, fixtures and furnishings, in clean,

sanitary and good condition and repair. Each Party will maintain the cleanliness and neatness of

the Common Area and share in the responsibility of cleaning the Common Area.

 Overnight Guests: Guests are allowed: (Check one) ☐ Yes ☐ No ☐ Only if previously

discussed

 Noise Level / Quiet Hours: The Parties are expected to keep noise down to a reasonable level

during the day. Between _____:_____ AM/PM to _____:_____ AM/PM, noise should be kept to a

minimum.

 Parties / Entertaining: Each Party may have up to __________ friends over at a time. Any more

than this amount should be discussed with all the Parties at least __________ day(s) prior. Large

gatherings and parties must be agreed upon by all the Parties and planned at least __________

day(s) prior.

 Smoking and Alcohol Use: The Parties are: (Check one)

☐ NOT allowed to smoke on the property

☐ Allowed to smoke in the following areas: __________________________________________

D

rinking alcohol is: (Check one)

☐ NOT allowed on the property

☐ Allowed (between _____:_____ AM/PM to _____:_____ AM/PM)

The Parties are responsible for maintaining reasonable standards of behavior and level of noise.

Additional Terms:

 Severability: If any provision of this Agreement is held to be invalid or unenforceable in whole or

in part, the remaining provisions shall not be affected and shall continue to be valid

and

enf

orceable as though the invalid or unenforceable parts had not been included in this

Agreement.

 Governing Law: The terms of this Agreement shall be governed by and construed in accordance

with the laws of the State of _________________, not including its conflicts of law provisions.

 Entire Agreement: This Agreement contains the entire understanding between the Parties and

s

upersedes and cancels all prior agreements of the parties, whether oral or written, with respect

to such subject matter.

 Amendments: This Agreement may be amended or modified only by a written agreement signed

by

all Parties.

Principal Tenant Full Name

Principal Tenant Signature

Date

Tenant Full Name

Tenant Signature

Date

Tenant Full Name

Tenant Signature

Date

Tenant Full Name

Tenant Signature

Date

Tenant Full Name

Tenant Signature

Date

Tenant Full Name

Tenant Signature

Date