Month to month lease agreement

This article is general information, not legal advice. Landlord and tenant law varies by state and province, including notice periods and required disclosures, so check your local rules or a qualified professional before you sign.

What a month to month lease is

A month to month lease is a rental agreement that automatically renews at the end of each month until either the landlord or the tenant ends it. Unlike a fixed-term lease that runs for a set period such as one year, a month to month arrangement continues indefinitely, one month at a time. The rent, rules, and responsibilities usually stay the same each month, but either side can make changes or end the tenancy with the required notice.

This kind of lease suits people who want flexibility. A tenant who is not sure how long they will stay, or a landlord who may want the unit back, can both benefit from an agreement that does not tie them down for a full year. The trade-off is less certainty, since either side can end it or change the terms sooner than with a fixed lease.

How a month to month lease works

The mechanics are simple. Rent is due on the same day each month, the tenant lives in the property under the agreed rules, and the lease renews on its own when a new month begins. To make a change, such as raising the rent or updating a rule, the landlord gives the tenant advance written notice as required by local law. To end the tenancy, either side gives written notice, commonly 30 days, though the exact period depends on where the property is and how long the tenant has lived there.

Because it renews automatically, no one has to sign a new lease each month. The original agreement keeps running until someone changes or ends it the right way.

Month to month vs a fixed-term lease

The main difference is length and flexibility. A fixed-term lease locks both sides in for a set period, usually a year, with the rent and terms held steady for that whole time. Neither side can easily end it early without a penalty or a specific legal reason. A month to month lease renews monthly, so either side can end it or change the terms with notice. Fixed leases give stability, which many landlords and long-term tenants prefer. Month to month gives freedom, which suits short stays, uncertain plans, or a landlord who wants the option to reclaim the unit. Some tenants start with a fixed lease that rolls into a month to month arrangement once the original term ends. Our lease agreement template guide covers the fixed-term version.

What to include in a month to month lease

A clear agreement prevents disputes. Include each of these:

• The parties. The full names of the landlord and every adult tenant.
• The property. The full address and unit number of the rental.
• The term. A statement that the tenancy is month to month and renews each month.
• Rent. The monthly amount, the day it is due, and how it is paid.
• Late fees. Any charge for rent paid after a grace period, where local law allows it.
• Security deposit. The amount held and the conditions for its return.
• Notice to end or change. The written notice each side must give, following local law.
• Utilities and services. Who pays for electricity, water, internet, and other services.
• Rules. Policies on pets, smoking, guests, and maintenance.
• Signatures. A dated signature from the landlord and each tenant.

Free month to month lease template

Copy the template below, or open it in the fill tool and type your details onto the page. Every blank line is a field you complete.

MONTH TO MONTH RENTAL AGREEMENT

Date: ____________________

LANDLORD: _______________________________________
TENANT(S): ______________________________________

PROPERTY
  Address: ____________________________________
  Unit: ____________

1. TERM
   This is a month to month tenancy beginning on ______________.
   It renews each month until ended by either party with proper notice.

2. RENT
   Monthly rent: $ ____________ due on the ______ day of each month.
   Paid by: ____________________ (method).
   Late fee after ______ days: $ ____________ (where allowed by law).

3. SECURITY DEPOSIT
   Amount: $ ____________, returned per local law after move-out, less
   any lawful deductions.

4. NOTICE
   Either party may end this tenancy with ______ days written notice,
   or the minimum required by local law, whichever is longer. The
   landlord will give the required notice before changing rent or terms.

5. UTILITIES
   Tenant pays: ____________________________________
   Landlord pays: __________________________________

6. RULES
   Pets: ____________  Smoking: ____________  Guests: ____________
   Maintenance requests go to: ____________________

7. GOVERNING LAW
   This agreement follows the laws of ____________________.

SIGNATURES

Landlord: __________________   Date: ____________
Tenant: ____________________   Date: ____________

How to fill out a month to month lease step by step

1. Open the template in the fill tool. Load it into the fill a PDF tool, or start from a form in the templates library so the labels are in place.
2. Name the parties and property. Type the landlord and tenant names and the full property address, including the unit.
3. State the term. Confirm the tenancy is month to month and fill in the start date.
4. Set the rent. Enter the monthly amount, the due day, the payment method, and any late fee your local law allows.
5. Add the deposit. Record the security deposit amount and note that it is returned according to local law after move-out.
6. Fill in the notice period. Enter the written notice each side must give, using at least the minimum your local law requires.
7. Cover utilities and rules. Say who pays which utilities and set clear policies on pets, smoking, and guests.
8. Sign and date. The landlord and each tenant sign. Add signatures with the sign a PDF tool, then download a clean copy for each side.

Notice periods and ending the tenancy

Ending a month to month lease requires proper written notice, and the required amount of time is set by local law rather than by preference. Thirty days is common, but some places require more, especially for tenants who have lived in a unit for a long time, and some require a specific reason to end a tenancy at all. The notice usually has to be in writing and delivered a set number of days before the next rent due date. If you are the tenant giving notice, put it in writing and keep a copy. If you are the landlord, follow your local rules exactly, since an improper notice can be invalid. When a landlord needs to end a tenancy that a tenant will not leave, the process moves to a formal step covered in our eviction notice template guide.

Raising rent on a month to month lease

One advantage of a month to month arrangement for landlords is the ability to change rent with notice, rather than waiting for a fixed lease to end. But this is one of the most regulated parts of renting. Many places require advance written notice before a rent increase, cap how often or how much rent can rise, or both, and some cities have rent control rules that limit increases further. Before raising rent, a landlord should confirm the notice period and any limits that apply locally, put the increase in writing, and give the tenant the full required notice. A tenant who receives an increase they believe is improper can check their local tenant rules or a housing authority.

Screening tenants first

Before you sign anyone to a month to month lease, it helps to screen applicants the same way you would for a fixed lease. A rental application collects the details you need to check references and confirm the tenant can pay, and it starts the relationship on a clear footing. Our rental application form guide covers what to ask. Once a tenant is approved, the month to month agreement sets the ongoing terms.

Fill out and store your lease online

You do not have to handwrite a lease or wrestle with a word processor. Open our fill a PDF tool, add the month to month template, type your details into the right spots, and download a clean PDF for both sides to sign. Because everything runs in your browser, a lease with private financial details stays on your own device rather than being uploaded to a server. Add signatures with the sign a PDF tool, and browse the templates library for the rental application, receipts, and notices that go with managing a tenancy.