How to Read a Lease Without Getting Wrecked

A lease is a contract. That means once you sign it, whatever's in it is what you're bound to — not what the leasing agent verbally promised. Before you initial the last page, scan for these nine things.

1. The lease term and renewal terms.

Is it a fixed 12-month lease? Month-to-month after that? Does it auto-renew at a higher rate unless you give 60 days' notice? The answer is usually buried on page one.

2. Early termination fee.

Life happens. If you have to break the lease at month 7, does it cost you two months' rent? Three? Or the full remaining term? Know before you're desperate.

3. Who pays for what.

Water, trash, sewer, pest control, snow removal, HVAC filters, landscaping — every one of these is negotiable, and every landlord has a different default. Circle everything and confirm in writing.

4. Maintenance response window.

Look for language like '48 hours for non-emergency repairs.' Without it, you have no leverage when the dishwasher dies for three weeks.

5. Security deposit return timeline.

Most states require the landlord to return your deposit within a specific window (often 21 to 30 days) with an itemized list of any deductions. Know the law in your state.

6. Painting, hanging things, and 'wear and tear.'

Some leases charge you $75 per nail hole. Read the clause. Photograph every wall the day you move in — timestamped.

7. Guests and subletting.

Can your partner stay over five nights a week without being on the lease? Can you sublet on Airbnb? Some leases forbid both.

8. Late fees and grace periods.

Is there a five-day grace period? A flat late fee or a percentage? Compounding daily? This turns a bad month into a catastrophic month if you're not paying attention.

9. What triggers eviction.

One late payment? A noise complaint? An unauthorized pet? The specific triggers matter. In many states, the landlord has to give written notice and a cure period before eviction — but only if you know what to demand.