RESIDENTIAL LEASE AGREEMENT

(State of Alabama)

[// GUIDANCE: This template is drafted to comply with the Alabama Uniform Residential Landlord and Tenant Act (“URLTA”) and incorporates the metadata provided. Bracketed terms must be customized. All statutory references are intentionally generic to avoid citation errors; cite specific code sections during final attorney review.]

TABLE OF CONTENTS

1. Definitions
2. Lease of Premises & Term
3. Rent; Additional Charges
4. Security Deposit
5. Possession & Condition of Premises
6. Use of Premises; Occupancy Limits
7. Maintenance, Repairs & Habitability
8. Utilities & Services
9. Landlord’s Access
10. Alterations & Improvements
11. Insurance Requirements
12. Indemnification & Liability Limitation
13. Assignment & Subleasing
14. Rules & Regulations
15. Default; Notice & Cure
16. Landlord’s Remedies
17. Tenant’s Remedies
18. Entry, Holdover & Abandonment
19. Casualty & Condemnation
20. Force Majeure
21. Governing Law; Forum; Jury Trial
22. Miscellaneous Provisions
23. Signatures & Acknowledgments

1. DEFINITIONS

For purposes of this Lease, the capitalized terms below have the meanings indicated. Terms defined in the singular include the plural and vice-versa.

“Abandonment” – Vacating the Premises without notice while rent or other obligations remain outstanding and the Premises appear unoccupied.

“Additional Rent” – Any sum other than Base Rent payable by Tenant under this Lease, including but not limited to late charges, utilities, and repair costs.

“Base Rent” – The recurring monthly rental payment set forth in Section 3.1.

“Commencement Date” – [COMMENCEMENT DATE].

“Landlord” – [LANDLORD LEGAL NAME], its successors and assigns.

“Lease Term” – The period beginning on the Commencement Date and ending on the Expiration Date, as stated in Section 2.2.

“Premises” – The residential dwelling located at [PREMISES ADDRESS], together with all appurtenant areas exclusively reserved for Tenant’s use.

“Security Deposit” – The amount described in Section 4.1.

“Tenant” – [TENANT LEGAL NAME], and all permitted occupants listed in Section 6.2.

2. LEASE OF PREMISES & TERM

2.1 Grant. Landlord hereby leases the Premises to Tenant, and Tenant leases the same from Landlord, subject to the terms of this Lease.

2.2 Term. The Lease Term shall commence on the Commencement Date and terminate at 11:59 p.m. on [EXPIRATION DATE] (the “Expiration Date”), unless sooner terminated in accordance with this Lease or applicable law.

2.3 Option to Renew (If Elected). [// GUIDANCE: Delete if not applicable.]
Tenant may renew the Lease Term for one (1) additional period of [RENEWAL PERIOD] by delivering written notice to Landlord at least sixty (60) days before the Expiration Date. All terms herein shall continue during the renewal term except Base Rent, which shall increase to [RENEWAL RENT].

3. RENT; ADDITIONAL CHARGES

3.1 Base Rent. Tenant shall pay Landlord Base Rent of $[MONTHLY RENT] per month, due in advance on or before the first (1st) calendar day of each month.

3.2 Method of Payment. Payments shall be made by [acceptable forms: e.g., personal check, certified funds, electronic transfer] to [PAYEE NAME AND ADDRESS] or as otherwise directed in writing by Landlord.

3.3 Late Charge. If any Rent remains unpaid after the close of business on the [GRACE PERIOD] day following the due date, Tenant shall pay a late charge of $[LATE FEE] plus interest at [INTEREST RATE]% per annum on the overdue amount until paid.

3.4 Returned Payment Fee. Tenant shall pay $[NSF FEE] for each dishonored payment, together with any bank charges incurred by Landlord.

3.5 Additional Rent. All sums payable by Tenant other than Base Rent shall be deemed “Additional Rent,” collectible as rent and subject to the same remedies.

4. SECURITY DEPOSIT

4.1 Amount; Payment. Upon execution of this Lease, Tenant shall deposit with Landlord the Security Deposit in the amount of $[SECURITY DEPOSIT AMOUNT], not to exceed one (1) month’s rent as required under Alabama law, plus any lawful additional deposits (e.g., for pets).

4.2 Use; Non-Application to Rent. The Security Deposit secures Tenant’s performance of all obligations hereunder and shall not be applied by Tenant toward the final month’s rent without Landlord’s written consent.

4.3 Return. Within the statutory period after termination of occupancy and delivery of possession, Landlord shall return the unused balance of the Security Deposit, with an itemized statement of deductions, to Tenant’s last known address.

[// GUIDANCE: Alabama law presently requires return within sixty (60) days; verify prior to execution.]

5. POSSESSION & CONDITION OF PREMISES

5.1 Delivery. Landlord shall deliver possession of the Premises to Tenant on the Commencement Date in a safe, sanitary, and habitable condition, in compliance with all applicable building, housing, and health codes.

5.2 Inspection. Tenant acknowledges receipt of a move-in inspection form. Tenant shall complete and return the form within [NUMBER] days after occupancy, noting defects or damages. Failure to timely return shall be conclusive evidence that the Premises were in good order and repair.

6. USE OF PREMISES; OCCUPANCY LIMITS

6.1 Residential Use Only. The Premises shall be used solely for private residential purposes and for no commercial or unlawful purpose.

6.2 Occupants. Only the following individuals may occupy the Premises without Landlord’s written consent: [LIST OF OCCUPANTS]. Any additional occupant for more than [GUEST LIMIT] consecutive nights constitutes a default.

6.3 Pets. [Select one:]
(a) No pets of any kind are permitted. —OR— (b) Pets are permitted subject to a non-refundable pet fee of $[PET FEE] and compliance with Landlord’s pet rules.

7. MAINTENANCE, REPAIRS & HABITABILITY

7.1 Landlord Obligations. Landlord shall:
(a) Comply with applicable housing and health codes;
(b) Maintain structural components and systems in good repair;
(c) Provide operable facilities for heat, water, electricity, and plumbing;
(d) Keep common areas clean and safe.

7.2 Tenant Obligations. Tenant shall:
(a) Keep the Premises clean and sanitary;
(b) Promptly notify Landlord of needed repairs;
(c) Use fixtures and appliances in a reasonable manner;
(d) Not deliberately or negligently damage the Premises;
(e) Be responsible for repairs caused by Tenant, occupants, or guests.

7.3 Failure to Maintain. Failure of Landlord to fulfill obligations after reasonable notice and opportunity to cure grants Tenant the rights and remedies under Alabama law, including potential termination under Section 17.

8. UTILITIES & SERVICES

8.1 Tenant-Paid Utilities. Tenant shall timely pay for electricity, [OTHER], and all other utilities not expressly assumed by Landlord.

8.2 Landlord-Paid Utilities. Landlord shall provide [LIST, e.g., water, sewer, garbage] as part of Base Rent.

8.3 Interruption. Temporary interruption of utilities beyond Landlord’s control shall not constitute a constructive eviction or entitle Tenant to damages, except as otherwise provided by law.

9. LANDLORD’S ACCESS

9.1 Notice; Timing. Landlord may enter the Premises upon at least two-day prior notice, or such shorter period as permitted by law, to inspect, make repairs, supply services, or show the Premises to prospective purchasers or tenants.

9.2 Emergency. In emergencies threatening life or property, Landlord may enter without notice.

9.3 Refusal. Tenant’s unreasonable refusal of lawful entry constitutes a default.

10. ALTERATIONS & IMPROVEMENTS

Tenant shall make no structural alterations without Landlord’s prior written consent. All permitted improvements shall become Landlord’s property upon installation unless otherwise agreed in writing.

11. INSURANCE REQUIREMENTS

11.1 Tenant Insurance. Tenant shall maintain renter’s insurance, including liability coverage of not less than $[LIMIT] per occurrence, naming Landlord as an additional insured.

11.2 Landlord Insurance. Landlord shall maintain property insurance on the building. Landlord is not responsible for Tenant’s personal property.

12. INDEMNIFICATION & LIABILITY LIMITATION

12.1 Tenant Indemnity. To the fullest extent allowed by law, Tenant shall indemnify, defend, and hold harmless Landlord and its agents from and against all claims, losses, or liabilities arising out of:
(a) Tenant’s use or occupancy of the Premises;
(b) Violation of this Lease by Tenant or its invitees;
(c) Negligent or intentional misconduct of Tenant or its invitees.

12.2 Limitation of Liability. Landlord’s aggregate liability to Tenant for any and all claims shall not exceed the amount of the Security Deposit actually held by Landlord; provided, this limitation does not apply to damages caused by Landlord’s willful misconduct or gross negligence.

13. ASSIGNMENT & SUBLEASING

Tenant shall not assign this Lease or sublet all or any part of the Premises without Landlord’s prior written consent, which may be withheld in Landlord’s sole discretion. Any unauthorized transfer is void and constitutes a default.

14. RULES & REGULATIONS

Tenant shall comply with Landlord’s reasonable rules, a current copy of which is attached as Exhibit A and incorporated herein. Landlord may amend rules on thirty (30) days’ written notice if reasonably necessary for the safety, care, or welfare of the Premises.

15. DEFAULT; NOTICE & CURE

15.1 Tenant Default. Each of the following constitutes a default:
(a) Failure to pay Rent within seven (7) days after due;
(b) Material non-compliance with Section 6 or 7 persisting fourteen (14) days after written notice;
(c) Abandonment of the Premises;
(d) Bankruptcy or insolvency of Tenant;
(e) Any other act defined as default under applicable law.

15.2 Landlord Default. Landlord’s failure to comply with Section 7.1 within fourteen (14) days after Tenant’s written notice constitutes a default.

15.3 Notices. All default notices shall be in writing and delivered in accordance with Section 22.4.

16. LANDLORD’S REMEDIES

Upon Tenant default, Landlord may, subject to statutory notice requirements:
(a) Terminate this Lease;
(b) Demand immediate possession and file an action for eviction in the state housing court;
(c) Recover unpaid Rent, late fees, and Additional Rent;
(d) Apply the Security Deposit toward amounts owed;
(e) Seek injunctive relief including but not limited to writs of possession;
(f) Recover reasonable attorney fees and court costs, if permitted by law and awarded.

17. TENANT’S REMEDIES

If Landlord defaults and fails to cure within the statutory period, Tenant may:
(a) Terminate this Lease by written notice;
(b) Seek damages as permitted by law;
(c) Exercise any other rights available under the URLTA.

18. ENTRY, HOLDOVER & ABANDONMENT

18.1 Surrender. Tenant shall surrender the Premises in broom-clean condition, ordinary wear and tear excepted, by the Expiration Date or earlier termination.

18.2 Holdover. If Tenant holds over without Landlord’s consent, Tenant becomes a tenant at sufferance owing double the Base Rent and remains subject to all terms herein until possession is surrendered.

18.3 Abandonment. Upon Abandonment, Landlord may retake possession, relet, and recover damages as allowed by law.

19. CASUALTY & CONDEMNATION

19.1 Casualty. If the Premises are substantially damaged by fire or other casualty not caused by Tenant, either party may terminate this Lease by written notice within thirty (30) days after the event. Rent shall abate from the date the Premises become uninhabitable.

19.2 Condemnation. In the event of a taking of all or a material portion of the Premises by eminent domain, this Lease shall terminate on the date of possession by the condemning authority, and Rent shall be apportioned accordingly.

20. FORCE MAJEURE

Neither party shall be liable for delay or failure in performance caused by events beyond its reasonable control, including acts of God, war, terrorism, government action, or natural disaster; provided, this Section does not excuse Tenant’s obligation to pay Rent except to the extent the Premises are rendered uninhabitable.

21. GOVERNING LAW; FORUM; JURY TRIAL

21.1 Governing Law. This Lease is governed by the laws of the State of Alabama and the URLTA, without regard to its conflict-of-law rules.

21.2 Forum Selection. The parties consent to exclusive jurisdiction and venue in the [COUNTY] Housing Court of Alabama for all actions arising hereunder.

21.3 Jury Trial. Nothing herein shall constitute a waiver of the constitutional right to a jury trial; any such waiver must be separately executed to be effective.

21.4 Injunctive Relief. Landlord may seek equitable relief, including eviction and writs of possession, in addition to monetary damages.

22. MISCELLANEOUS PROVISIONS

22.1 Amendments. No amendment or modification is valid unless in writing signed by both parties.

22.2 Severability. If any provision is held invalid, the remainder of this Lease shall remain in full force, and the invalid provision shall be reformed to the minimum extent necessary to render it enforceable.

22.3 Entire Agreement. This Lease, including all exhibits and addenda, constitutes the entire agreement and supersedes all prior negotiations.

22.4 Notices. Notices must be in writing and delivered (a) personally, (b) by certified mail return receipt requested, (c) by nationally recognized overnight courier, or (d) by email with confirmation, to the addresses below or as updated by notice. Notice is effective upon receipt or refusal.

22.5 Successors & Assigns. This Lease binds and benefits the parties and their legal successors and permitted assigns.

22.6 Counterparts; Electronic Signatures. This Lease may be executed in counterparts, each of which is an original. Signatures transmitted electronically or by facsimile are binding.

23. SIGNATURES & ACKNOWLEDGMENTS

IN WITNESS WHEREOF, the parties have executed this Residential Lease Agreement as of the Effective Date.

[// GUIDANCE: Alabama does not mandate notarization of residential leases under one year; obtain notarization if required by local recording custom or if Lease exceeds one year.]

LANDLORD’S CONTACT INFORMATION

Address: [LANDLORD ADDRESS]
Phone: [LANDLORD PHONE]
Email: [LANDLORD EMAIL]

TENANT’S FORWARDING ADDRESS (for Security Deposit Return)

Address: [FORWARDING ADDRESS]

EXHIBIT A

Rules & Regulations

1. Quiet Hours: 10 p.m.–7 a.m.
2. Trash Disposal: Place refuse in designated containers only.
3. Parking: One vehicle per Tenant; no inoperable vehicles.
4. No smoking in common areas or within 25 feet of entrances.
5. Other: [ADD RULES AS REQUIRED].

[End of Lease]