RESIDENTIAL LEASE AGREEMENT

(State of Iowa – Uniform Residential Landlord and Tenant Law)

[// GUIDANCE: This template is drafted for residential tenancies governed by Iowa Code ch. 562A (“URLTA”). Consult local counsel before finalizing.]

TABLE OF CONTENTS

I. Document Header
II. Definitions
III. Operative Provisions
IV. Representations & Warranties
V. Covenants & Restrictions
VI. Default & Remedies
VII. Risk Allocation
VIII. Dispute Resolution
IX. General Provisions
X. Execution Block

I. DOCUMENT HEADER

1. Parties. This Residential Lease Agreement (“Agreement”) is entered into as of [EFFECTIVE DATE] (the “Effective Date”) by and between [PLACEHOLDER: LANDLORD LEGAL NAME], a [ENTITY TYPE] (“Landlord”), and [PLACEHOLDER: TENANT LEGAL NAME] (“Tenant,” and together with Landlord, the “Parties,” and each, a “Party”).

2. Premises. Landlord hereby leases to Tenant the residential real property located at [STREET ADDRESS, CITY, IA ZIP], together with all improvements therein (the “Premises”).

3. Consideration & Recitals.
   a. Landlord is the fee simple owner (or authorized agent) of the Premises.
   b. Tenant desires to lease the Premises for residential purposes only, and Landlord is willing to lease the Premises to Tenant, all on the terms and conditions set forth herein.

4. Governing Law & Jurisdiction. This Agreement shall be governed by the Iowa Uniform Residential Landlord and Tenant Law, Iowa Code ch. 562A, and other Applicable Law (as defined below).

II. DEFINITIONS

For purposes of this Agreement, the following terms have the meanings indicated:

“Applicable Law” means all federal, state, and local statutes, regulations, ordinances, and case law governing residential tenancies in Iowa, including without limitation Iowa Code chs. 562A (URLTA) & 648.

“Business Day” means any day other than a Saturday, Sunday, or state-recognized legal holiday in Iowa.

“Default Rate” means the lesser of (i) 18% per annum or (ii) the maximum rate permitted under Applicable Law.

“Lease Term” has the meaning set forth in Section III-1.

“Rent” has the meaning set forth in Section III-2.

“Security Deposit” has the meaning set forth in Section III-3 and is governed by Iowa Code § 562A.12.

“State Housing Court” means the Iowa district court sitting in [COUNTY] for forcible entry and detainer matters pursuant to Iowa Code ch. 648.

Any capitalized term not defined herein shall have the meaning ascribed in the body of this Agreement.

III. OPERATIVE PROVISIONS

1. Lease Term.
   a. Commencement. The term of this Lease (the “Lease Term”) shall commence at 12:01 a.m. on [COMMENCEMENT DATE].
   b. Expiration. Unless earlier terminated pursuant to this Agreement, the Lease Term shall expire at 11:59 p.m. on [EXPIRATION DATE].
   c. Renewal. [CHECK ONE] ☐ Automatic month-to-month renewal ☐ Fixed-term with no automatic renewal ☐ Other: [SPECIFY].

2. Rent.
   a. Amount. Tenant shall pay Landlord base rent in the amount of $[AMOUNT] per month (“Rent”).
   b. Due Date. Rent is due on or before the [DAY] day of each calendar month, without notice, demand, deduction, or set-off.
   c. Method of Payment. [e.g., ACH, check, online portal].
   d. Late Charge. If any Rent is not received by Landlord by 5:00 p.m. on the [__] day after the due date, Tenant shall pay a late charge of $[FLAT AMOUNT] or [__]% of the overdue amount, whichever is greater, plus interest at the Default Rate.

3. Security Deposit.
   a. Amount & Receipt. Upon execution, Tenant shall deposit with Landlord the sum of $[AMOUNT NOT TO EXCEED TWO MONTHS’ RENT] as a security deposit (the “Security Deposit”) pursuant to Iowa Code § 562A.12.
   b. Segregation & Interest. Landlord shall hold the Security Deposit in a federally insured account and shall pay any statutorily mandated interest to Tenant.
   c. Return. Within 30 days after Tenant surrenders possession, Landlord shall return the Security Deposit, less any lawful deductions, together with an itemized statement of deductions as required by Iowa Code § 562A.12(3).

4. Utilities & Services. Tenant shall be responsible for payment of [LIST UTILITIES], and Landlord shall provide [LIST LANDLORD-SUPPLIED SERVICES].

5. Use & Occupancy. The Premises shall be used solely as a private residence for no more than [#__] occupants and for no unlawful or commercial purpose.

6. Condition of Premises. Tenant acknowledges receipt of the Premises in [CHECK ONE] ☐ good order and repair ☐ other: [DESCRIBE] and that Landlord has complied with Iowa Code § 562A.15.

7. Maintenance & Repairs.
   a. Landlord Obligations. Landlord shall at all times comply with Iowa Code § 562A.15, including maintaining the Premises “fit for human habitation.”
   b. Tenant Obligations. Tenant shall (i) keep the Premises clean and safe; (ii) dispose of rubbish; (iii) keep plumbing fixtures clean; and (iv) use all facilities in a reasonable manner, all as required by Iowa Code § 562A.17.

8. Entry by Landlord. Landlord may enter the Premises upon at least 24-hours’ notice (unless impracticable or in an emergency) for inspections, repairs, or to show the Premises, pursuant to Iowa Code § 562A.19.

IV. REPRESENTATIONS & WARRANTIES

1. Authority & Title. Landlord represents that it holds good and marketable title (or a valid agency relationship) to the Premises and has full authority to enter into this Agreement.

2. Habitability. Landlord warrants that, on the Commencement Date and throughout the Lease Term, the Premises shall comply with the habitability standards of Iowa Code § 562A.15.

3. Environmental. Landlord has no actual knowledge of hazardous substances on the Premises in violation of Applicable Law.

4. Survival. The representations and warranties in this Section IV shall survive delivery of possession and expiration or earlier termination of the Lease Term to the extent required by Applicable Law.

V. COVENANTS & RESTRICTIONS

1. Affirmative Covenants of Tenant. Tenant shall:
   a. Pay Rent and other charges as and when due;
   b. Maintain renter’s insurance in coverage amounts of at least $[AMOUNT] per occurrence for liability and $[AMOUNT] for personal property;
   c. Promptly notify Landlord of any condition requiring repair; and
   d. Comply with all house rules attached as Exhibit A (if any).

2. Negative Covenants of Tenant. Tenant shall not:
   a. Assign or sublet without Landlord’s prior written consent;
   b. Alter or improve the Premises without Landlord’s written consent;
   c. Permit any nuisance or unlawful activity;
   d. Keep pets except as permitted in writing by Landlord or as required by law for service animals.

3. Landlord Covenants. Landlord shall:
   a. Deliver possession on the Commencement Date;
   b. Maintain common areas in a clean and safe condition;
   c. Provide and maintain essential services (e.g., heat, hot water) as required by Iowa Code § 562A.15.

4. Notice & Cure. Except as otherwise stated herein or as required by Iowa Code § 562A.27, the non-breaching Party shall give the breaching Party written notice specifying the breach and providing [__] days to cure before exercising remedies.

VI. DEFAULT & REMEDIES

1. Events of Default. The following constitute “Events of Default”:
   a. Failure to pay Rent or any other monetary obligation when due;
   b. Material violation of any covenant, rule, or regulation;
   c. Abandonment of the Premises;
   d. Misrepresentation in any application or statement to Landlord.

2. Remedies. Upon an Event of Default and after any applicable notice and cure period, Landlord may, in addition to all other rights:
   a. Terminate this Agreement;
   b. Seek possession through forcible entry and detainer action pursuant to Iowa Code ch. 648 (eviction);
   c. Recover unpaid Rent, late charges, interest, and reasonable attorneys’ fees; and
   d. Apply the Security Deposit toward amounts due.

3. Graduated Remedies. Landlord may first pursue non-judicial remedies (e.g., notice to cure), then judicial remedies, escalating as necessary.

4. Mitigation. Landlord shall take reasonable steps to mitigate damages as required by Iowa Code § 562A.32.

VII. RISK ALLOCATION

1. Indemnification by Tenant. Tenant shall indemnify, defend, and hold harmless Landlord and its agents from and against any and all claims, damages, liabilities, and expenses (including reasonable attorneys’ fees) arising out of (i) Tenant’s use or occupancy of the Premises, (ii) the acts or omissions of Tenant or Tenant’s invitees, or (iii) Tenant’s breach of this Agreement, except to the extent caused by the gross negligence or willful misconduct of Landlord.

2. Limitation of Liability. Notwithstanding anything to the contrary, Landlord’s aggregate liability to Tenant for monetary claims shall not exceed the amount of the Security Deposit actually held by Landlord at the time of the claim, except for damages arising from Landlord’s gross negligence or willful misconduct or as otherwise non-waivable under Applicable Law.

3. Insurance. Tenant shall provide Landlord with a certificate of renter’s insurance within [__] days of the Commencement Date and, thereafter, upon request.

4. Force Majeure. Neither Party shall be liable for failure to perform caused by events beyond its reasonable control, including acts of God, war, terrorism, pandemics, or governmental orders; provided, however, Tenant’s obligation to pay Rent is not excused except to the extent expressly mandated by Applicable Law.

VIII. DISPUTE RESOLUTION

1. Governing Law. This Agreement shall be construed in accordance with, and all disputes shall be governed by, Iowa Code ch. 562A and other Applicable Law.

2. Forum Selection. Each Party irrevocably submits to the exclusive jurisdiction of the Iowa State Housing Court (district court) for all actions relating to this Agreement or the tenancy.

3. Arbitration. The Parties expressly agree that arbitration is excluded.

4. Jury Trial. Nothing herein shall be construed as a waiver of either Party’s constitutional right to a jury trial where such right exists.

5. Equitable Relief. Landlord retains all rights to seek immediate injunctive or equitable relief, including but not limited to eviction or restraining orders, as permitted by Iowa Code ch. 648 or other Applicable Law.

IX. GENERAL PROVISIONS

1. Amendments & Waivers. No amendment or waiver of any provision shall be effective unless in writing and signed by both Parties. No waiver shall be deemed a continuing waiver.

2. Assignment. Tenant may not assign this Agreement or sublet the Premises without Landlord’s prior written consent, which Landlord may withhold in its reasonable discretion.

3. Successors & Assigns. This Agreement binds and benefits the Parties and their respective heirs, successors, and permitted assigns.

4. Severability. If any provision is held invalid or unenforceable, the remaining provisions shall remain in full force and effect, and the invalid provision shall be reformed to the minimum extent necessary to comply with Applicable Law.

5. Entire Agreement. This Agreement, together with any exhibits and addenda, constitutes the entire understanding of the Parties and supersedes all prior agreements, written or oral, with respect to the Premises.

6. Counterparts; Electronic Signatures. This Agreement may be executed in counterparts, each of which is deemed an original, and all of which together constitute one instrument. Signatures delivered electronically or by facsimile shall be deemed original.

X. EXECUTION BLOCK

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

LANDLORD:

[PLACEHOLDER: Landlord Legal Name]
By: _____
Name: ___
Title/Capacity: __
Date: ________

TENANT:

[PLACEHOLDER: Tenant Legal Name]
Date: ________

[OPTIONAL NOTARIZATION – consult counsel; Iowa law does not require notarization for residential leases under one year.]

EXHIBIT A – HOUSE RULES

[Attach or insert any property-specific rules.]

[// GUIDANCE:
1. Attach all statutorily required disclosures (e.g., Lead-Based Paint for pre-1978 housing, mold, radon, etc.).
2. Verify compliance with local rental-inspection or registration ordinances.
3. Replace bracketed placeholders and optional provisions per property-specific needs.
4. Provide Tenant with move-in inspection checklist to document condition, as recommended for dispute prevention.
]