Lease Agreement Requirements by State

A plain-language reference comparing security-deposit limits, return deadlines, late-fee rules, and required disclosures across all 50 states. Data version: 2026.

General reference only · not legal advice

Most U.S. states set their own landlord-tenant rules, and the differences show up most around the security deposit: how much a landlord may collect, how fast it must be returned, and what must be disclosed. The summaries below are compiled from public statutes as a general reference. They are not legal advice and may be out of date — verify against the current statute or a licensed attorney in the relevant state before acting. Last data update: 2026-01.

How states handle deposit limits

A. States with no statutory deposit cap

Most states — including Texas, Florida, Illinois, Georgia, and Washington — set no dollar limit on the deposit a landlord may require. The lease controls the amount, and the law focuses instead on the return deadline and the duty to provide an itemized list of any deductions. In these states, a tenant's best protection is a signed move-in checklist and dated photos, because the refund clock still runs from move-out (commonly 14–45 days depending on the state).

B. States with a statutory deposit cap

A smaller group caps the deposit by formula, and the cap often protects specific renters:

Massachusetts — no more than one month's rent, held in a separate interest-bearing account.
New York (non-rent-regulated) — no more than one month's rent.
Michigan — no more than 1.5 months' rent.
New Jersey — 1.5 months' rent for leases longer than one year, with interest requirements.
California — two months' rent (unfurnished) or three months (furnished).
Connecticut, Maryland, Pennsylvania — two months' rent, but generally only for tenants aged 62+ or with a disability.
Nevada — three months' rent for buildings with three or more units.

C. Short vs. long return deadlines

The return clock is where states vary most sharply. Short-deadline states (14 days) include Alaska, Arizona, Hawaii, Nebraska, South Dakota, and Vermont. At the other end, long-deadline states (45 days) include Indiana, Mississippi, Oklahoma, Virginia, and West Virginia. Most others sit in the 20–35 day band. A late return can trigger penalties in several states (for example, Arizona and Indiana allow double damages for bad-faith holds), so the deadline matters as much as the cap.

D. States that require interest on deposits

Connecticut, Maryland, Massachusetts, New Hampshire (above $100), and New Jersey require landlords to pay interest on held deposits, typically at a state-set rate. These rules reward tenants who keep a record of what was paid and when, because the interest is owed regardless of whether the deposit is eventually returned in full.

All 50 states at a glance

Select any state to jump to its notes. Each card shows the deposit rule, return deadline, late-fee rule, required disclosures, and the underlying statute. Use the generator to fold these into a lease PDF.

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State-specific FAQ

Lease agreement Texas — is there a deposit cap?

No. Texas imposes no statutory cap on security deposits. The landlord must return it within 30 days with an itemized list of deductions. Tenants get a 30-day window to object in writing. Generate a Texas-aware lease →

Lease agreement California — how much can be collected?

California limits deposits to two months' rent for an unfurnished unit and three months for a furnished one. The landlord must return it within 21 days with an itemized deduction list, and a Megan's Law registry disclosure applies if the unit is within a quarter mile.

Lease agreement Florida — what is the return deadline?

Florida has no statutory cap. If no claim is made the deposit is returned within 15 days; if a claim is made, the landlord must send a certified notice and the timeline extends to 30 days. Hurricane and flood clauses are common in coastal leases.

Lease agreement New York — what is the deposit limit?

For non-rent-regulated units, New York caps the deposit at one month's rent. It must be returned within 14 days with an itemized list, and landlords must provide a bedbug history notice.

Lease agreement Massachusetts — why the separate account?

Massachusetts caps the deposit at one month's rent and requires it to be held in a separate interest-bearing account in the tenant's name, with a signed statement of condition. Interest is paid at the state rate.

Not legal advice. State statutory summaries are a general reference compiled from public statutes and may be out of date. Verify against the current statute or a licensed attorney in the relevant state before relying on them. Last data update: 2026-01.