10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: Security deposit may not exceed one month's periodic rent (statutory exception allows a separate furniture deposit up to one month's rent where the unit is furnished with over $5,000 of furniture — not re-verified this session). (R.I. Gen. Laws § 34-18-19(a), confirmed 2026-10). Returning the deposit: Within 20 days after the later of termination of the tenancy, delivery of possession, or the tenant's providing a forwarding address, deliver an itemized written notice of deductions together with the balance due. Failure exposes the landlord to the amount due plus damages equal to twice the amount wrongfully withheld, plus reasonable attorney fees. (R.I. Gen. Laws § 34-18-19(b)-(c), confirmed 2026-10).
How Rhode Island treats the landlord's core obligations
Late fees: No statewide statutory cap on late fees and no statutory late-fee grace period. Any fee beyond rent (including a late fee) must be disclosed in the lease in the same section as the rent (or in a written list if there is no written lease); undisclosed fees are recoverable by the tenant. Note: the 15-day figure in § 34-18-35 is the earliest point for a nonpayment demand notice, not a late-fee grace period. (R.I. Gen. Laws § 34-18-15(a)(1), (a)(5), confirmed 2026-10). Application fees: Rental application fees are prohibited (effective Jan 1, 2024). A landlord may require an official state criminal background check and/or credit report; if the applicant supplies one issued within 90 days, no fee may be charged; otherwise the landlord may charge no more than the actual cost of obtaining it and must give the applicant a copy. (R.I. Gen. Laws § 34-18-59, confirmed 2026-10).
Nonpayment notice: Rent must be due and in arrears for 15 days before the landlord may mail the statutory written demand notice; the tenant then has 5 days from the date of mailing to pay. An eviction complaint may be filed no earlier than the 6th day after mailing, and the tenant may cure by tendering full rent before suit is commenced (effectively 20+ days after the due date before filing). (R.I. Gen. Laws § 34-18-35, confirmed 2026-10). Rent increases: Written notice at least 60 days before the effective date of any rent increase on a residential tenancy; at least 120 days' notice for month-to-month tenants over age 62. (Independent-living, assisted-living and congregate-care facilities excluded.) No statewide rent cap. (R.I. Gen. Laws § 34-18-16.1(a)-(b), confirmed 2026-10). Ending a month-to-month tenancy: Month-to-month (or any periodic tenancy longer than a month but less than a year): written notice in a form substantially similar to § 34-18-56(c), delivered at least 30 days before the termination date. Week-to-week: 10 days. Year-to-year: three months before the end of the occupation year. (R.I. Gen. Laws § 34-18-37(b), confirmed 2026-10). Entry: At least two days' notice of intent to enter, and entry only at reasonable times, except in an emergency or when notice is impracticable. Landlord may enter without consent in an emergency or after a tenant's absence exceeding seven days when reasonably necessary. (R.I. Gen. Laws § 34-18-26(c), confirmed 2026-10).
Rhode Island has no statewide rent regulation on file, so any cap on increases would come from a local ordinance. Source-of-income protection is on file statewide, so voucher and benefit income must be treated like any other lawful income in screening and advertising. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What Rhode Island allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
Security deposit may not exceed one month's periodic rent (statutory exception allows a separate furniture deposit up to one month's rent where the unit is furnished with over $5,000 of furniture — not re-verified this session).
“A landlord may not demand or receive a security deposit, however denominated, in an amount or value in excess of one month's periodic rent.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “1× monthly rent”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-10
Within 20 days after the later of termination of the tenancy, delivery of possession, or the tenant's providing a forwarding address, deliver an itemized written notice of deductions together with the balance due. Failure exposes the landlord to the amount due plus damages equal to twice the amount wrongfully withheld, plus reasonable attorney fees.
“within twenty (20) days after the later of either termination of the tenancy, delivery of possession, or the tenant's providing the landlord with a forwarding address for the purpose of receiving the security deposit.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “20 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
Section 34-18-19 neither authorizes nor prohibits a separate pet deposit; any pet deposit counts toward the one-month cap ('security deposit, however denominated ... in excess of one month's periodic rent'). The only expressly permitted additional deposit is a furniture security deposit for furnished apartments (§ 34-18-19(e)-(f)).
“A landlord may not demand or receive a security deposit, however denominated, in an amount or value in excess of one month's periodic rent.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “Permitted”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Rhode Island lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
No statewide statutory cap on late fees and no statutory late-fee grace period. Any fee beyond rent (including a late fee) must be disclosed in the lease in the same section as the rent (or in a written list if there is no written lease); undisclosed fees are recoverable by the tenant. Note: the 15-day figure in § 34-18-35 is the earliest point for a nonpayment demand notice, not a late-fee grace period.
“If there are fees beyond the rent that apply to the rental of a unit, the lease shall disclose those fees in the same section as the rent disclosure and shall indicate that additional fees may apply.”
Excerpt from the cited source as read on the date shown.
§ 34-18-61 (eff. 2025) bars payment-method 'convenience fees' unless a no-fee method is offered.
Reference value in Aptoria's compliance data: “No statewide cap (reasonableness standard); 15 days grace”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
Rental application fees are prohibited (effective Jan 1, 2024). A landlord may require an official state criminal background check and/or credit report; if the applicant supplies one issued within 90 days, no fee may be charged; otherwise the landlord may charge no more than the actual cost of obtaining it and must give the applicant a copy.
“shall not be allowed to require or demand any prospective tenant to pay for a rental application fee.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(d) No statewide rent-increase cap and no statute either prohibiting or authorizing local rent control. The only statewide rent-increase rule is notice: 60 days' written notice before an increase, 120 days for month-to-month tenants over age 62 (§ 34-18-16.1). Bills to authorize rent control (e.g., 2025 H 5954, Providence) were introduced but enactment was not verified.
“notice of the increase shall be given in writing to any tenant by a landlord at least sixty (60) days prior to the effective date of the increase.”
Excerpt from the cited source as read on the date shown.
28, 2025; referred to committee); no enacted chapter was located.
Reference value in Aptoria's compliance data: “No statewide rent regulation (check local ordinances)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Rhode Island requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
Written notice at least 60 days before the effective date of any rent increase on a residential tenancy; at least 120 days' notice for month-to-month tenants over age 62. (Independent-living, assisted-living and congregate-care facilities excluded.) No statewide rent cap.
“notice of the increase shall be given in writing to any tenant by a landlord at least sixty (60) days prior to the effective date of the increase.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
Month-to-month (or any periodic tenancy longer than a month but less than a year): written notice in a form substantially similar to § 34-18-56(c), delivered at least 30 days before the termination date. Week-to-week: 10 days. Year-to-year: three months before the end of the occupation year.
“The landlord or the tenant may terminate a month-to-month tenancy or any periodic tenancy for more than a month or less than a year by a written notice, in a form substantially similar to that provided in § 34-18-56(c), delivered to the other at least thirty (30) days before the date specified in the notice.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “30 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
Rent must be due and in arrears for 15 days before the landlord may mail the statutory written demand notice; the tenant then has 5 days from the date of mailing to pay. An eviction complaint may be filed no earlier than the 6th day after mailing, and the tenant may cure by tendering full rent before suit is commenced (effectively 20+ days after the due date before filing).
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “5 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Rhode Island landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
At least two days' notice of intent to enter, and entry only at reasonable times, except in an emergency or when notice is impracticable. Landlord may enter without consent in an emergency or after a tenant's absence exceeding seven days when reasonably necessary.
“the landlord shall give the tenant at least two (2) days' notice of his or her intent to enter”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “48 hours”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
Protected statewide
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Rhode Island next to its neighbors
Own units on both sides of a state line? These are the reference values for every bordering jurisdiction. Open a state to see which values carry a citation.
No statewide cap (reasonableness standard); 15 days grace
No statewide cap (reasonableness standard); 9 days grace
No statewide cap (reasonableness standard); 30 days grace
Rent-increase notice
30 days
30 days
30 days
Non-emergency entry notice
48 hours
24 hours
Reasonable notice
Pay-or-quit notice
5 days
3 days
14 days
Source-of-income protection
Protected statewide
Protected statewide
Protected statewide
Card surcharges on rent
Allowed within card-network limits
Card surcharges banned
Card surcharges banned
Lease disclosures on file
Federal and state disclosures Aptoria's lease workflow surfaces for Rhode Island. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
• Lead Hazard Mitigation certificate (pre-1978)
Official sources
Primary sources a Rhode Island landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Rhode Island?
Security deposit may not exceed one month's periodic rent (statutory exception allows a separate furniture deposit up to one month's rent where the unit is furnished with over $5,000 of furniture — not re-verified this session). (R.I. Gen. Laws § 34-18-19(a), confirmed 2026-10).
How long does a Rhode Island landlord have to return the security deposit?
Within 20 days after the later of termination of the tenancy, delivery of possession, or the tenant's providing a forwarding address, deliver an itemized written notice of deductions together with the balance due. Failure exposes the landlord to the amount due plus damages equal to twice the amount wrongfully withheld, plus reasonable attorney fees. (R.I. Gen. Laws § 34-18-19(b)-(c), confirmed 2026-10).
What is the maximum late fee in Rhode Island?
No statewide statutory cap on late fees and no statutory late-fee grace period. Any fee beyond rent (including a late fee) must be disclosed in the lease in the same section as the rent (or in a written list if there is no written lease); undisclosed fees are recoverable by the tenant. Note: the 15-day figure in § 34-18-35 is the earliest point for a nonpayment demand notice, not a late-fee grace period. (R.I. Gen. Laws § 34-18-15(a)(1), (a)(5), confirmed 2026-10).
How many days does a Rhode Island pay-or-quit notice give the tenant?
Rent must be due and in arrears for 15 days before the landlord may mail the statutory written demand notice; the tenant then has 5 days from the date of mailing to pay. An eviction complaint may be filed no earlier than the 6th day after mailing, and the tenant may cure by tendering full rent before suit is commenced (effectively 20+ days after the due date before filing). (R.I. Gen. Laws § 34-18-35, confirmed 2026-10).
How much notice must a Rhode Island landlord give before entering?
At least two days' notice of intent to enter, and entry only at reasonable times, except in an emergency or when notice is impracticable. Landlord may enter without consent in an emergency or after a tenant's absence exceeding seven days when reasonably necessary. (R.I. Gen. Laws § 34-18-26(c), confirmed 2026-10).
How much notice is required to raise rent in Rhode Island?
Written notice at least 60 days before the effective date of any rent increase on a residential tenancy; at least 120 days' notice for month-to-month tenants over age 62. (Independent-living, assisted-living and congregate-care facilities excluded.) No statewide rent cap. (R.I. Gen. Laws § 34-18-16.1(a)-(b), confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Rhode Island?
Month-to-month (or any periodic tenancy longer than a month but less than a year): written notice in a form substantially similar to § 34-18-56(c), delivered at least 30 days before the termination date. Week-to-week: 10 days. Year-to-year: three months before the end of the occupation year. (R.I. Gen. Laws § 34-18-37(b), confirmed 2026-10).
Does Rhode Island have statewide rent control?
No statewide rent regulation is on file for Rhode Island. Local ordinances can still limit increases, so check the city or county where the unit sits before setting a renewal rent.
Is source of income a protected class in Rhode Island?
Statewide source-of-income protection is on file for Rhode Island. Screening criteria, advertising and income calculations must treat vouchers and benefit income like other lawful income. Local rules can add further protections.
Can a Rhode Island landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 3 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.