Rhode Island Tenant Law: Security Deposits, Late Fees & Landlord Entry (2026)

Security deposits

Max

A landlord may not demand or receive a security deposit, however denominated, worth more than one month's periodic rent (34-18-19(a)). A landlord renting a furnished apartment whose furniture was worth $5,000 or more when the lease was signed may charge a separate furniture security deposit (34-18-19(e)); the statute states no cap on that furniture deposit. No rental agreement may waive the section (34-18-19(h)).

Return deadline days

20 days

Itemization required

Yes

Interest required

No interest or separate-account requirement found in 34-18-19.

Source: R.I. Gen. Laws 34-18-19(a)-(h)

Late fees

Rule

No provision capping late fees or requiring a grace period found in Chapter 34-18. Fees beyond rent must be disclosed in the lease in the same section as the rent disclosure, with an indication that additional fees may apply; if there is no written lease the landlord must list all such fees in writing, and a change in fees must be disclosed in writing at least 30 days before it takes effect. A tenant may recover any fees paid that were not disclosed as required (34-18-15(a)(1), (2), (5)). A landlord may not send the written nonpayment demand until rent is 15 days in arrears (34-18-35(a)). A landlord may not charge a convenience fee on a tenant's rent payment unless it accepts a form of payment that carries no convenience fee (34-18-61). A landlord may not require a rental application fee, except an actual-cost charge for an official state criminal background check or credit report under the limits of 34-18-59.

Source: R.I. Gen. Laws 34-18-15(a), 34-18-35(a), 34-18-59, 34-18-61

Landlord entry

Notice

The landlord must give the tenant at least two days' notice of intent to enter, except in an emergency or where giving notice is impracticable, and may enter only at reasonable times. The landlord may not abuse the right of access or use it to harass the tenant. A tenant may not unreasonably withhold consent to entry for inspection, agreed repairs, services or showings. Entry without consent is allowed in an emergency or, during a tenant absence of more than seven days, when reasonably necessary to protect the property. The landlord has no other right of access except under a court order, as permitted by 34-18-39, or where the tenant has abandoned or surrendered the premises.

Source: R.I. Gen. Laws 34-18-26(a)-(d)

Ending a month-to-month tenancy

Tenant

Written notice delivered to the other party at least 30 days before the termination date specified in the notice (34-18-37(b)); week-to-week tenancies need at least 10 days (34-18-37(a)). The notice must be in a form substantially similar to 34-18-56(c).

Landlord

Same: at least 30 days' written notice for a month-to-month tenancy (34-18-37(b)). For unpaid rent, the landlord must send a written demand once rent is 15 days in arrears giving the tenant 5 days from mailing to pay; an eviction action may be filed no earlier than the 6th day after mailing (34-18-35(a)-(b)).

Source: R.I. Gen. Laws 34-18-37, 34-18-35

Rent increases

Rule

A landlord must give written notice of a rent increase at least 60 days before it takes effect, and at least 120 days to month-to-month tenants over age 62; independent living, assisted living and congregate care facilities are excluded, and a longer notice period required by other state or federal law or housing program rules is not shortened (34-18-16.1, effective June 24, 2024).

Statewide rent control

No statewide rent cap found in Chapter 34-18.

Source: R.I. Gen. Laws 34-18-16.1

Repairs & habitability

Rule

The landlord must comply with building and housing codes affecting health and safety, make repairs needed to keep the premises fit and habitable, keep common areas clean and safe, keep electrical, plumbing, sanitary, heating, ventilating, air conditioning and other supplied facilities in good working order, provide trash receptacles, supply running water, reasonable hot water and heat (heat between October 1 and May 1 as required by 45-24.3-9), and carry general liability insurance of at least $100,000, giving the tenant a copy of the declaration page (34-18-22(a)). Repair and deduct: if the cost of compliance is under $500 in aggregate per year, the tenant may notify the landlord in writing, and if the landlord fails to comply within 20 days (or promptly in an emergency) have the repair done in a skilled manner and deduct the actual reasonable cost from rent, submitting an itemized statement (34-18-30). The landlord must disclose in writing at or before the start of the tenancy the name and address of the person authorized to manage the premises and of the owner or agent for service of process (34-18-20).

Source: R.I. Gen. Laws 34-18-20, 34-18-22(a), 34-18-30

Retaliation

Rule

A landlord may not retaliate by increasing rent, decreasing services, or bringing or threatening an action for possession because the tenant complained to a housing-code enforcement agency about a violation materially affecting health and safety, complained to the landlord of a violation of the landlord's maintenance duties (34-18-22), organized or joined a tenants' union, or used any other lawful right or remedy. Evidence of a complaint within 6 months before the alleged retaliation creates a presumption of retaliation, which does not arise if the tenant complained after notice of a proposed rent increase or loss of services. The landlord may still seek possession if the violation was caused primarily by the tenant's lack of reasonable care, the tenant is in default in rent, or code compliance requires work that would deprive the tenant of the unit and relocation requirements are met.

Source: R.I. Gen. Laws 34-18-46(a)-(c)

Clauses often unenforceable in Rhode Island

• Any clause by which the tenant waives rights or remedies under the Residential Landlord and Tenant Act (34-18-17(a)(1))
• Any clause authorizing a confession of judgment on a claim arising from the lease (34-18-17(a)(2))
• Any clause making the tenant pay the landlord's attorney's fees in a way inconsistent with the chapter (34-18-17(a)(3))
• Any clause exculpating or limiting the landlord's legal liability or making the tenant indemnify the landlord (34-18-17(a)(4)); a landlord who deliberately uses such a lease is liable for actual damages, up to 3 months' rent and attorney's fees (34-18-17(b))
• Any waiver of the security deposit protections (34-18-19(h))
• Any clause letting the landlord receive rent free of the duty to keep the premises habitable under 34-18-22(a) (34-18-18)
• A rental application fee charged to the tenant, other than an actual-cost official background check or credit report (34-18-59)
• A convenience fee added to a rent payment where a fee-free payment method is not accepted (34-18-61)
• Any inquiry into a tenant's or applicant's immigration or citizenship status (34-18-62, effective July 2, 2025)