Can this form be e-signed?

Yes. Electronic signatures are valid under the ESIGN Act (15 U.S.C. ch. 96) and UETA where adopted provided the signer consents to electronic records, intent is evident, attribution is clear, and records are retained in a reproducible form.

When is lead disclosure required?

Lead-based paint disclosure is required for target housing constructed before 1978. Landlords must provide known hazard information, available reports, and the EPA/HUD pamphlet to prospective tenants prior to lease execution.

What if tenant refuses to sign?

If a tenant refuses to sign the disclosure, document the attempt to provide the information, note refusal in the record, and consult local landlord-tenant rules; refusal does not necessarily void statutory obligations to disclose.

Are notarization or witnesses required?

Most states do not require notarization for residential leases, but some jurisdictions or specific contract types may require witnesses or notarization. Check state law and county recording rules before relying on notarization.

How long must I keep signed copies?

Retain signed leases and disclosures at least for the lease term plus three years; retain related tax and real property documents per IRC §6501(a) and HIPAA records for six years where applicable.

How to correct errors after signing?

Execute a written amendment signed by all parties noting the correction, or prepare a replacement agreement referencing the prior document; retain both original and amendment for audit and legal defense purposes.

Electronic Signature
Templates
Real estate
Residential Lease and Lead Disclosure

Residential Lease and Lead Disclosure

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RESIDENTIAL LEASE AND LEAD-BASED PAINT DISCLOSURE

Parties

Landlord Name:

Landlord Contact Address Landlord Phone / Email

Tenant Name:

Tenant Contact Address Tenant Phone / Email

Property Identification

Premises Address

Unit / Apt #: Parcel / APN #:

Legal Description

Lease Term and Possession

Lease Commencement:

Lease Termination:

Possession Date:

Rent, Deposits and Fees

Monthly Rent Rent Due Date Security Deposit Pet Deposit (if any)

Late Fee: Returned Check Fee:

Utilities and Services

Utilities paid by Landlord:

Utilities paid by Tenant:

Maintenance and Repairs

Lead-Based Paint Disclosure (Required for dwellings built before 1978)

Federal law requires disclosure of known lead-based paint and/or lead-based paint hazards in residential dwellings constructed prior to 1978. The Landlord must disclose known information and provide Tenant an opportunity to receive further information and inspection.

Was the dwelling built before 1978? Yes No

Landlord's Disclosure of Known Lead-Based Paint and/or Lead-Based Paint Hazards:

Landlord indicates:

Landlord has no knowledge of lead-based paint or lead-based paint hazards in the housing.

Landlord knows of the presence of lead-based paint and/or lead-based paint hazards as described below.

If known hazards exist, describe and attach documentation

Tenant has received the federally required information pamphlet on lead hazards and has been provided a reasonable opportunity to conduct a lead inspection (if desired). Tenant acknowledges receipt

Tenant Opportunity to Inspect / Test

Tenant: elected to perform a lead inspection prior to lease commencement.

Other Disclosures

Mold or Water Intrusion Known: Yes No

If yes, describe remediation or ongoing issues

Entry by Landlord; Repairs

Landlord or Landlord's agents may enter the premises upon reasonable notice to make repairs, inspect, or show the premises to prospective tenants or purchasers. Except in emergency, Landlord will provide at least hours' notice prior to entry. Tenant must permit reasonable access consistent with applicable law.

Default and Remedies

If Tenant fails to pay rent or otherwise breaches this Lease, Landlord may pursue all remedies available at law or in equity, including termination, eviction and recovery of damages, costs, and reasonable attorney fees. Tenant shall be responsible for all costs incurred by Landlord in enforcing the Lease where Tenant is in material breach.

If Landlord materially breaches obligations under this Lease and fails to cure within a reasonable period after written notice, Tenant may pursue available remedies, subject to any statutory requirements for notice and cure.

Insurance and Indemnity

Tenant is encouraged to obtain renter's insurance to cover personal property and liability. Tenant shall indemnify and hold Landlord harmless from claims arising from Tenant's negligence or breach of this Lease, except to the extent caused by Landlord's negligence or willful misconduct.

Miscellaneous Provisions

Assignment and Subletting: Tenant shall not assign this Lease or sublet the premises without Landlord's prior written consent, which shall not be unreasonably withheld.

Governing Law: This Lease shall be governed by the laws of the state in which the premises are located. Venue for disputes shall lie in the county in which the premises are located unless otherwise required by law.

Entire Agreement: This Lease, together with any attached addenda, constitutes the entire agreement between the parties and supersedes all prior negotiations and agreements, whether written or oral. No amendment shall be effective unless in writing and signed by both parties.

Notices (Service Addresses)

Move-In / Move-Out Condition and Security Deposit Accounting

Tenant and Landlord shall complete a written inventory and condition report at move-in and move-out. Security deposit deductions for damages must be itemized and delivered in writing within the timeframe required by law.

Move-In Condition Report Completed On

Date:

Acknowledgment and Certifications

Landlord certifies that the information provided in this Lease and in the Lead-Based Paint Disclosure is true and accurate to the best of Landlord's knowledge as of the date below. Tenant acknowledges receipt of the Lead-Based Paint Disclosure and the opportunity to inspect for lead-based paint hazards prior to executing this Lease.

Landlord

Printed Name:

By (Signature):

Date:

Tenant

Printed Name:

By (Signature):

Date:

What the Residential Lease and Lead Disclosure Is

Residential Lease and Lead Disclosure combines a traditional rental agreement with federally required lead-based paint information for properties built before 1978. The lease portion sets tenancy terms—rent, term, security deposit, maintenance, and termination—while the lead disclosure informs tenants about known lead hazards, available reports, and landlord obligations. Landlords must provide completed disclosure forms to prospective tenants when the dwelling was constructed before 1978; tenants acknowledge receipt. Both parts may be executed electronically where permitted under ESIGN and state law, provided consent and retention requirements are met.

Why a Combined Lease and Lead Disclosure Matters

Using a combined Residential Lease and Lead Disclosure ensures legal compliance, reduces liability, and documents tenant acknowledgment of known lead hazards. It clarifies lease obligations and preserves evidence of disclosure receipt, which supports defense against later claims related to lead exposure and tenancy disputes.

Who Typically Prepares and Receives This Document

Landlords, property managers, and leasing agents complete this combined form for pre-1978 units to meet disclosure and lease obligations.

Single-family landlords and small owners who operate few rental units and handle disclosures directly.
Professional property managers and management companies overseeing multiple units and maintenance responsibilities.
Leasing agents and brokers who prepare lease paperwork and provide mandatory lead information to applicants.

Tenants should review both the lease terms and lead disclosure carefully and retain signed copies for reference and potential future claims.

Core Components to Include in a Professional Lease and Disclosure

Core elements of a professional Residential Lease and Lead Disclosure ensure clear tenant obligations, safety information, legal notices, and enforceable signatures across the agreement and disclosure components.

Lease Terms

Specify rent amount, due dates, lease start and end dates, permitted occupants, subletting rules, notice periods, rent increases, and any utilities included to avoid disputes during tenancy.

Lead Disclosure

Declare whether the property was built before 1978, report known lead-based paint hazards, provide available inspection reports, and include EPA or HUD pamphlet delivery where required.

Property Details

Record unit address, apartment number, landlord contact details, entry rules, parking and storage specifics, and any included appliances or furnishings to clearly define the leased premises.

Maintenance & Repairs

Clarify landlord and tenant responsibilities for routine maintenance, emergency repairs, notification procedures, and required lead-safe work practices for affected properties.

Security Deposit

State deposit amount, conditions for deductions, statutory limits if applicable, deadlines for return, and documentation procedures to reconcile damages and repairs at lease termination.

Signature Blocks

Provide distinct signature and date lines for each tenant, landlord or authorized agent, and witness or notary fields if state law requires, ensuring traceable execution.

Required Information and Key Data Elements

Tenant Name: Full legal name(s) as on ID

Premises Address: Street address, unit, city, state, ZIP

Construction Year: Year structure built to assess lead risk

Known Hazards: Known lead-based paint or hazard details

Inspection Reports: Location and date of any lead inspection

Landlord Contact: Name, phone, email, and mailing address

Step-by-Step: Preparing and Executing the Document

Follow these sequential steps to prepare, disclose, and execute a compliant Residential Lease and Lead Disclosure with documentation for records.

01

Prepare Document: Compile lease terms and lead information into a single PDF.
02

Provide Disclosure: Give tenant lead pamphlet and written disclosure before lease signing.
03

Execute Signatures: Obtain signatures from tenant and landlord; note dates.
04

Retain Records: Store signed copy and any inspection reports securely for retention period.

How to Configure an Online Signing Workflow

Configure your digital workflow to collect lease and lead disclosure fields, route for signatures, and preserve an auditable completion trail.

Field	Configuration
Lease Term	Require start date and auto-calc end date.
Tenant Details	Collect full tenant names, phone, email, and IDs.
Lead Disclosure	Include pre-1978 checkbox and attach inspection reports.
Signature Flow	Set signer order, SMS code for verification, and final PDF delivery.

Typical Routing for Signing and Record Delivery

Typical routing shows sender upload, tenant review, signature collection, and final delivery to tenants and landlord records.

Upload Document: Upload combined lease and disclosure PDF to the eSignature platform.
Assign Signers: Add tenant and landlord emails and set signing order.
Verify Signer: Use email, SMS, or KBA to authenticate signer identity.
Distribute Copies: Send signed copies to all parties and archive audit trail.

Platform Capabilities to Support Electronic Execution

Ensure platform supports legal e-signature standards, audit trails, and secure storage before eSigning lease and lead disclosure documents.

File Formats: Accept PDF and DOCX uploads.
Integrations: Connect with property management and document storage.
Security: TLS in transit and AES-256 at rest.

Key Timelines, Deadlines, and Processing Expectations

Key timing rules and actionable deadlines for providing disclosures, signing leases, and retaining records during tenancy.

Disclosure Timing to Tenant:

Provide lead disclosure before lease execution or at application stage.

Lease Execution Date:

Sign on or before the lease start date.

Receipt Acknowledgment Retention:

Keep tenant-signed disclosure in file for required retention period.

Notarization or Witness Deadlines:

Complete any notarization or witness steps before filing or recordation.

Record Delivery to Tenant:

Deliver final signed lease and disclosure to tenant promptly after execution.

Common Mistakes to Avoid When Preparing the Form

Failing to disclose known lead hazards for pre-1978 housing can lead to civil liability, administrative penalties, and rescission claims by tenants.
Incomplete lease terms or vague maintenance clauses increase eviction disputes and make enforcement of deposit deductions more difficult.
Using images of signatures without proper audit trails or consent risks enforceability in court under ESIGN and UETA standards.
Mismatched party names, missing dates, or unsigned disclosures cause delays and may trigger backup withholding or compliance investigations.

Penalties and Legal Risks of Incorrect or Missing Disclosures

Civil Liability: Tenant may sue for damages.

Administrative Fines: State or federal penalties possible.

Lease Voidance: Court may rescind lease.

Health Risks: Lead exposure risk to occupants.

Recordkeeping Penalties: Fines for missing retention.

Tax Consequences: Backup withholding for incorrect TIN.

Who Has Authority to Sign the Lease and Disclosure

Owner / Landlord

An owner or landlord with legal title or management authority must sign or delegate signing authority to an authorized agent who can bind the property owner to lease terms and disclosures; signatures should be documented with printed name and role.

Tenant / Lessee

Each adult tenant who will occupy the unit should sign to accept lease obligations and acknowledge receipt of the lead disclosure; co-signers and guarantors should sign where required to ensure enforceability.

FAQs and Troubleshooting for Common Issues

Answers to common questions about completing, signing, and maintaining a Residential Lease and Lead Disclosure, and how to address typical technical or legal issues.

Need help? Contact support

Can this form be e-signed?
Yes. Electronic signatures are valid under the ESIGN Act (15 U.S.C. ch. 96) and UETA where adopted provided the signer consents to electronic records, intent is evident, attribution is clear, and records are retained in a reproducible form.
When is lead disclosure required?
Lead-based paint disclosure is required for target housing constructed before 1978. Landlords must provide known hazard information, available reports, and the EPA/HUD pamphlet to prospective tenants prior to lease execution.
What if tenant refuses to sign?
If a tenant refuses to sign the disclosure, document the attempt to provide the information, note refusal in the record, and consult local landlord-tenant rules; refusal does not necessarily void statutory obligations to disclose.
Are notarization or witnesses required?
Most states do not require notarization for residential leases, but some jurisdictions or specific contract types may require witnesses or notarization. Check state law and county recording rules before relying on notarization.
How long must I keep signed copies?
Retain signed leases and disclosures at least for the lease term plus three years; retain related tax and real property documents per IRC §6501(a) and HIPAA records for six years where applicable.
How to correct errors after signing?
Execute a written amendment signed by all parties noting the correction, or prepare a replacement agreement referencing the prior document; retain both original and amendment for audit and legal defense purposes.

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