Maine Lease Agreement Review
Maine gives tenants one of the longest late-fee grace periods in the country and keeps deposit refunds on a 30-day maximum. The rules sit in Title 14 of the Maine Revised Statutes and apply in Portland, Bangor and rural towns alike. Portland voters also adopted a local rent control ordinance in 2020, so leases there deserve a second check against city rules.
Security deposit
2 months
Entry notice
24 hours
Security deposits in Maine
Maine caps deposits at two months’ rent and requires 24 hours’ notice before entry.
Maine lease law sets the limit above. Before you sign, check the deposit against it, get the amount and the return terms in writing, and watch for a deposit that exceeds what the state allows, a common and negotiable red flag.
Landlord entry and your privacy in Maine
Maine generally requires 24 hours of advance notice before a landlord enters for non-emergency reasons. A lease clause letting the landlord enter “at any time” conflicts with that and should be brought in line.
Habitability and repairs in Maine
Like nearly every state, Maine recognizes an implied warranty of habitability, the landlord’s duty to keep the home livable. A clause making you accept the unit “as is” or waive that warranty is generally void, and a clause shifting all repairs (including major systems) onto you is a red flag worth negotiating.
How do Maine late fees work?
Under 14 M.R.S. 6028, rent is not late until 15 days after it is due, and the landlord cannot charge a late fee above 4% of one month's rent. On $1,500 rent, that is at most $60. The fee is also conditional: the landlord must have told you in writing, when the rental agreement was signed, that a late fee of up to 4% could apply. Without that written notice, no late fee can be charged at all. A lease that sets a $75 fee on the fifth day breaks both the timing rule and the cap.
When must a Maine landlord return a deposit?
Section 6033 sets the deadline by type of tenancy. Under a written rental agreement, the landlord must return the deposit or send an itemized statement within the period the agreement sets, which cannot exceed 30 days. For a tenancy at will, the deadline is 21 days after the tenancy ends or the premises are surrendered and accepted, whichever is later.
Deductions require actual cause listed in writing, and normal wear and tear is not chargeable. A landlord who misses the deadline or skips the written statement forfeits the right to withhold any part of the deposit. Mailing the statement and any refund to your last known address counts as compliance, so make sure the landlord has it.
Maine sources checked 2026-10-09: 14 M.R.S. 6028 (Maine Legislature) · 14 M.R.S. 6033 (Maine Legislature). Laws change; confirm the current rule before relying on it.
What ClauseAudit checks in a Maine lease
- Security deposit vs the Maine limit, and the return terms
- Landlord entry notice against Maine requirements
- Waiver of the warranty of habitability (generally void)
- Who is responsible for repairs and maintenance
- Late fees, grace periods, and any state caps
- Early-termination penalties and the duty to mitigate
Maine lease FAQ
How much can a landlord charge for a security deposit in Maine?
As of October 2026, the security-deposit rule in Maine is: 2 months. Maine caps deposits at two months’ rent and requires 24 hours’ notice before entry. Deposit caps change, so confirm the current figure, ClauseAudit checks it against Maine law when you run your lease.
How much notice must a landlord give before entering in Maine?
In Maine, a landlord generally must give 24 hours before entering for non-emergency reasons. Emergencies are an exception. Check that your lease’s entry clause matches or improves on that.
Can a Maine lease make me waive my right to a habitable home?
In nearly every state, the implied warranty of habitability, the landlord’s duty to keep the unit livable, cannot be waived, and a clause trying to make you accept the home “as is” is generally void. Flag any such clause in a Maine lease; it does not override your rights.
How much can a landlord charge as a security deposit in Maine?
Maine caps it: 2 months. Maine caps deposits at two months’ rent and requires 24 hours’ notice before entry. 6 jurisdictions use the same limit. A lease asking for more than the statutory maximum is asking for something the law does not allow.
Do the states next to Maine treat deposits the same way?
No, and the gap can be large: New Hampshire (1 month or $100 (whichever is greater)). Deposit rules are set state by state, so a landlord operating across a state line may be working from the wrong rulebook, and a lease template borrowed from a neighbouring state may carry that state's figure rather than Maine's.
Is there anything specific to Maine tenants should know?
Maine caps deposits at two months’ rent and requires 24 hours’ notice before entry. Both the deposit ceiling and the entry-notice period come from statute here, so a lease that contradicts either is worth questioning.
How long does a Maine landlord have to return a deposit on a month-to-month rental?
If there is no written lease for a set term, the tenancy is usually a tenancy at will, and 14 M.R.S. 6033 gives the landlord 21 days after the tenancy ends or the premises are surrendered and accepted, whichever is later. Written agreements can set a period of up to 30 days. Missing either deadline forfeits the right to withhold.
Can a Maine landlord charge a late fee if the lease does not mention one?
No. 14 M.R.S. 6028 allows a late fee only if the tenant was told in writing, at the time the rental agreement was made, that a fee of up to 4% of one month's rent may be charged. Even then, rent is not late until 15 days after it is due.
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Deposit rules in neighbouring states
Deposit limits are set state by state, and 1 of the 1 states bordering Maine use a different one. A lease template borrowed from next door may carry the wrong figure.
Nationally: 0 of 51 jurisdictions set no statutory deposit cap, and 16 set no statutory entry-notice period.
Maine landlord-tenant figures summarized as of October 2026; deposit caps and entry rules change, and localities may add their own. This is automated educational information, not legal advice. ClauseAudit verifies the current rule against Maine law when you run your lease, and you should confirm anything critical with a qualified Maine attorney.