Lease
Free Roommate Agreement Template
A roommate agreement splitting rent, deposit, utilities, chores, guests and move-out rules between people sharing a rental.
A roommate agreement sets out how people sharing a rental split rent, deposit and bills, and handle guests, chores and move-outs. It binds the roommates to each other but does not change what each tenant owes the landlord under the lease.
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Template
ROOMMATE AGREEMENT
This Agreement is made on [DATE] between the following roommates at [ADDRESS] ("Home"): [NAME 1], [NAME 2], [NAME 3] ("Roommates").
1. RELATIONSHIP TO THE LEASE. The lease with [LANDLORD NAME] dated [DATE] remains in full effect. This Agreement governs arrangements between the Roommates only and does not bind the landlord. Roommates named on the lease understand they may each be responsible to the landlord for the full rent and damage.
2. RENT. Total monthly rent is [AMOUNT], shared as follows: [NAME 1]: [AMOUNT] ([BEDROOM]); [NAME 2]: [AMOUNT]; [NAME 3]: [AMOUNT]. Each Roommate will pay their share to [NAME / directly to the landlord] by the [DAY] of each month. A Roommate who pays late will cover any late fee charged by the landlord.
3. SECURITY DEPOSIT. Each Roommate contributed [AMOUNT] to the deposit. Deductions for damage will be charged to the Roommate responsible, or shared equally if the cause is unknown.
4. UTILITIES AND SHARED COSTS. The following are split [equally / as stated]: [ELECTRICITY, GAS, WATER, INTERNET, STREAMING, CLEANING SUPPLIES]. [NAME] will hold the accounts, share bills within [3] days of receipt, and Roommates will pay their share within [7] days.
5. BEDROOMS AND COMMON AREAS. Bedrooms are assigned as follows: [ASSIGNMENTS]. Common areas are shared equally. Personal items in common areas will be kept tidy.
6. CHORES. Chores will follow [a weekly rotation / the schedule in Schedule A].
7. GUESTS. Overnight guests are welcome for up to [NUMBER] nights per [week/month], with notice to other Roommates. Longer stays require agreement of all Roommates and must comply with the lease.
8. QUIET HOURS AND CONDUCT. Quiet hours are [TIME–TIME]. Roommates will respect each other's privacy and belongings and follow building rules.
9. PETS AND SMOKING. [Rules, consistent with the lease.]
10. MOVING OUT EARLY. A Roommate who wants to leave must give the others [30] days' written notice and remains responsible for their share of rent until [the lease ends / a replacement approved by the other Roommates and the landlord takes over]. Any replacement must be approved by the landlord where the lease requires it.
11. DISPUTES. Roommates will first try to resolve disagreements in a house meeting. Unresolved money disputes may be taken to small claims court.
GENERAL PROVISIONS
(a) Notices. Notices must be in writing and sent to the addresses or emails above (or as later updated by notice). Email notice is effective when sent, unless the sender receives a delivery failure message.
(b) Entire agreement. This agreement, with any schedules and exhibits, is the entire agreement between the parties on its subject and replaces all prior discussions and agreements on that subject.
(c) Amendments and waivers. Changes must be in writing and signed by both parties. A failure or delay in enforcing any term is not a waiver of it.
(d) Severability. If any provision is found unenforceable, it will be limited to the minimum extent necessary and the rest of this agreement will remain in effect.
(e) Assignment. Neither party may assign this agreement without the other party's written consent, except to a successor in a merger or sale of substantially all of its business, on notice.
(f) Relationship. Nothing in this agreement creates a partnership, joint venture or agency relationship unless expressly stated.
(g) Counterparts and electronic signatures. This agreement may be signed in counterparts and by electronic signature, each of which is an original and together form one agreement.
(h) Independent advice. Each party has had the opportunity to review this agreement with its own legal counsel and signs it voluntarily.
ROOMMATE 1: ___________________ Date: __________
ROOMMATE 2: ___________________ Date: __________
ROOMMATE 3: ___________________ Date: __________
SCHEDULE A: Chore schedule
[LIST]
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This free template is provided by ClauseAudit for general informational purposes and is not legal advice. Have it reviewed before use. Replace all [BRACKETED] placeholders.When to use this template
- Moving in with roommates on a shared lease.
- A new roommate joins an existing household.
- Roommates want clear rules on money before problems start.
How to fill it in
- Reference the lease and confirm everyone understands joint liability.
- Split rent by room size or agreement, and state who pays the landlord.
- Record each person's deposit contribution.
- List shared utilities and who holds accounts.
- Agree guest limits consistent with the lease.
- Set move-out notice and replacement rules.
Key clauses to check
- Joint liability
- If you are on the lease together, the landlord can usually pursue any of you for the whole rent.
- Rent split
- A written split prevents disputes when one roommate pays late.
- Moving out early
- The biggest source of roommate disputes; agree notice and replacement rules.
- Deposit
- Record contributions and how damage is charged.
State-specific notes: CA, TX, NY, FL, IL
Landlord-tenant rules that affect this template in the five largest states, summarized as of 2025. Laws change and cities add their own rules, so confirm the current law before signing.
California
- Security deposits are capped at one month’s rent for most landlords since July 1, 2024 (AB 12). Certain small landlords may charge up to two months.
- The deposit, with an itemized statement of deductions, must be returned within 21 days after the tenant moves out. Bad-faith retention can cost the landlord up to twice the deposit in penalties.
- Landlords must give 30 days’ notice to end a month-to-month tenancy of under a year and 60 days for longer tenancies. Rent increases over 10% need 90 days’ notice.
Texas
- Texas sets no statutory cap on security deposits.
- Landlords must refund the deposit, with an itemized list of deductions, within 30 days after the tenant surrenders the premises, once the tenant has given a forwarding address. Bad-faith retention can lead to liability for $100 plus three times the amount wrongfully withheld and attorney’s fees.
- A month-to-month tenancy can generally be ended with at least one month’s written notice, unless the parties agree otherwise in writing.
New York
- Security deposits are capped at one month’s rent statewide (Housing Stability and Tenant Protection Act of 2019).
- The deposit, with an itemized statement, must be returned within 14 days after the tenant moves out, or the landlord may lose the right to keep any of it.
- Landlords must give 30, 60 or 90 days’ notice (depending on whether the tenant has lived there under one year, one to two years, or over two years) before not renewing or raising rent by 5% or more.
Florida
- Florida sets no statutory cap on deposits, but the lease must disclose how and where the deposit is held (Fla. Stat. §83.49).
- Within 15 days after move-out the landlord must return the deposit, or within 30 days give written notice by certified mail of any claim against it. The tenant then has 15 days to object.
- A month-to-month tenancy requires at least 30 days’ written notice to end, under the 2023 change to Florida law.
Illinois
- Illinois has no statewide deposit cap.
- For buildings with five or more units, landlords must give an itemized statement of deductions within 30 days and return the balance within 45 days. Buildings with 25 or more units must pay interest on deposits held over six months.
- A month-to-month tenancy generally requires 30 days’ written notice to end.
- Chicago’s ordinance adds strict deposit handling, interest and receipt rules, and limits late fees (a set amount on the first $500 of rent plus a percentage of the excess). Check local ordinances in Evanston, Mount Prospect and other cities.
Another state? See the rules for all 50 states and DC.
Frequently asked questions
Is a roommate agreement legally binding?
It can be enforceable between the roommates, for example in small claims court, but it does not bind the landlord.
Am I responsible if my roommate does not pay rent?
Usually yes if you are both on the lease, because leases typically make tenants jointly and severally liable.
What happens when a roommate moves out early?
The lease and your roommate agreement decide. Usually they stay responsible until the lease ends or an approved replacement takes over.
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This free template is general information, not legal advice, and is no substitute for a qualified attorney. Laws vary by state; have it reviewed by a lawyer before you use or sign it.