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Lease agreement template

Wisconsin lease agreement template, free in Word and PDF.

A Wisconsin rental agreement with the clauses Wisconsin law governs already written to its statutes: the deposit, when it comes back, notice before entering, late fees and how a month-to-month tenancy ends. Fill in what you know and download it.

Everything is optional. A blank field prints as a line to fill in by hand. The lease is written in English, as a US lease is signed.

The first page, as it prints. It changes as you type.

The lease is built in your browser. Nothing you type is stored or sent.

At a glance

Wisconsin lease law in four numbers.

  • Deposit cap

    No limit

    29 of 50 states cap the deposit.

  • Deposit back within

    21 days

    The median state: 30 days.

  • Notice before entering

    12 h

    26 of 50 states set a number of hours.

  • Notice to end month to month

    28 days

    The median state: 30 days.

What is different about a Wisconsin lease

  • Wisconsin is one of 21 states with no cap on a security deposit, so the amount is yours to set and the market’s to limit.
  • The deposit comes back within 21 days, faster than the 30-day median, so book the move-out inspection before the keys are returned.
  • Ending a month-to-month tenancy takes only 28 days’ notice, shorter than the 30 days most states ask.
  • Wisconsin asks for 5 disclosures of its own, more than most states, and the template lists every one.

Lease agreement template

Wisconsin rental contract: what the law puts in it.

The figures the template is written to, each with the statute it comes from. Cities and counties can add rules of their own, rent control above all, so check yours too.

  • Security deposit cap

    Wisconsin sets no limit on the size of a security deposit.

  • Returning the deposit

    The deposit, less deductions itemized in writing, goes back within 21 days after the tenancy ends.

    21 days after the rental agreement ends, or after the unit is re-rented if the tenant left early and it is re-rented sooner.

    Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06(2)

  • Entering the property

    At least 12 hours’ notice before entering, except in an emergency.

    Wis. Admin. Code ATCP 134.09(2)

  • Late fees

    No statute limits a late fee, but a court can still refuse one it finds excessive.

  • Ending a month-to-month tenancy

    The landlord gives at least 28 days’ written notice.

    At least 28 days' written notice, ending on the last day of a rental period.

    Wis. Stat. § 704.19(3)

Disclosures Wisconsin adds

  • Include the statutory notice of domestic abuse, sexual assault and stalking protections in the lease or an addendum. (Wis. Stat. § 704.14)
  • Before signing or taking a deposit, disclose known uncorrected code violations and listed defects such as no hot or cold water, unsafe heating, electrical or plumbing, or structural hazards. (Wis. Admin. Code ATCP 134.04(2))
  • Disclose in writing the name and address of the person authorized to collect rent, the person who manages the premises, and an owner or agent authorized to accept legal papers. (Wis. Admin. Code ATCP 134.04(1))
  • If utilities are not included in rent and units are not separately metered, explain how utility costs are allocated. (Wis. Admin. Code ATCP 134.04(3))
  • Before taking a security deposit, tell the tenant in writing they have at least seven days to document pre-existing damage and may request the list of damages charged to the previous tenant. (Wis. Admin. Code ATCP 134.06(1))

Read against the statutes on September 29, 2026. Sources:

This is a template and a summary of the statutes, not legal advice. For anything unusual, a local landlord-tenant attorney is worth an hour.

A signed lease is day one. Dardaris runs the tenancy after it.

Send this lease for e-signature, then let Dardaris match every rent payment, chase what is late and keep the paperwork filed where you can find it.

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14 days before the first charge · Nothing is switched on until you say so

The whole lease

The Wisconsin lease, word for word.

This is the lease as it prints, with a line wherever your details go. The Word and PDF files carry exactly this text, with what you filled in above written into the lines.

WISCONSIN RESIDENTIAL LEASE AGREEMENT

1. Parties

This Residential Lease Agreement is made between ____________________ ("Landlord") and ____________________ ("Tenant"). Each person signing as Tenant is jointly and severally responsible for every obligation in this lease.

2. Property

Landlord rents to Tenant the residential property at ____________________ (the "Property"), together with any furnishings and appliances listed in the move-in checklist.

3. Term

This lease begins on ____________________ and ends on ____________________. If Tenant stays on with Landlord's consent after that date and no new lease is signed, the tenancy continues from month to month on the same terms.

4. Rent

Tenant will pay rent of $____________________ per month, in advance, on or before the ____________________ day of each month, by the method Landlord designates in writing. Rent for any partial month is prorated by the day.

5. Late charges

If rent is not paid in full within ____________________ days after it is due, Tenant will pay a late charge of $____________________. The late charge must be reasonable and may not exceed what state or local law allows.

6. Security deposit

Tenant will pay a security deposit of $____________________ on or before signing this lease. Landlord will return the deposit, less any lawful deductions itemized in writing, within 21 days after the tenancy ends and Tenant returns possession, as required by Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06(2). 21 days after the rental agreement ends, or after the unit is re-rented if the tenant left early and it is re-rented sooner. The deposit may not be used by Tenant as the last month of rent unless Landlord agrees in writing.

7. Use and occupancy

The Property is to be used only as a private residence. Only the persons named as Tenant and the following occupants may live there: ____________________. A guest staying more than 14 days in any six-month period needs Landlord's written consent.

8. Utilities

Tenant will arrange and pay for all utilities and services except the following, which Landlord will provide: ____________________.

9. Condition, maintenance and repairs

Tenant has inspected the Property and will sign a move-in checklist recording its condition. Tenant will keep the Property clean and sanitary, use appliances and fixtures reasonably, and promptly tell Landlord in writing of any damage or needed repair. Landlord will keep the Property fit to live in and make repairs required by law within a reasonable time. Tenant will pay for damage caused by Tenant, occupants or guests, beyond normal wear and tear.

10. Landlord's entry

Landlord may enter the Property at reasonable times to inspect, make repairs, or show the Property to prospective tenants, buyers or lenders, after giving Tenant at least 12 hours' notice, as Wis. Admin. Code ATCP 134.09(2) requires. Landlord may enter without notice in an emergency.

11. Pets

No pets may be kept on the Property without Landlord's prior written consent. Assistance animals are allowed as fair housing law requires.

12. Alterations

Tenant will not paint, alter, add locks to or make improvements to the Property without Landlord's prior written consent.

13. Subletting and assignment

Tenant will not sublet any part of the Property or assign this lease without Landlord's prior written consent.

14. Renter's insurance

Landlord's insurance does not cover Tenant's belongings or liability. Landlord recommends that Tenant carry renter's insurance.

15. Moving out

When the tenancy ends, Tenant will return all keys and leave the Property clean and in the same condition as at move-in, except for normal wear and tear. Property left behind will be handled as state law provides.

16. Default

If Tenant fails to pay rent or breaks a material term of this lease, Landlord may end the tenancy only as state law allows, after any notice it requires. Landlord will not lock Tenant out, remove Tenant's belongings or shut off utilities to force Tenant to leave.

17. Lead-based paint

Housing built before 1978 may contain lead-based paint. If the Property was built before 1978, Landlord has given Tenant the EPA pamphlet "Protect Your Family From Lead in Your Home" and a signed Lead-Based Paint Disclosure, as 42 U.S.C. 4852d and 40 CFR Part 745 require. The Property was built: [ ] before 1978 [ ] in 1978 or later

18. Wisconsin disclosures

Include the statutory notice of domestic abuse, sexual assault and stalking protections in the lease or an addendum. (Wis. Stat. § 704.14) Before signing or taking a deposit, disclose known uncorrected code violations and listed defects such as no hot or cold water, unsafe heating, electrical or plumbing, or structural hazards. (Wis. Admin. Code ATCP 134.04(2)) Disclose in writing the name and address of the person authorized to collect rent, the person who manages the premises, and an owner or agent authorized to accept legal papers. (Wis. Admin. Code ATCP 134.04(1)) If utilities are not included in rent and units are not separately metered, explain how utility costs are allocated. (Wis. Admin. Code ATCP 134.04(3)) Before taking a security deposit, tell the tenant in writing they have at least seven days to document pre-existing damage and may request the list of damages charged to the previous tenant. (Wis. Admin. Code ATCP 134.06(1))

19. Notices

Notices to Landlord go to: ____________________. Notices to Tenant go to the Property. A notice is given when delivered by hand or by mail, or by email if both parties agree to it in writing.

20. Entire agreement

This lease, its addenda and the move-in checklist are the whole agreement between Landlord and Tenant. Any change must be in writing and signed by both. If any part of this lease is unenforceable, the rest remains in effect. This lease is governed by the law of the State of Wisconsin.

Signatures

Landlord: ____________________ Date: ____________________

Tenant: ____________________ Date: ____________________

Tenant: ____________________ Date: ____________________

Template by Dardaris (dardaris.com), checked against Wisconsin statutes on September 29, 2026. It is not legal advice. City and county ordinances can add rules of their own, so check them before signing.

Using it

From blank form to signed lease.

  1. Step 1

    Fill in what you know

    Names, address, rent, deposit, dates. Leave anything uncertain blank and it prints as a line.

  2. Step 2

    Download Word or PDF

    Word if you want to edit the wording, PDF if you want to print it as it stands.

  3. Step 3

    Check your city

    Rent control, registration and extra notices are often local. A city rule overrides the template where they differ.

  4. Step 4

    Walk through, then sign

    Fill in the move-in checklist together, give the lead-paint disclosure if the home is older than 1978, and sign.

Lease agreement questions

Is this {state} lease agreement free?

Yes. Pick your terms, download the Wisconsin lease as Word or PDF, and use it as often as you like. There is no account and nothing is stored.

How much can a landlord charge for a security deposit in {state}?

Wisconsin sets no statutory limit on a security deposit, though the market usually settles on one or two months’ rent.

How long does a {state} landlord have to return a deposit?

21 days after the tenancy ends, with any deductions itemized in writing (Wis. Stat. § 704.28(4); Wis. Admin. Code ATCP 134.06(2)).

How much notice does a {state} landlord give to end a month-to-month lease?

At least 28 days’ written notice (Wis. Stat. § 704.19(3)).

Does a lease have to be in writing?

In most states a lease longer than a year has to be in writing to be enforceable, and a shorter one does not. A written lease is still the only way to prove what was agreed about rent, the deposit and repairs when it matters.

Does the lease need to be notarized?

Almost never for a residential lease. Both parties sign and each keeps a copy. A handful of states ask for witnesses or recording only for long leases, usually over three years.

Lease agreements for other states

The lease is the start. Dardaris runs everything after it.

Draw up the lease, send it for e-signature, then let Dardaris match the rent as it arrives, chase what is late and keep the move-in inspection that every deposit deduction depends on.

  • Signed onlineThe tenant signs from a link, with a code to confirm it is them, and the signed copy files itself.
  • Rent that is watchedEvery payment matched to the lease, and late ones chased inside the limits the lease sets.
  • An inspection on fileThe move-in inspection is booked, signed by both of you and filed with the lease, so a deduction at move-out has something to stand on.

Your lease is ready. Now get it signed.

Upload it to Dardaris and send it for e-signature. Once it is signed, Dardaris matches every rent payment to it and chases what is late.

Try Dardaris free

14 days before the first charge · Nothing is switched on until you say so