What to Look For Before Signing a Lease
Lease terms that protect you, the red flags in landlord behavior, and the move-in inspection that saves your deposit.
A lease is a legally binding contract for one of the largest line items in your budget. Reading it carefully — and documenting the unit's condition on move-in day — protects you from disputes that routinely cost renters thousands at move-out.
Lease terms to scrutinize
Look for the late fee structure (some are illegal in your state), the renewal terms and rent increase caps, the early termination clause, and any 'normal wear and tear' definitions. Many state landlord-tenant laws override lease terms — your state attorney general's website is the authoritative source.
Watch for clauses that require you to waive your right to a jury trial, automatically renew at higher rent without notice, or hold the landlord harmless for their own negligence. Several of these are unenforceable but signal a landlord who plays games.
The move-in inspection
Walk every room with the leasing agent (or alone if no one will join) and photograph anything that isn't move-in perfect. Time-stamp the photos. Email yourself the file so the metadata can't be questioned.
Note scratches, stains, holes in walls, appliance condition, window blind damage, and any non-working fixtures. Send the documented list to the landlord in writing within the first week.
Costs at signing
Expect to pay: first month's rent, security deposit (typically 1 month, capped by some states), sometimes last month's rent, and application/admin fees ($40–$120 per adult). In hot markets, brokers fees in some cities (most notoriously NYC) can equal 15% of annual rent.