Alaska (AK) lease form

Alaska Residential Lease Agreement

Alaska residential leases are governed by the Alaska Uniform Residential Landlord and Tenant Act (AS 34.03), which sets firm rules on what a rental agreement must disclose, what it must say to be enforceable, and what it can never include. Unlike many states, Alaska statute explicitly requires the lease itself to carry the extended-absence notification clause and the security deposit trust account disclosure, making the written document essential even though verbal agreements are technically valid. Landlords who include prohibited provisions -- such as confession-of-judgment clauses or waivers of statutory rights -- face not just void language but potential liability for actual damages if those clauses were used willfully.

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Required disclosures

Lead-Based Paint Disclosure (federal, pre-1978 housing)

Landlords renting housing built before 1978 must attach the EPA-approved Protect Your Family from Lead in Your Home pamphlet, disclose any known lead-based paint or hazards, and give tenants a 10-day inspection opportunity before signing. Required by 42 U.S.C. 4852d and applicable in all 50 states.

Landlord or Manager Identity and Address

Before or at the start of tenancy, the landlord must disclose in writing: (1) the name and address of the person authorized to manage the premises, and (2) the name and address of an owner or agent authorized to accept service of process and receive legal notices on behalf of the owner. AS 34.03.080(a).

Security Deposit Terms and Trust Account Location

The lease or a written attachment must state the specific conditions under which the landlord may withhold all or part of the security deposit or prepaid rent. Landlords must also disclose the name and location of the bank, savings and loan association, or licensed escrow agent where the funds are held in trust. AS 34.03.070(c).

Extended-Absence Notification Requirement

The lease must include a clause requiring tenants to notify the landlord of any anticipated absence from the premises exceeding seven days. Notification must be given as soon as reasonably possible after the tenant knows the absence will exceed that period. Tenants who willfully fail to comply may owe the landlord up to 1.5 times actual damages. AS 34.03.150.

Dwelling-Only Use Restriction

Unless the lease expressly permits otherwise, the premises may be occupied only as a dwelling unit. Landlords commonly state this restriction explicitly in the lease to preserve the legal limitation. AS 34.03.150.

Smoke and Carbon Monoxide Detector Status

Alaska law (effective January 1, 2005) requires landlords to provide working smoke detectors in all dwelling units and working carbon monoxide detectors in qualifying units -- those containing carbon-based-fueled appliances, attached garages or carports, or adjacent parking spaces. The lease should state which detectors are installed and allocate maintenance responsibilities between landlord and tenant.

Mobile Home Park Capital Improvement Disclosure (mobile home parks only)

Operators of mobile home parks must fully disclose in writing all capital improvements the tenant will be required to make -- including but not limited to skirting and utility hook-ups -- before the rental agreement is signed. AS 34.03.080(d).

Clauses your lease should include

Names and contact addresses of all parties -- landlord or authorized manager, owner or agent for service of process, and all tenants -- per AS 34.03.080(a).
Property address and a description of the unit being rented, sufficient to identify the premises.
Rent amount, due date, and acceptable payment methods. If no due date is specified, rent is due at the beginning of each month under AS 34.03.020.
Tenancy type and term -- fixed-term or month-to-month -- and the conditions or notice required to terminate or renew.
Security deposit amount, the specific deduction conditions, and the name and location of the trust account or licensed escrow agent holding the funds, per AS 34.03.070(c).
Extended-absence notification clause requiring tenants to notify the landlord if they will be away more than seven days, as required by AS 34.03.150.
Late fee amount and the date after which the fee applies, if the landlord intends to charge one. Alaska has no statutory cap on late fees but courts expect charges to represent a reasonable estimate of actual costs, not a penalty.
Entry notice policy -- landlords must give at least 24 hours advance notice before entering for non-emergency purposes, per AS 34.03.140.
Utility responsibilities -- a clear statement of which utilities the landlord provides and which the tenant pays, and how charges are allocated if any meters are shared among units.
Pet policy, including any additional pet security deposit, which is capped at one month's rent under AS 34.03.070.
Smoke and carbon monoxide detector clause identifying which devices are installed and allocating tenant maintenance duties (battery replacement, periodic testing, no permanent disablement).
Sublease and assignment policy -- unless the lease permits it in writing, tenants may not sublet or assign the agreement without landlord consent under AS 34.03.060.

Clauses to avoid in Alaska

Any clause waiving or forgoing a landlord's or tenant's rights or remedies under AS 34.03 -- such provisions are void and unenforceable per AS 34.03.040(a)(1).
Confession-of-judgment clauses authorizing an automatic court judgment against the tenant without a hearing. Expressly prohibited by AS 34.03.040(a)(2).
Clauses limiting or eliminating a party's liability for failing to perform a statutory duty, including any provision absolving the landlord of responsibility for habitability violations under AS 34.03.100. Prohibited by AS 34.03.040(a)(3).
Provisions requiring the tenant to pay the landlord's attorney fees as a matter of course. Alaska courts may award fees on a case-by-case basis, but a blanket fee-shifting clause in the lease is unenforceable under AS 34.03.040(a)(4).
Any term making a tenant liable for rent during a period when the landlord has materially failed to maintain the premises as required by law. Prohibited by AS 34.03.040 and inconsistent with AS 34.03.100.
Self-help eviction authorizations -- no lease clause can permit the landlord to remove a tenant, change locks, shut off utilities, or seize personal property outside of a court-ordered process. Alaska law makes self-help eviction illegal and awards up to 1.5 times actual damages to the aggrieved tenant.
Mobile home park provisions that deny a tenant the right to sell a mobile home within the park based solely on the fact of sale, require permanent improvements as a condition of occupancy, or impose vendor, transfer, or park-entry fees not disclosed in writing before signing, per AS 34.03.040(c).

Drafting tips

Always use a written lease even for month-to-month tenancies. While verbal agreements are technically valid under AS 34.03, a signed written document is the only reliable way to prove the specific terms each party agreed to, including late fees, pet policies, and utility splits.
Attach the security deposit disclosure as a separate signed exhibit. Spell out each deductible condition, name the bank and account type where funds are held, and give the tenant a signed receipt at the time the deposit is collected. This directly satisfies AS 34.03.070(c) and reduces deposit disputes.
Include a signed smoke and carbon monoxide detector addendum. Document which devices are installed, their locations, and that they were tested and in working order on move-in day. This addendum protects the landlord's liability shield under the 2005 Alaska detector statute.
State the late-fee amount in a fixed dollar figure rather than a percentage, and set it only after a reasonable grace period (commonly three to five days). Courts will look at whether the fee approximates actual cost, so avoid amounts that look punitive.
For properties built before 1978, keep a signed copy of the lead-based paint disclosure form and proof that the EPA pamphlet was delivered. Federal law requires landlords to retain these records for three years and make them available to regulators on request.
Conduct a written move-in inspection with the tenant and attach a dated, signed condition report to the lease. Alaska landlords who later withhold deposit funds must provide an itemized written statement, and a baseline condition report is the strongest supporting document.
Review the lease annually. Alaska's Uniform Residential Landlord and Tenant Act has been amended over the years -- notably the 2005 detector requirement -- and property managers should confirm their template reflects current law, particularly for month-to-month tenants who may auto-renew year after year.

General information, not legal advice. Governing statute: Alaska Uniform Residential Landlord and Tenant Act, Alaska Statutes Title 34, Chapter 03 (AS 34.03.010 through AS 34.03.360). Confirm current requirements or consult an attorney before finalizing a lease.

Alaska lease FAQ

Common questions

What disclosures are required in an Alaska lease?

Alaska law requires landlords to disclose: (1) the name and address of the authorized property manager and the owner or owner's agent for service of process (AS 34.03.080); (2) the specific conditions under which the security deposit may be withheld, plus the name and location of the trust account holding those funds (AS 34.03.070); and (3) lead-based paint information for any unit built before 1978, under federal law. The lease must also include an extended-absence notification clause requiring tenants to notify the landlord if they will be away more than seven days (AS 34.03.150).

Is a written lease required in Alaska?

No, Alaska law does not strictly require a written lease -- verbal rental agreements are valid under AS 34.03. However, a written lease is strongly recommended because it is the only reliable way to enforce specific terms like late fees, pet deposits, utility responsibilities, and sublease restrictions. Without a written document, disputed terms are nearly impossible to prove.

What clauses are illegal in an Alaska lease agreement?

Under AS 34.03.040, Alaska leases cannot contain: clauses waiving either party's statutory rights or remedies, confession-of-judgment provisions authorizing automatic court judgments against the tenant, blanket landlord-attorney-fee requirements, limitations on a party's liability for failing statutory duties, or terms making tenants pay rent during periods of landlord-caused habitability failure. Any such provision is void and unenforceable, and a landlord who willfully includes prohibited clauses may owe the tenant actual damages.

How much can a landlord charge for a security deposit in Alaska?

For most rentals, Alaska caps security deposits at two months' rent under AS 34.03.070. This cap does not apply to units renting for more than $2,000 per month. An additional pet deposit of up to one month's rent is permitted if pets are allowed. The deposit must be held in a trust account at a bank, savings and loan association, or licensed escrow agent, and the lease must disclose where those funds are kept.

What is the landlord entry notice requirement in Alaska?

Alaska landlords must provide at least 24 hours advance notice before entering a rental unit for non-emergency purposes such as inspections, repairs, or showings, per AS 34.03.140. Emergency entry -- such as when there is an immediate threat to safety or property -- is exempt from the notice requirement. Lease clauses purporting to allow the landlord to enter at will without notice are unenforceable under AS 34.03.040.

All state lease forms

Alaska Residential Lease Agreement