Rhode Island (RI) law guide
Quick answer
Rhode Island caps security deposits at 1 month's rent and requires landlords to return them within 20 days of move-out. There is no statewide rent control, but landlords must give 60 days' written notice before raising rent (120 days for tenants age 62 and older). For nonpayment of rent, the landlord must wait until rent is at least 15 days late, then serve a 5-day pay-or-quit notice before filing for eviction.
Security deposit limit
1 month's rent
Deposit return deadline
20 days after move-out
Statewide rent control
None
Nonpayment eviction notice
5-day pay-or-quit (after 15-day grace period)
Rhode Island rental market snapshot
Population
1.1 million
Renter households
~39% of households statewide; roughly 60% in Providence
Median rent
~$2,145/mo (Providence, 2-BR, 2024)
Largest rental markets
Providence, Warwick, Cranston, Pawtucket, Woonsocket
Providence ranked among the least affordable rental markets in the US in early 2025, with median asking rents jumping 12.6% year-over-year. Vacancy rates remain tight statewide, keeping upward pressure on rents despite no rent-control protections.
Rhode Island landlords may collect no more than 1 month's rent as a security deposit (R.I. Gen. Laws § 34-18-19). This cap is firm; collecting more is a violation of the Act.
After the tenant moves out, the landlord has 20 days to return the deposit along with a written, itemized list of any deductions. Willfully withholding the deposit without cause can cost the landlord double the amount wrongfully kept, plus the tenant's attorney fees.
Rhode Island has no statewide rent control, so landlords may raise rent to any amount. However, they must give at least 60 days' written notice before a rent increase takes effect (R.I. Gen. Laws § 34-18-16.1). Tenants age 62 or older are entitled to 120 days' notice.
Rhode Island law does not set a mandatory grace period for late fees, though many leases build one in. There is no statutory cap on late fee amounts, so the lease terms control.
For nonpayment of rent, the landlord must wait until rent is at least 15 days overdue, then serve a written 5-day pay-or-quit notice. If the tenant pays in full within 5 days, the tenancy continues. If not, the landlord may file in District Court.
For lease violations other than nonpayment, the landlord must give a 20-day notice to cure the violation. A tenant who fixes the issue within 20 days cannot be evicted for that violation.
Landlords must give at least 2 days' notice before entering a rental unit and may only enter at reasonable times (R.I. Gen. Laws § 34-18-26). Entry without notice is allowed only in a genuine emergency.
Once a tenant gives written notice of a needed repair, the landlord has 20 days to fix it (or demonstrate good-faith ongoing efforts). Emergency repairs must be addressed as quickly as conditions require.
Rhode Island landlords must keep rental units fit and habitable under the implied warranty of habitability (§ 34-18-22). This covers working heat, plumbing, electrical systems, and clean common areas.
Landlords may not retaliate against a tenant for complaining to a housing authority or exercising any right under the Act. Retaliatory rent increases, eviction notices, or service cutoffs within a certain period of a complaint are presumed retaliatory under Rhode Island law.
Rhode Island prohibits housing discrimination based on race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, and source of income under state and federal law. The state Fair Housing Act (R.I. Gen. Laws § 34-37) applies to virtually all residential rentals.
A tenant may legally break a lease early without penalty for reasons including active military deployment (under the federal SCRA), uninhabitable conditions the landlord fails to fix, or documented domestic violence. Outside those protected reasons, the landlord may seek unpaid rent for the remainder of the lease, though they must make reasonable efforts to re-rent.
This guide is general information, not legal advice. Governing statute: R.I. Gen. Laws Title 34, Chapter 18 (Residential Landlord and Tenant Act). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Rhode Island FAQ
Rhode Island landlords can charge **no more than 1 month's rent** as a security deposit. Charging more than that limit violates the Residential Landlord and Tenant Act and can expose the landlord to liability.
Landlords must return the deposit within **20 days** after the tenant moves out and the tenancy ends. They must also include a written itemized list of any deductions; skipping this step can forfeit the right to keep any portion.
No. Rhode Island requires **at least 60 days' written notice** before any rent increase takes effect. Tenants who are 62 years of age or older are entitled to **120 days' notice**.
The landlord must wait until rent is **at least 15 days late**, then serve a written **5-day pay-or-quit notice**. If the tenant does not pay or vacate within 5 days, the landlord may file for eviction in District Court.
Rhode Island law requires **at least 2 days' advance notice** before a landlord enters, and entry must happen at a reasonable time. The only exception is a genuine emergency, in which no notice is required.
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