1. Premises
The leased premises are located at [[Full Property Address, including Unit/Apt if applicable]] (the "Premises"), together with any appliances, furnishings, parking, and storage listed in the attached Move-In Inventory and Condition Report (Exhibit A).
The Premises shall be used and occupied by Tenant solely as a private residence for Tenant and the additional permitted occupants listed in Section 5.
2. Term
The initial term of this Lease begins on [[Lease Start Date]] (the "Commencement Date") and ends on [[Lease End Date]], unless sooner terminated or extended as provided herein.
If Tenant remains in possession after the end of the term with Landlord's consent but without a new written agreement, the tenancy shall convert to a month-to-month tenancy on the same terms, subject to termination on proper notice under Wisconsin law.
3. Rent
Tenant shall pay monthly rent of [[Monthly Rent Amount]], due and payable in advance on the [[Rent Due Day, e.g., "1st"]] day of each month without demand, deduction, or offset, at [[Payment Address or Method, e.g., "mail to Landlord at the notice address or via electronic payment to [[Account Details]]"]].
The first month's rent is due upon execution of this Lease. If the Commencement Date is other than the first of the month, rent for the partial month shall be prorated on a daily basis.
4. Late Fees and Returned Payments
Rent is considered late if not received by Landlord by the due date. A late fee of [[Late Fee Amount or Percentage, subject to law]] may apply after any grace period required by the lease or law. Wisconsin law limits certain fees; any late fee must be reasonable.
A fee of [[Returned Check or NSF Fee]] applies to any payment returned for insufficient funds or other reason.
5. Security Deposit
Upon execution, Tenant shall pay a security deposit of [[Security Deposit Amount]]. Wisconsin does not impose a statutory cap on security deposits for most residential tenancies, but deposits must be handled according to Wis. Stat. § 704.28 and ATCP 134.
The deposit secures Tenant's performance. Landlord shall return the deposit, less any lawful deductions, within 21 days after Tenant vacates and provides a forwarding address, together with an itemized statement of any deductions. If deductions exceed the deposit, Tenant remains liable for the balance.
Tenant may not apply the deposit as last month's rent. Landlord shall hold the deposit in an interest-bearing account or comply with other requirements if applicable under local rules.
A Move-In/Move-Out Inspection Checklist (Exhibit A) will be completed and signed by both parties.
6. Utilities and Services
[[Landlord provides the following: [[List, e.g., water, sewer, trash]]. Tenant is responsible for [[List, e.g., electricity, gas, internet, cable]].]]
Tenant shall not allow utility service to be disconnected. Landlord is not responsible for interruptions beyond its reasonable control.
7. Occupants and Guests
The Premises shall be occupied only by Tenant and: [[Additional Permitted Occupants, e.g., "spouse and two minor children"]].
A guest staying more than **[[Guest Limit, e.g., "14 consecutive days or 30 total days in any calendar year"]] without Landlord's prior written consent may be deemed an unauthorized occupant and grounds for termination.
8. Use of Premises; Quiet Enjoyment
Tenant shall use the Premises only as a private residence, comply with all laws, ordinances, and rules, and not create a nuisance or interfere with the quiet enjoyment of neighbors or other tenants.
Tenant shall not engage in any illegal activity on or about the Premises.
9. Pets
Pets are [[allowed / not allowed / allowed with conditions]]. If allowed: [[Pet Policy Details, e.g., "one dog or cat under 40 lbs with prior written approval and additional pet deposit of $[[Amount]] or monthly pet rent"]]. Tenant is responsible for all damage caused by pets.
Assistance animals required by law are permitted with proper documentation; no pet fee or deposit may be charged for qualified assistance animals.
10. Maintenance and Repairs - Landlord
Landlord shall maintain the Premises in a habitable condition as required by Wisconsin law, including compliance with the implied warranty of habitability, applicable housing codes, and keeping structural components, plumbing, heating, electrical, and supplied appliances in good working order.
Landlord shall make necessary repairs within a reasonable time after receiving written notice from Tenant.
11. Maintenance and Repairs - Tenant
Tenant shall keep the Premises clean, sanitary, and safe; use all systems and appliances properly; promptly notify Landlord of needed repairs or dangerous conditions; and be responsible for damage caused by Tenant's negligence or misuse or that of Tenant's guests or occupants.
Tenant shall replace light bulbs, HVAC filters, and batteries in smoke/CO detectors as needed and shall not alter, paint, or install fixtures without Landlord's prior written consent.
12. Landlord's Right of Entry
Landlord may enter the Premises:
- In case of emergency.
- To make repairs or improvements, supply services, or show the Premises, upon at least 24 hours advance notice (or reasonable notice under the circumstances) during reasonable hours, except in emergency or with Tenant's consent.
- To inspect for compliance with the Lease or law, with reasonable notice.
- Pursuant to court order or as otherwise permitted by law.
13. Assignment and Subletting
Tenant shall not assign this Lease or sublet the Premises or any part thereof without Landlord's prior written consent, which may be withheld for any reason or no reason. Any attempted assignment or sublease without consent is void and constitutes a material breach.
14. Default and Remedies
Tenant is in default if Tenant fails to pay rent when due, violates any term of this Lease, or abandons the Premises.
Upon default, Landlord may give Tenant notice as required by Wis. Stat. ch. 704 and pursue all remedies available under Wisconsin law, including termination of the tenancy, eviction through the courts, recovery of unpaid rent, damages, costs, and reasonable attorneys' fees where permitted.
Landlord shall not engage in self-help eviction (changing locks, shutting off utilities, removing property) except as expressly authorized by law after obtaining a court order.
15. Holdover
If Tenant remains in possession after termination of this Lease without Landlord's written consent, Tenant shall be a holdover tenant. Landlord may treat the holdover as a month-to-month tenancy or commence eviction proceedings. Tenant shall pay holdover rent at [[Holdover Rate, e.g., "150% of monthly rent"]] or such higher amount as permitted by law, plus any damages caused by the holdover.
16. Surrender
Upon termination, Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in good condition (reasonable wear and tear excepted), and provide a written forwarding address for the security deposit accounting.
17. Notices
All notices shall be in writing and delivered by personal delivery, certified mail, or other method permitted by the Lease or law to the addresses set forth above or such other address as a party designates in writing.
18. Governing Law
This Lease shall be governed by the laws of the State of Wisconsin. Venue for any action shall lie in the county where the Premises are located or as otherwise provided by law.
19. Severability; Entire Agreement
If any provision is held invalid, the remainder shall remain in effect. This Lease, including all exhibits and addenda, constitutes the entire agreement and supersedes all prior negotiations and agreements. Amendments must be in writing and signed by both parties.
20. Lead-Based Paint and Other Disclosures
If the Premises was built before 1978, the federal lead-based paint disclosure and pamphlet are attached as Exhibit B or provided separately.
[[Additional Disclosures: e.g., "Radon, mold, bedbugs, sex offender registry (Megan's Law equivalent), or other required notices per Wisconsin law or local ordinance."]]
21. Exhibits
The following exhibits are attached and incorporated:
- Exhibit A: Move-In/Move-Out Inventory and Condition Checklist
- Exhibit B: Lead-Based Paint Disclosure (if pre-1978)
- Exhibit C: Rules and Regulations (if any)
- Exhibit D: [[Other, e.g., pet addendum, parking agreement]]
22. Signatures
LANDLORD
[[Landlord Full Legal Name or Entity]]
By: ______________________________ Date: _____________
Name/Title: [[Landlord Signatory Name and Title]]
TENANT
______________________________ [[Tenant Full Legal Name]] Date: _____________
______________________________ [[Additional Tenant Full Legal Name]] Date: _____________
Sample template for Wisconsin - not legal advice. Key provisions reference Wis. Stat. ch. 704 (landlord-tenant), ATCP 134 (residential rental practices), security deposit rules § 704.28, entry notice standards, and habitability requirements as of June 2026. Local ordinances may impose additional requirements. Verify current law and consult qualified counsel before use.
