What is a month-to-month rental agreement?
A month-to-month rental agreement (sometimes called a periodic or rolling tenancy) runs from one rental month to the next until the landlord or tenant gives notice. It suits tenants who don't want to commit to a year and landlords who may sell or move back in — but because either side can end it, the notice rules and rent-change rules matter more than in a fixed-term lease, and they are also where local law most often steps in.
This template names the landlord, every adult tenant and other occupants, and describes the home. It sets the monthly rent, due date and payment method, prorates a part first month day by day, and requires written notice of any rent increase — at least the number of days you choose and whatever the law requires. It covers an optional deposit, bills, house rules including pets and smoking, a move-in condition record, repairs, landlord access, and separate notice periods for the tenant and the landlord, with a choice of whether notice can end on any day or only at the end of a rental month. It makes clear that a landlord can recover possession only through the legal process, and that local law wins where it conflicts.
- Best for
- Landlords and tenants who want a rolling tenancy with no fixed end date
- Signed by
- The landlord and the tenant (add more tenants as signers)
- Notice to end
- Set separately for tenant and landlord; the law may require longer
- Length
- About 3 pages, initialled on every page
When to Use a month-to-month rental agreement
- Letting a home to a tenant who doesn't want a long lease
- Keeping flexibility while you decide whether to sell
- Continuing a tenancy after a fixed-term lease runs out
- Renting to someone relocating for a short-term job
- Putting an informal family or friend rental in writing
What You Fill In
27 blanks, then the name and email of each person who signs: landlord, tenant.
1 The parties
- Date of the agreement*
- Landlord (owner)*
- Landlord address for notices*
- Tenant(s)*
- Other people who will live there
2 The home
- Address of the home*
- Furnishing* unfurnished · part-furnished · furnished
- Also included
3 Term and notice
- Tenancy starts*
- Notice the Tenant gives to end it (days)*
- Notice the Landlord gives to end it (days)*
- A notice period* may end on any day · must end on the last day of a rental month
4 Rent and deposit
- Currency*
- Monthly rent*
- Rent is due on*
- How rent is paid*
- Notice of a rent increase (days)*
- Security deposit
5 Bills
- Bills paid by the Tenant*
- Bills paid by the Landlord
6 House rules
- Pets*
- Smoking and vaping* not allowed anywhere on the property · allowed only outdoors · allowed
- Other house rules
7 Repairs and access
- Repairs and emergencies contact*
- Notice before the Landlord enters (hours)*
8 Other terms
- Disclosures and attachments
- Governing law*
9 Who signs
- Landlord signature and date, initials on every page · The owner of the home, or the agent signing for them.
- Tenant signature and date, initials on every page · The person renting the home. To have more tenants sign, add them as signers in the editor and place their boxes.
What the month-to-month rental agreement Covers
- The Home
- A rolling monthly tenancy
- Rent
- Security deposit
- Bills
- House rules
- Condition, repairs and access
- Ending the tenancy
- General
Using the month-to-month rental agreement, step by step
1 Name the parties and the home
Enter the landlord and an address for notices, every adult tenant, anyone else who will live there, and the home's address, furnishing and extras.
2 Set the rent and rent changes
Add the monthly rent, due date and how it is paid. Choose the notice you will give before a rent increase — at least the legal minimum; some places also limit how often and by how much rent can rise.
3 Set the notice periods
Enter how many days' notice the tenant gives to leave and how many the landlord gives. Landlord notice is often longer by law and may depend on how long the tenant has lived there, and some places only allow a landlord to end a tenancy for specific reasons. Choose whether notice can end on any day or only at the end of a rental month.
4 Deposit, bills, rules and signing
Add any deposit, who pays which bills, pet and smoking rules, other house rules and the repairs contact. List any disclosures you attach, add the tenants as signers, and send.
Tips Before You Send It
- Look up the local minimum notice periods for both sides before you fill in the numbers.
- Put rent increases in writing and keep a copy of the notice with the signed agreement.
- Record the home's condition with dated photos at move-in.
- If you want the tenant to commit for a set period, use a fixed-term residential lease instead.
Sign It Online In Minutes
- Fill in the blanks. Names, dates and amounts go straight into the agreement — the preview shows exactly where.
- Name who signs. Tick “This is me” for your own part. VergeHR builds the PDF with every signature, date and initials box on the right line, and you can check or move anything before sending.
- Send it. Each signer gets a secure link and signs from any device — no account needed. The signed PDF, with an audit trail and a Certificate of Completion, is filed in Files and emailed to everyone.
Month-to-month rental agreement: frequently asked questions
How much notice does a landlord have to give?
At least the number of days in the agreement, and never less than the law requires. Many places set a minimum that grows with the length of the tenancy, and some only allow a landlord to end a tenancy for specific reasons. The agreement says the longer legal period applies.
Can the landlord raise the rent at any time?
Only with written notice of at least the days you set, or longer if the law requires, and only as often and by as much as the law allows. The increase takes effect on a rent due date.
What is the difference between this and a residential lease?
A residential lease runs for a fixed term, such as a year, and neither side can usually end it early. A month-to-month agreement has no end date and either side can end it with notice, which gives both more flexibility and less certainty.
Is an electronically signed rental agreement valid?
Electronic signatures are generally valid for ordinary rental agreements in the US (ESIGN Act and UETA), the UK, the EU (eIDAS) and Canada. VergeHR keeps an audit trail and a Certificate of Completion with the signed PDF.