Washington, D.C. Room Rental Agreement

Required Landlord Disclosures (7)

Lead paint: For any property built before 1978, federal law requires you to inform tenants about any known lead-based paint or hazards, which includes providing them with an official DC Lead Disclosure Form and an EPA-approved informational pamphlet.

RAD Form 3: In Washington, D.C., landlords must provide tenants with Form 3, officially called the Housing Provider’s Disclosure to Applicant or Tenant. This form, mandated by the Rental Accommodations Division (RAD) of the Department of Housing and Community Development, discloses key details about the unit, including any recent code violations, additional fees or surcharges, and whether the unit is classified as a condominium or co-op. It’s part of D.C.’s broader effort to support rent control and strengthen tenant protections (RAD FORM 3 PDF).

Voter registration packet for new tenants: Under the District of Columbia’s Improving Voter Registration for New Tenants and Homeowners Amendment Act of 2020, landlords are required to give new tenants a voter registration packet. This packet, available through the District of Columbia Board of Elections, helps renters register easily at their new address.

Tenant Bill of Rights: You’re required to give each tenant a copy of the District of Columbia Tenant Bill of Rights. This document explains their fundamental rental rights and helps tenants understand local housing laws and regulations.

Mold disclosure: If you know of any mold contamination that occurred in the unit in the past 3 years, and a licensed professional hasn’t fully remediated it, you must share that information with your tenant (Section 8-241.01).

Ownership information: Your lease must list the name and address of the property owner (or the owner’s agent) so that tenants know who is responsible for the unit.

Rent control or exemption status: Because Washington, D.C. has rent control laws, you’re required to tell tenants whether the unit is rent-controlled or exempt.

Security Deposits

Maximum security deposit: You can’t charge more than 1 month’s rent as a security deposit in the District. This limit helps ensure tenants aren’t faced with excessive upfront costs (14 DCMR 308.2).

Security deposit receipt: You’re required to provide tenants with a written receipt for their security deposit, unless they pay by personal check that indicates it’s for the deposit.

Interest payments: A tenant is entitled to interest on the security deposit if the tenancy duration is at least 12 months.

Allowed deductions: You can use the security deposit to cover unpaid rent or damage beyond normal wear and tear, provided you clearly outline these expenses in the lease. Routine upkeep or replacement of items due to normal wear and tear can’t be deducted from the deposit.

Returning security deposit: You must return the security deposit within 45 days after the tenant vacates the premises. If you’re making deductions, you need to provide an itemized list explaining those charges and return any remaining balance within the same timeframe.

Security deposit location: You’re required to place the security deposit in an interest-bearing account in a financial institution located in Washington, D.C. You’re also required to tell your tenant in writing where you’re holding the deposit, the amount of the deposit, and the current interest rate.

Pet deposits: The District of Columbia doesn’t have a separate limit for pet deposits; however, the total of all security deposits, including any pet-related amounts, can’t exceed 1 month’s rent.

Rent Payment Regulations

Late rent fees: If you plan to charge late fees, D.C. law caps them at 5% of the monthly rent, and you must include this policy in your rental agreement (D.C. Code § 42-3505.31 (2024)).

Right to withhold rent: Washington, D.C. doesn’t have a law that allows tenants to withhold rent if they don’t make repairs.

Grace period: The local law requires landlords to offer a minimum 5-day grace period before charging a late fee.

Pet rent: Currently, landlords can collect a pet security deposit, but there’s no legal provision allowing you to charge separate monthly pet rent.

Rent Payment Increase Rules

Rent payment increase frequency: For rent-controlled units, landlords can typically only raise the rent once every 12 months.

Rent payment increase maximum: If your unit is under rent control, the District of Columbia law caps the rent increase based on the Consumer Price Index (CPI) plus a set percentage, which is updated annually.

Rent control/stabilization: Washington, D.C. has rent control laws that apply to many rental units, especially older buildings. You’re required to inform tenants whether the unit is rent-controlled or exempt, and landlords should clearly spell out these details in the rental agreement.

Room Rental Agreement Breaches

Failure to pay: If a tenant doesn’t pay rent on time, even after the 5-day grace period, that’s considered a breach of the lease. In Washington, D.C., you can initiate the eviction process if rent remains unpaid; however, you must follow the formal legal steps.

Lease violations: Breaches aren’t just about unpaid rent. Tenants may violate the lease by having unauthorized occupants, damaging the property beyond normal wear and tear, or failing to comply with house rules. Ensure that these expectations are clearly outlined in your agreement and address any issues in writing before taking further action.

Lease abandonment: If a tenant moves out without notice or stops responding, you can’t simply assume they’ve abandoned the unit. The local law generally requires you to take reasonable steps to determine abandonment before reclaiming the space or renting it to someone else.

Self-help evictions: It’s illegal to use “self-help” methods, such as changing the locks, shutting off utilities, or removing a tenant’s belongings, to force them out. All evictions must go through the court system to protect both the landlord’s and tenant’s rights.

Ending a Room Rental Agreement

Even the best room rental agreement in Washington, D.C., eventually needs to end or be renewed. Understanding local rules about notice and term types helps you stay compliant with the law.

Month-to-month room rental agreements: For month-to-month leases, either you or the tenant can end the agreement by providing at least 30 days’ written notice. This flexibility is popular in D.C., but make sure you clearly outline the notice requirements in the lease.

Fixed-term room rental agreements: If you have a fixed-term lease, such as 6 or 12 months, it typically ends on the date specified in the agreement, unless you and your tenant agree to renew or extend it in writing. Early termination usually requires the consent of both parties or specific lease clauses that permit it.

Room abandonment: If a tenant leaves without notice or stops communicating, you can’t just assume they’ve abandoned their room. In Washington, D.C., landlords must take reasonable steps to confirm abandonment before reclaiming the space or renting it to someone else.

Tenant’s right to terminate: Tenants in Washington, D.C. may have legal grounds to break a lease early without penalty, such as unsafe living conditions, landlord harassment, or other serious issues.

Landlord Room Access Laws

Immediate access: In emergencies, such as fires, floods, or severe disasters, you may legally enter the rented room without notice.

Landlord harassment: It’s illegal in D.C. to harass tenants by repeatedly entering without permission or showing up unexpectedly to pressure them to leave.

Advance notice: For non-emergency visits, such as inspections, repairs, or showings, you must give at least 24 hours’ written notice. Although the law doesn’t specify an exact timeframe, 24 hours is widely accepted as a reasonable timeframe.

Agreement Renewal/Termination

Required renewals: Fixed-term leases, such as those running 6 or 12 months, don’t renew automatically. If you and your tenant wish to continue the rental, you’ll need to sign a new lease or add a formal renewal clause before the current term ends.

Required notice: To end a month-to-month tenancy, either you or your tenant must provide at least 30 days’ written notice.

Month-to-month considerations: Month-to-month agreements offer flexibility, but this also means you need to prepare for potential changes. These leases automatically renew each month until either party gives proper notice to terminate.