How Does a Month-to-Month Lease Work?
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A month-to-month lease continues from one monthly rental period to the next. The agreement states when the tenancy begins and when rent is due. It generally continues until the landlord or tenant ends it through a notice or other process permitted by the lease and applicable law.
What to put in a month-to-month lease
Identify the landlord, tenants, rental address and unit. Record the start date, rent amount, payment due date, deposit and other move-in costs. Specify who pays for utilities, handles maintenance requests and manages parking or other shared spaces.
Include an address or other authorized way to deliver notices. Check what the property requires before signing, including local rules and required disclosures. Give both parties a copy of the agreement and its attachments.
How a monthly lease differs from a fixed-term lease
A fixed-term lease states an end date. A month-to-month agreement continues periodically. If an existing fixed-term lease is about to expire, read its renewal and holdover provisions before assuming it converts to a monthly tenancy. If the parties want another fixed term, see how to renew a residential lease.
Can the rent change from one month to the next?
Check whether the lease allows the change, what state or local limits apply, and how much written notice is required. The monthly rent due date may affect the first date a change can take effect. See the month-to-month rent increase guide for examples from Arizona, California and Oregon.
How do you end a month-to-month lease?
Start by identifying who is giving notice. A tenant's move-out notice can have a different deadline from a landlord's notice. The rental period, reason for ending the tenancy, local rules and delivery method can all affect the date.
| State | Example of a tenant's notice rule |
|---|---|
| Arizona | Give written notice at least 30 days before the periodic rental date specified in the notice for a covered month-to-month tenancy. A.R.S. § 33-1375(B) |
| Massachusetts | For a covered monthly tenancy at will, use the longer of 30 days or one month before the next rent payment is due. Massachusetts Attorney General's guide |
| Washington | For a covered periodic tenancy, the tenant generally gives written notice at least 20 days before the rental period ends. Certain military orders can qualify for a shorter period. RCW 59.18.200 |
If you are the landlord, check separately whether a lawful reason, longer period or prescribed notice is required. If you are the tenant, see the state-by-state tenant move-out guide before choosing a date and delivery method.