Start here
Understanding the Rental Application Process
Next
What a Lease Actually Commits You To
Then
Security Deposits and Move-In Costs
Also important
Your Rights as a Renter
Before you commit
Before You Hand Over a Signature
Understanding the Rental Application Process
Before a landlord hands you a key, they will almost certainly ask you to complete a formal rental application. This typically includes your personal identification, employment and income information, and consent to run a credit and background check. Most landlords look for a monthly income that is roughly two to three times the rent amount, though this threshold varies by market and landlord.
Under the federal Fair Housing Act, landlords cannot screen applicants based on race, color, national origin, religion, sex, familial status, or disability. Many states and cities add further protected categories, such as source of income or sexual orientation. If you are denied housing and believe discrimination played a role, HUD accepts complaints and can investigate.
Application fees — used to cover the cost of credit and background checks — are common and often non-refundable. Confirm the fee amount and what it covers before paying. Keep copies of everything you submit.
Lease
A written legal contract between a tenant and landlord that sets the terms of the rental, including rent amount, duration, and rules for both parties.
Security deposit
Money paid upfront by the tenant and held by the landlord to cover unpaid rent or damage beyond normal wear and tear at the end of the tenancy.
Fixed-term lease
A rental agreement with a set end date — typically 12 months — during which the rent amount and tenancy terms generally cannot be changed unilaterally.
Fair Housing Act
A federal law that prohibits housing discrimination based on race, color, national origin, religion, sex, familial status, or disability during rental, sale, or financing of housing.
Habitability standard
A legal requirement that landlords maintain rental properties in a condition fit for human occupancy, including working heat, plumbing, and structural safety.
Normal wear and tear
The expected, minor deterioration of a rental unit from ordinary everyday use — such as small scuffs on walls — which landlords generally cannot deduct from a security deposit.
What a Lease Actually Commits You To
A lease is a legally binding contract between you and the landlord. It defines the rent amount, the lease term, what utilities (if any) are included, rules about pets or guests, and what happens if either party fails to meet their obligations. Once you sign, you are generally bound by all of it — including clauses you may not have noticed.
Pay special attention to the lease term. A fixed-term lease (commonly 12 months) locks in your rent and your obligation to pay it for that entire period. A month-to-month arrangement offers more flexibility but typically gives the landlord more latitude to raise rent or end the tenancy with shorter notice. For a deeper comparison, see our guide on month-to-month vs. fixed-term leases.
Lease language around early termination, subletting, and maintenance responsibilities is where many renters get caught off guard. Our article on lease clauses that catch renters off guard walks through the terms worth scrutinizing most carefully.
Get Promises in Writing
If a landlord agrees to fix something before you move in — a broken appliance, a leaky faucet, fresh paint — ask for that commitment to be added to the lease or confirmed in a signed addendum. Verbal promises are very difficult to enforce once the lease is signed and you have moved in. A short email exchange documenting the agreement can also serve as a useful record.
Security Deposits and Move-In Costs
Before move-in, expect to pay more than just first month's rent. Most landlords require a security deposit — held to cover unpaid rent or damage beyond normal wear and tear — and some also request last month's rent upfront. Together, these costs can add up to two or three months' rent before you move a single box.
State law governs how large a security deposit can be, where it must be held (some states require a separate escrow account), and how long after move-out a landlord has to return it. Deadlines typically range from 14 to 60 days depending on the state. Deductions must generally be itemized in writing. For a full breakdown, see our piece on security deposit rules.
The single most effective way to protect your deposit is to document the unit's condition on the day you move in. Photograph every room, note any existing damage in writing, and share that record with your landlord — ideally getting acknowledgment in writing. Our move-in documentation guide explains how to do this thoroughly.
Your Rights as a Renter
Regardless of what a lease says, renters have baseline legal protections that cannot be signed away. At the federal level, landlords must maintain properties that meet basic habitability standards — functioning heat, plumbing, and structural safety. State and local laws typically expand on this floor, and many jurisdictions also protect tenants from retaliation if they complain about unsafe conditions.
Landlords generally must give advance notice before entering your unit — typically 24 to 48 hours for non-emergency repairs or inspections, though this varies by state. Privacy protections apply even within your own rental.
Many renters are unaware of just how broad these protections can be. Our article on renter protections most tenants don't know they have covers habitability standards, anti-retaliation rules, and more in plain terms.
Lease Clauses Cannot Override the Law
Some leases contain clauses that attempt to waive tenant rights — for example, language stating that the landlord can enter at any time without notice, or that the tenant waives the right to a habitable unit. These provisions are generally unenforceable where they conflict with state law. If something in your lease seems unusual or overly restrictive, consider consulting a local tenant rights organization or attorney before signing.
Before You Hand Over a Signature
Signing a lease is one of the most significant financial commitments most people make on a recurring basis. Take the time to tour the unit in person, ask the landlord direct questions about maintenance response times, utility responsibilities, and renewal policies. Our guide on questions worth asking a landlord offers a practical framework for those conversations.
Walk through every room systematically before committing. Our room-by-room apartment checklist is designed to help you evaluate plumbing, appliances, and lighting so nothing is overlooked. Also consider whether renters insurance makes sense for your situation — it protects your belongings, not the building, and is often more affordable than renters expect. See what renters insurance actually covers for a clear breakdown.
Renting for the first time comes with a learning curve, but understanding these fundamentals before you sign puts you in a far stronger position. For the complete picture of the rental journey from search to move-out, see The Full Picture of Renting.
Frequently Asked Questions
Generally, yes — landlords are not required to give a reason for denial in most states. However, rejections based on race, religion, national origin, sex, disability, or familial status violate the federal Fair Housing Act. If you suspect discrimination, you can file a complaint with the U.S. Department of Housing and Urban Development (HUD).
In many states, verbal rental agreements can be legally binding for short-term arrangements, but they are very difficult to enforce because there is no written record. For your protection, always insist that any agreement — including promised repairs or amenities — be put in writing before you sign the lease.
Security deposit limits are set by state law and vary widely — some states cap deposits at one month's rent, others allow two months or more, and a few states have no cap at all. Research your specific state's rules before signing, and always get a receipt for any deposit you pay.
Most states require landlords to give advance notice — typically 24 to 48 hours — before entering a rental unit for non-emergency reasons. Emergency situations, such as a burst pipe or fire, are generally exempt from this notice requirement.
Breaking a lease early can trigger financial penalties, including forfeiture of your security deposit or payment of remaining rent owed. Some states give tenants specific legal grounds to break a lease penalty-free, such as military deployment or unsafe living conditions. Review your lease's early termination clause carefully before signing.
Some landlords require renters insurance as a lease condition; others do not. Even when it is optional, renters insurance generally covers personal belongings damaged or stolen, and may provide liability protection — your landlord's insurance covers the building, not your possessions.
The content on this site is for informational purposes only and is not a substitute for professional advice. Always consult a qualified professional for guidance specific to your situation.