Free Indiana Lease Amendment Template

Last reviewed September 2026

Written by LawLease Editorial

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Indiana Lease Amendment

This Lease Amendment is built with Indiana as the governing state. These are the Indiana landlord-tenant rules that most often bear on it, with the statute for each.

Indiana rules at a glance

Indiana rules for a Lease Amendment
Rent-increase notice	30 days’ written notice before modifying the lease, unless the written lease provides otherwiseIC 32-31-5-4
Rent control	Local units may not regulate rentIC 32-31-1-20
Rent increases	Unless a written rental agreement provides otherwise, a landlord must give the tenant at least 30 days’ written notice before modifying the rental agreement — which includes raising the rent (IC 32-31-5-4). Rent under a fixed-term lease can’t change mid-term unless the lease allows it.
Security deposit limit	No statutory cap
Deposit return	45 days after the lease ends and possession is delivered, with an itemized noticeIC 32-31-3-12
Deposit accounting	The 45-day itemized notice and the full-refund consequence for missing it apply regardless of the lease (IC 32-31-3-12 to -16).

Security deposits in Indiana

Indiana puts no limit on how much a landlord can collect as a security deposit. The statute’s teeth are in the accounting at the end of the tenancy.

Allowed deductions — Accrued rent (including rent due for the tenant’s premature termination), actual damage to the unit beyond ordinary wear and tear, and unpaid utility or sewer charges the lease made the tenant’s responsibility (IC 32-31-3-12, -13).
45-day notice — The deductions must be itemized — with the estimated repair cost for each damaged item — in a written notice delivered to the tenant not more than 45 days after the lease ends and the tenant delivers possession, together with a check or money order for the balance (IC 32-31-3-12, -14).
Forwarding address — The landlord isn’t liable under these rules until the tenant supplies a mailing address in writing (IC 32-31-3-12).
Missed deadline — Failing to send the damage notice on time counts as the landlord agreeing that no damages are due, and the full deposit must be returned immediately (IC 32-31-3-15).
Penalty — A landlord who doesn’t comply is liable for the amount withheld plus the tenant’s reasonable attorney’s fees and court costs (IC 32-31-3-16).

Rent, late fees & rent increases

Late fees — Indiana has no statutory late-fee cap or mandatory grace period. The fee must be in the lease, and an excessive fee risks being struck by a court as an unenforceable penalty rather than a reasonable estimate of the landlord’s loss.
Rent increases — Unless a written rental agreement provides otherwise, a landlord must give the tenant at least 30 days’ written notice before modifying the rental agreement — which includes raising the rent (IC 32-31-5-4). Rent under a fixed-term lease can’t change mid-term unless the lease allows it.
Rent control — Cities, towns and counties may not regulate rental rates on private property — and may not regulate screening, deposits, applications, lease terms, disclosures or landlord fees either — unless the General Assembly authorizes it (IC 32-31-1-20).

Tenant protections you can’t waive

Habitability — Any waiver of the landlord–tenant duties in IC 32-31-8, including the landlord’s habitability duties, by contract or otherwise, is void (IC 32-31-8-4).
No lockouts or shutoffs — Without a court order, a landlord can’t change the locks, remove doors, windows, fixtures or appliances, or interrupt electricity, gas, water or other essential services to exclude a tenant, except for emergencies, good-faith repairs or necessary construction (IC 32-31-5-6).
No retaliation — A landlord can’t retaliate against a tenant for protected activity such as complaining to a government agency — though non-renewal at the end of a term and increases to market rent remain allowed (IC 32-31-8.5).
Deposit accounting — The 45-day itemized notice and the full-refund consequence for missing it apply regardless of the lease (IC 32-31-3-12 to -16).

Indiana Lease Amendment FAQs

How much can a landlord charge for a security deposit in Indiana?

Indiana has no statutory cap, so the deposit is whatever the lease sets. The law controls the return instead: an itemized notice of deductions within 45 days of move-out, or the landlord must refund the full deposit (IC 32-31-3).

How long does a landlord have to return a security deposit in Indiana?

45 days after the lease ends and the tenant delivers possession, once the tenant has given a forwarding address in writing. Missing the deadline means no damages can be claimed, and the landlord owes the deposit plus attorney’s fees and costs (IC 32-31-3-12, -15, -16).

Is there a cap on late fees in Indiana?

No. Indiana has no statutory late-fee cap or required grace period. The fee should be written into the lease and kept reasonable — courts can refuse to enforce a fee that operates as a penalty.

Lease Amendment in other states

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