Free Maine Room Rental Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Maine Room Rental Agreement

This Room Rental Agreement is built with Maine as the governing state. These are the Maine landlord-tenant rules that most often bear on it, with the statute for each.

Maine rules at a glance

Maine rules for a Room Rental Agreement
Security deposit limit	2 months’ rent14 M.R.S. §6032
Deposit return	Written lease: period stated, max 30 days · Tenancy at will: 21 days14 M.R.S. §6033
Landlord entry	Reasonable notice; 24 hours presumed reasonable14 M.R.S. §6025
Late fees	Only after rent is 15 days late; max 4% of one month’s rent; disclosed in writing at signing14 M.R.S. §6028

Security deposits in Maine

A Maine lease or tenancy-at-will agreement may not require a security deposit of more than two months’ rent (§6032). Separately, a landlord can’t require more up front than the first full month’s rent, the capped deposit, and any properly disclosed mandatory recurring fee (§6022-A).

How it’s held — Deposits can’t be commingled with the landlord’s assets and must be held in a bank account beyond the reach of the landlord’s creditors. On request, the landlord must tell the tenant the institution and account number. A violation costs the landlord the greatest of actual damages, $500, or one month’s rent, plus costs (§6038).
Return deadline — Under a written lease, the deposit or an itemized statement with the balance is due within the period the lease states, which can’t exceed 30 days. Under a tenancy at will, it’s due within 21 days after the later of termination or surrender of the unit (§6033(2)).
Allowed deductions — Normal wear and tear can never be charged (§6033(1)). Permitted reasons include unpaid rent, unpaid utilities owed to the landlord, and the cost of storing and disposing of property the tenant left behind (§6033(2)).
Penalties — Missing the deadline forfeits the right to keep any of the deposit (§6033(3)). After a 7-day demand letter, wrongful retention exposes the landlord to double the amount withheld plus attorney fees, and the landlord bears the burden of proof (§6034).
Cash receipts — A written receipt is required for any rent or deposit paid in cash, except in owner-occupied buildings of five or fewer units (§6022).

Rent, fees & rent increases

Maine regulates late fees, application fees, recurring fees, and rent-increase notices more tightly than most states — and several of these rules were added in 2023.

Late fees — Rent is “late” only if unpaid 15 days after it’s due. The penalty can’t exceed 4% of one month’s rent, and it can only be charged if the tenant was told in writing at signing that a late fee of up to 4% may apply (§6028).
Rent-increase notice — Rent or mandatory recurring fees can be raised only after at least 45 days’ written notice. If an increase — or several within 12 months — adds up to 10% or more, 75 days’ notice is required. These notice rights can’t be waived (§6015).
No increase while unfit — Rent can’t be raised while the unit violates the warranty of habitability, unless the tenant caused the problem (§6016).
Application fees — A landlord may not charge an application fee, except the actual cost of one background check, credit check, or other screening — and only after telling the applicant they’ll receive a complete copy of the results. Only one such fee is allowed per 12 months (§6030-H).
Recurring fees — Optional recurring fees (e.g. parking or storage) require written notice that the tenant can opt out at any time without penalty (§6030-I).
Rent control — Maine has no statewide rent control, but Portland runs its own rent-stabilization ordinance for covered units.

Landlord entry & access

Except in an emergency or where it’s impracticable, a Maine landlord must give reasonable notice of the intent to enter and enter only at reasonable times; 24 hours is presumed reasonable absent evidence to the contrary (§6025(2)). The tenant can’t unreasonably refuse entry for inspections, repairs, or showings, and can’t change the locks without giving the landlord a duplicate key within 48 hours (§6025(1)).

An unlawful, unreasonable, or harassing entry entitles the tenant to actual damages or $250, whichever is greater (raised from $100 in 2026), plus injunctive relief and attorney fees after a contested hearing (§6025(3)). These rights can’t be waived (§6025(4)).

Maine Room Rental Agreement FAQs

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

No more than two months’ rent (14 M.R.S. §6032). And at move-in, a landlord can’t require more than the first month’s rent, the deposit, and any properly disclosed mandatory recurring fee (§6022-A).

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

Under a written lease, within the time stated in the lease, up to a maximum of 30 days; under a tenancy at will, within 21 days after the tenancy ends or the unit is surrendered, whichever is later. A landlord who misses the deadline forfeits the right to withhold anything (§6033).

What is the maximum late fee in Maine?

A late fee can’t exceed 4% of one month’s rent, can only apply once rent is 15 days late, and must have been disclosed in writing when the lease was signed (§6028).

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