Free Montana Room Rental Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Montana Room Rental Agreement

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

Montana rules at a glance

Montana rules for a Room Rental Agreement
Security deposit limit	No statutory cap
Deposit return	10 days if nothing is deducted · 30 days with a written list of chargesMCA §70-25-202
Deposit burden	In any deposit dispute, the landlord must prove the damage the tenant caused (§70-25-204).
Landlord entry	24 hours’ notice, at reasonable times (may be posted on the main door)MCA §70-24-312
Late fees	No statutory cap; set by the lease

Security deposits in Montana

Montana places no dollar limit on a residential security deposit. It regulates instead what can be deducted and how fast the money must come back — and it uses two different deadlines depending on whether anything is withheld.

No deductions — 10 days — If there is no damage, no cleaning required, no unpaid rent and the utilities are paid, the full deposit is due within 10 days of the tenancy ending (§70-25-202(1)(b)).
With deductions — 30 days — Otherwise, within 30 days after the tenancy ends (or the unit is surrendered and accepted, if earlier), the landlord must give the tenant a written list of rent due and damage and cleaning charges, together with any balance (§70-25-202(1)(a)).
How it’s paid — The refund may go by electronic transfer, cash, check or other form of refund, or by mail to the address the tenant provides or the last known address (§70-25-202).
Allowed deductions — Damage caused by the tenant, unpaid rent, late charges, utilities, penalties due under the lease, other money owed, and actual cleaning costs including a reasonable charge for the landlord’s own labor. Normal cyclical maintenance can’t be charged unless the tenant’s negligence made it necessary (§70-25-201).
Cleaning notice — Cleaning charges can’t be deducted until the landlord gives written notice describing what cleaning is still needed; the tenant then has 24 hours to do it. The notice isn’t required if the tenant moves out without notice (§70-25-201(3)).
Pre-move-out inspection — Either party may ask for the unit to be inspected within one week before the tenancy ends (§70-25-201(2)).
Wrongful withholding — The landlord is liable for the amount wrongfully withheld, bears the burden of proving tenant-caused damage, and may face an attorney’s-fee award to the prevailing party (§70-25-204).

Rent, late fees & rent increases

Montana has no statute capping residential late fees or requiring a grace period — a late charge is enforceable because the lease provides for it, and unpaid late charges are a permitted deduction from the deposit (§70-25-201(1)).

Rent increases — No Montana statute sets a separate rent-increase notice period. Rent is locked for a fixed-term lease; for a month-to-month tenancy an increase is a change of terms, so the 30-day termination notice under §70-24-441(2) is the practical minimum.
Rent control — Local governments in Montana are denied any power to control the amount of rent charged for private residential property (§7-1-111(26)).
Email can’t be required — A lease can’t make giving an email address a condition of renting, though the parties may voluntarily elect electronic notice (§70-24-202).

Landlord entry & access

A Montana tenant may not unreasonably refuse entry to inspect, make repairs or improvements, supply services, or show the unit to buyers, lenders, tenants or contractors. Except in an emergency or where it is impracticable, the landlord must give at least 24 hours’ notice of the intent to enter and may enter only at reasonable times; the notice may be conspicuously posted on the unit’s main entry door (§70-24-312(3)).

The landlord may enter without consent in an emergency, but may not abuse the right of access or use it to harass the tenant. Beyond that, entry requires a court order or an abandoned or surrendered unit. A tenant may not change the locks without permission and must provide keys to any lock they install (§70-24-312).

Tenant protections you can’t waive

Void lease terms — A lease can’t waive rights under the Act, authorize a confession of judgment, excuse or limit liability for purposeful misconduct or negligence, or require indemnity for it (§70-24-202).
No retaliation — A landlord can’t raise rent, cut services or seek possession because the tenant complained to a code agency, complained in writing about habitability, or joined a tenants’ union; a complaint within 6 months creates a presumption of retaliation (§70-24-431).
No lockouts or shutoffs — Unlawfully removing a tenant or cutting heat, water, electricity, gas or other essential services lets the tenant recover possession or terminate, plus up to 3 months’ rent or treble damages, whichever is greater (§70-24-411).
Deposit burden — In any deposit dispute, the landlord must prove the damage the tenant caused (§70-25-204).

Montana Room Rental Agreement FAQs

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

Montana sets no maximum — the amount is whatever the lease specifies. The law instead limits what can be deducted and sets strict refund deadlines (§§70-25-201, 70-25-202).

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

Ten days if there’s no damage, no cleaning needed, no unpaid rent and the utilities are paid. If the landlord deducts anything, the written list of charges and any balance are due within 30 days after the tenancy ends (§70-25-202).

Can a Montana landlord deduct cleaning costs from the deposit?

Yes, including a reasonable charge for the landlord’s own labor — but only after giving the tenant written notice of the cleaning still needed and 24 hours to do it, unless the tenant moved out without notice (§70-25-201).

Is there a cap on late fees in Montana?

No. Montana has no statutory late-fee cap or grace period. Late charges must be provided for in the lease, and unpaid ones can be deducted from the security deposit (§70-25-201).

Room Rental Agreement in other states

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