Free Wisconsin Room Rental Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Wisconsin Room Rental Agreement

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

Wisconsin rules at a glance

Wisconsin rules for a Room Rental Agreement
Security deposit limit	No statutory cap
Deposit return	21 days, generally counted from the end of the rental agreement, with an itemized statementWis. Stat. §704.28(4)
Landlord entry	At least 12 hours’ advance notice, unless the tenant agrees to lessATCP 134.09(2)
Late fees	No dollar cap; may be charged only if written into the rental agreementATCP 134.09(8)

Security deposits in Wisconsin

Wisconsin places no cap on a security deposit. The rules on how it is documented, what can be withheld, and when it comes back are split between Wis. Stat. §704.28 and ATCP 134.06 — and a lease drafted from the statute alone will miss half of them.

Check-in — Before accepting a deposit, the landlord must tell the tenant in writing that they may inspect the unit and report pre-existing damage within at least 7 days after the tenancy starts, and may request the list of damages charged to the previous tenant’s deposit (ATCP 134.06(1)).
What can be withheld — Tenant damage, waste, or neglect beyond normal wear and tear; unpaid rent; unpaid utilities or municipal permit fees the landlord is liable for; and any other charge only if it appears in a separately signed “Nonstandard Rental Provisions” document (Wis. Stat. §704.28(1)–(2); ATCP 134.06(3)).
Return deadline — Within 21 days the landlord must deliver or mail the deposit, less lawful withholdings, with a written statement describing each item withheld. The clock starts on the lease’s termination date if the tenant leaves on time; if the tenant leaves early or is evicted, it starts on the termination date or, if the unit is re-rented sooner, the day the new tenancy begins (Wis. Stat. §704.28(4); ATCP 134.06(2), (4)).
Penalty — Wrongful withholding violates ATCP 134, and the tenant can sue for twice the amount wrongfully withheld plus costs and reasonable attorney’s fees (Wis. Stat. §100.20(5)).

Rent, late fees & rent increases

Late fees — No landlord may charge a late fee or penalty unless it is specifically provided for in the rental agreement (ATCP 134.09(8)). There is no statutory dollar or percentage cap, but a fee that is not a reasonable estimate of the landlord’s loss risks being struck as a penalty. Late fees can be taken from the deposit only if listed in the Nonstandard Rental Provisions document.
Rent increases — Wisconsin has no rent-increase notice statute. During a fixed-term lease rent can change only if the lease allows it; for a month-to-month tenancy, a change in rent is effectively a new tenancy term and should be given with at least the 28 days’ notice required to end the tenancy (Wis. Stat. §704.19(3)).
Rent control — Cities, villages, towns, and counties are barred from regulating the amount of rent or fees for private residential units (Wis. Stat. §66.1015).
Automatic renewal — A lease clause that renews automatically unless the tenant gives notice is enforceable only if the landlord reminds the tenant in writing 15 to 30 days before the tenant’s notice deadline (Wis. Stat. §704.15; ATCP 134.09(3)).

Landlord entry & access

By statute, a Wisconsin landlord may enter on advance notice and at reasonable times to inspect, make repairs, or show the unit to prospective tenants or buyers; if the tenant is absent and the landlord reasonably believes entry is necessary to protect the premises, no notice is required (Wis. Stat. §704.05(2)).

ATCP 134.09(2) defines “advance notice” as at least 12 hours, unless the tenant agrees to a shorter time after being told of the proposed entry. No notice is needed if the tenant requests or consents in advance to the entry, in a health or safety emergency, or when the tenant is absent and entry is necessary to protect the premises. On entering, the landlord must announce their presence and identify themselves on request.

Wisconsin Room Rental Agreement FAQs

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

Wisconsin sets no maximum deposit. What it regulates is the check-in process, the categories that can be withheld, and the 21-day return deadline (Wis. Stat. §704.28; ATCP 134.06).

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

21 days, with an itemized statement of anything withheld. If the tenant leaves when the lease ends, the 21 days run from the termination date; if the tenant leaves early, they run from the termination date or from the start of a new tenant’s lease if the unit is re-rented sooner (Wis. Stat. §704.28(4)). Wrongful withholding can cost double the amount withheld plus attorney’s fees (Wis. Stat. §100.20(5)).

Can a Wisconsin landlord charge a late fee?

Only if the late fee is written into the rental agreement (ATCP 134.09(8)). There is no statutory cap, but the fee should be a reasonable estimate of the landlord’s cost. To deduct unpaid late fees from the deposit, they must be listed in a signed Nonstandard Rental Provisions document (Wis. Stat. §704.28(2)).

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