This is a sample report — a real analysis of a basic US rental agreement, shown so you know exactly what you get. Analyze your lease
Sample-Rental-Agreement.pdf 3 pages · United States (no state specified) ABC Properties · $685/mo · 12 months
Verdict · sample analysis

Mostly standard — a few things worth a conversation before signing.

This is a basic, broadly standard residential lease. Nothing here is alarming, but a handful of terms lean landlord-friendly: the deposit can be held up to 60 days, late fees aren't capped, and the lease never spells out the landlord's duty to keep the home livable.

0 Red flag · do not sign without addressing
4 Worth pushing back on
4 Standard where you live
A note on location. This lease doesn't name a state ("Anycity, USA"), so the report leans on general US tenant-law principles and stays cautious about state-specific rules. Your real report uses the country and state you pick for sharper, location-specific flags.

What we noticed

The things that matter most, in plain English. Read this in 30 seconds and you'll know whether you're fine to sign.

  • Your security deposit can be held up to 60 days after you move out — longer than most US states allow (commonly 14–30).
  • Late fees aren't capped: $25 plus $5 every additional day. That can balloon fast, and many states require late fees to be "reasonable."
  • The lease never states the landlord's duty to maintain or repair the home, and makes you financially responsible if you're slow to report problems.
  • Good signs: the deposit is one month's rent, there's a 3-day grace period, and service animals are correctly carved out from the pet rules.

Clause-by-clause breakdown

Every clause we flagged, plus a few standard ones for context.

Security deposit return window

§7 · Page 1
Push back
It will be held intact by Landlord until at least thirty (30) working days after Tenants have vacated the property … returned to Tenant with a written explanation of deductions, within 60 days after they have vacated.
In plain English
After you move out, the landlord can take up to 60 days to return your deposit, and pays no interest on it.
Why it matters
Most US states require deposits back within 14–30 days, so 60 days is on the far end and is non-compliant in many places. The "thirty working days" wording is also vague, and several states require interest to be paid on deposits.
What to ask for
"Can the deposit be returned within 30 days (or my state's legal limit), with the itemized deductions — and interest if my state requires it?"

Uncapped daily late fee

§5 · Page 1
Push back
Tenant agrees to pay a $25 late fee, plus an additional $5 per day for every day thereafter until the rent is paid.
In plain English
Past the 3-day grace period you owe $25, then $5 more every single day, with no ceiling.
Why it matters
A daily fee with no cap can grow large quickly. Many states require late fees to be a reasonable estimate of the landlord's actual costs, and an uncapped daily charge can be challenged as a penalty.
What to ask for
"Can the late fee be a single reasonable amount, or capped — for example 5% of the monthly rent total?"

No stated repair or maintenance duty

§12 · Page 2
Push back
Tenant agrees to notify Landlord immediately if roof leaks … If the tenant does not notify landlord in a prompt matter the tenant may be held financially responsible.
In plain English
You must report building problems fast, and could be on the hook financially if you don't — but the lease never says the landlord has to actually fix anything.
Why it matters
Every US state has an implied "warranty of habitability" — the landlord must keep the home livable regardless of what the lease says. A lease that's silent on repairs and shifts financial risk onto you is unbalanced, even though that underlying duty still applies.
What to ask for
"Can we add: 'Landlord shall maintain the premises in compliance with applicable housing codes and make timely repairs'?"

Charges for cleaning and normal wear

§7–§8 · Pages 1–2
Push back
This deposit money minus any necessary charges for missing/dead light bulbs, repairs, cleaning, etc. … a $200.00 minimum cleaning fee if the Landlord has to have the property professionally cleaned.
In plain English
They can deduct for cleaning and small items like light bulbs, with a $200 minimum cleaning fee.
Why it matters
Landlords generally can't charge you for ordinary wear and tear — a burned-out bulb or routine cleaning — only for actual damage. A flat "minimum" cleaning fee regardless of the home's condition is questionable in many states.
What to ask for
"Can cleaning and repair charges be limited to documented damage beyond normal wear, with receipts?"

Security deposit amount

§7 · Page 1
Standard
Tenants hereby agree to pay a security deposit of $685.
In plain English
Your deposit equals one month's rent.
Why it matters
One month is standard and within the legal cap in nearly every state.

Service & assistance animals

§13 · Page 3
Standard
"Pets" does not include animals trained to serve the handicapped, such as seeing-eye dogs, hearing dogs, or service dogs.
In plain English
Service animals aren't treated as pets, so the pet rent and pet rules don't apply to them.
Why it matters
This is the correct, Fair-Housing-compliant approach — a genuinely good sign in this lease.

Questions to ask the landlord

Copy-paste this into an email. It's the cleanest way to start the negotiation without sounding combative.

  1. Can the security deposit be returned within 30 days (or my state's legal limit), with an itemized list of deductions?
  2. Will you pay interest on the deposit if my state requires it?
  3. Can the late fee be a single reasonable amount or capped, instead of $5 per day with no limit?
  4. Can we add that the landlord will keep the home in compliance with housing codes and make timely repairs?
  5. Will cleaning and repair deductions be limited to documented damage beyond normal wear, with receipts?
  6. Is the $200 cleaning fee only charged if professional cleaning is actually needed?

Draft email to send

Written for you. Sounds like a person, cites the specific sections, and asks for the changes worth asking for. Edit anything in brackets before sending.

The fine print

We are not your lawyer. This report is automated lease analysis for informational purposes only. Reading it does not create an attorney-client relationship. For complex situations — disputes, evictions, commercial leases, unusual property types — please consult a licensed tenant attorney where you live.

Private by design. When you analyze your own lease, your uploaded document is deleted the moment analysis finishes, the report isn't kept on our servers for long, and nothing is ever used to train AI.

This took 38 seconds. Yours will too.

Analyze my lease