Lease contract agreement

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Lease contract agreement

Edward VazquezPro Member
Member since 2025 · 5 posts · 5 votes

Hello Bigger pocket family  just looking for advice what's the best way to create a lease agreement should I use a lawyer? What's sources are out there ? Do bigger pocket pro website have one? Who should i talk?  

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Kevin Sobilo
Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
4mo

@Edward Vazquez, if you have a good relationship with a realtor whom you have used to buy/sell, I would ask them. 

Realtors are provided with a set of well vetted forms that were developed by real estate lawyers in your state. They get updated regularly to keep up with changing laws and should also have addendums available for common things like pets or disclosures for things like lead based paint. So, its a nice standardized, up to date, and well vetted set of forms. 

If you don't have a relationship where you can ask for a copy of these, then I would probably go to a real estate lawyer because you will likely be going back to them for questions anyways. 

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  • Kevin Sobilo
    Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
    4mo

    @Edward Vazquez, if you have a good relationship with a realtor whom you have used to buy/sell, I would ask them. 

    Realtors are provided with a set of well vetted forms that were developed by real estate lawyers in your state. They get updated regularly to keep up with changing laws and should also have addendums available for common things like pets or disclosures for things like lead based paint. So, its a nice standardized, up to date, and well vetted set of forms. 

    If you don't have a relationship where you can ask for a copy of these, then I would probably go to a real estate lawyer because you will likely be going back to them for questions anyways. 

    2Reply
  • G. Brian DavisPro Member
    Investor · Hatboro, PA · Member since 2016 · 2k+ posts · 854 votes
    4mo

    You can start with templates from sources like EzLandlord forms, theirs are pretty good, also  BiggerPockets Pro. Make sure it's state specific. It’s still smart to have a lawyer review it to ensure it’s enforceable and compliant with local laws.

    1Reply
  • Benjamin Sussman
    Investor · San Diego · Member since 2020 · 92 posts · 60 votes
    4mo

    @Edward VazquezYou definitely don’t need to reinvent a lease from scratch. 

    A local realtor can also be a great resource for getting a solid lease template. BiggerPockets has forms/resources, many property management softwares include lease templates, and local apartment associations usually have large forms libraries if you become a member.

    One big thing newer landlords sometimes miss is making sure all required disclosures for their state/city are included. Those vary a lot depending on where the property is located. Honestly, even asking ChatGPT “what disclosures are required in a residential lease in [state/city]?” can be a good starting point for research before verifying locally.

    Personally, I’d avoid grabbing random generic leases online. A cheap or outdated lease can become very expensive later if something goes wrong.

    1Reply
  • Drew SygitBusiness Member
    Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
    4mo
    Quote from @Edward Vazquez:

    Hello Bigger pocket family  just looking for advice what's the best way to create a lease agreement should I use a lawyer? What's sources are out there ? Do bigger pocket pro website have one? Who should i talk?  


     There are a lot of templates out there, the best would be from a local real estate board.

    The challenge is that most will be very basic.

    So, you may want to Google 3-4 leases and copy/paste paragraphs you like.

    THEN have an attorney review it to make sure your changes don't violate your state & local laws.

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  • Jim Johnson
    Real Estate Agent · Memphis · Member since 2026 · 558 posts · 325 votes
    4mo

    I probably wouldn’t start from scratch unless you already work closely with a landlord/tenant attorney.

    For most landlords, the better approach is usually:
    • Start with a solid state-specific lease template
    • Customize it to your property and policies
    • Have a local attorney review it if you want stronger protection or if your state has stricter landlord laws

    BiggerPockets Pro does have attorney-reviewed lease templates by state, and a lot of investors use those as a starting point.

    The biggest thing is making sure the lease actually aligns with your local landlord-tenant laws. Generic online leases can create problems later if something goes wrong.

    I’d also think through your operational policies before finalizing it:
    • Late fees
    • Maintenance responsibilities
    • Pet policy
    • Entry notices
    • Renewal terms
    • Smoking / occupancy rules

    A strong lease is usually less about sounding “legal” and more about creating clarity and consistency upfront.

    1Reply
  • Mendy J.
    Investor · NY · Member since 2026 · 121 posts · 42 votes
    4mo

    Also important thing to add is that Tenant will be responsible for eviction legal fees if needed,I always put it into my leases.

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    • Kevin Sobilo
      Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
      4mo
      Quote from @Mendy J.:

      Also important thing to add is that Tenant will be responsible for eviction legal fees if needed,I always put it into my leases.


      That is a double edged sword. I believe in your state by putting that in a lease you also make yourself responsible for the tenant's legal fees if you lose! 

      With the rate of judgement collection so low, I personally don't see that as a very important clause to have. Many small investors will handle evictions and small claims themselves anyways. 

      0Reply
  • Mendy J.
    Investor · NY · Member since 2026 · 121 posts · 42 votes
    4mo

    absolutely disagree. we are talking about an good cause eviction like non-payment. which in this case there is no normal reason for a tenant to win... and adding that layer is a good way of protection.

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    • Kevin Sobilo
      Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
      4mo
      Quote from @Mendy J.:

      absolutely disagree. we are talking about an good cause eviction like non-payment. which in this case there is no normal reason for a tenant to win... and adding that layer is a good way of protection.


      There are LOTs of reasons a tenant might win an eviction for non-payment. Here are just a few:

      - Repair & deduct

      - Escrowed rent because landlord hasn't addressed serious repairs

      - Landlord didn't meet notice requirements

      - Landlord accepted partial payment (indicating a payment plan is in place)


      Since VERY few judgements are collected, there is almost no protection offered by this clause. If 95% of the time, judgements go uncollected that means 95% of the time it isn't helping you AND a small portion of the time you may end up responsible for the tenant's legal expenses and YOU WILL HAVE TO PAY because the judgement can become a lien on your property otherwise. 

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