AN ACT RELATING TO PROPERTY -- RESIDENTIAL LANDLORD AND TENANT ACT (Increases the notification time about rent increases and termination of tenancy for month-to-month tenants.)

H7765

2026 -- H 7765
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LC004803
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STATE OF RHODE ISLAND
IN GENERAL ASSEMBLY
JANUARY SESSION, A.D. 2026
____________
A N A C T
RELATING TO PROPERTY -- RESIDENTIAL LANDLORD AND TENANT ACT

Introduced By:
Representatives Stewart, Tanzi, Speakman, Cruz, Alzate, Morales,
Kislak, Furtado, Potter, and Cotter

Date Introduced:
February 12, 2026

Referred To:
House Judiciary
It is enacted by the General Assembly as follows:
1
SECTION 1. Section 34-18-37 of the General Laws in Chapter 34-18 entitled "Residential
2
Landlord and Tenant Act" is hereby amended to read as follows:
3

34-18-37. Termination of periodic tenancy.
4
(a) The landlord or the tenant may terminate a week-to-week tenancy by a written notice,
5
in a form substantially similar to that provided in § 34-18-56(c), delivered to the other at least ten
6
(10) days before the termination date specified in the notice.
7
(b) The landlord or the tenant may terminate a month-to-month tenancy or any periodic
8
tenancy for more than a month or less than a year by a written notice, in a form substantially similar
9
to that provided in § 34-18-56(c), delivered to the other at least
thirty (30)

sixty (60)
days before
10
the date specified in the notice
, or at least one hundred twenty (120) days before the date specified
11
in the notice for tenants aged sixty-two (62) years or older
.
12
(c) The landlord or tenant may terminate a year-to-year tenancy by written notice, in a form
13
substantially similar to that provided in § 34-18-56(c), delivered to the other at least three (3)
14
months prior to the expiration of the occupation year.
15
SECTION 2. Section 34-18-56 of the General Laws in Chapter 34-18 entitled "Residential
16
Landlord and Tenant Act" is hereby amended to read as follows:
17

34-18-56. Notices and complaint forms.
18
(a) A notice in substantially the following language shall suffice for the purpose of giving
19
a tenant a five (5) day demand for payment of rent prior to commencement of an eviction pursuant

1
to § 34-18-35:
2
FIVE-DAY DEMAND NOTICE FOR NONPAYMENT OF RENT
3
R.I.G.L. 34-18-35
4
Date of Mailing: _____________________
5
TO: __________________________
6
(tenant)
7
_____________________________
8
_____________________________
9
You are now more than fifteen days in arrears for some or all of the rent owed under your
10
rental agreement. State law requires that you be sent this Notice of arrearage.
11
Unless you make payment of all rent in arrears within five days of the date this notice was
12
mailed to you, an eviction action may be instituted in court against you. You can prevent the
13
eviction by paying all rent owing within five days of the mailing of this notice.
14
If you believe you have a legal reason for not paying this rent, you will be able to present
15
that defense at the eviction hearing. The rent in arrears as of the above date is $_____________.
16
__________________________
17
________
18
(signature)
19
__________________________
20
________
21
__________________________
22
________
23
(name and address of land-
24
lord/owner)
25
I certify that I placed in regular U.S. mail, first class postage prepaid, a copy of this Notice,
26
addressed to the tenant, on the ________ day of ________________________, 20______.
27
__________________________
28
________
29
(landlord or owner
30
signature)
31
(b) A notice in substantially the following language shall suffice for the purpose of giving
32
a tenant a notice of noncompliance with the rental agreement pursuant to § 34-18-36:
33
NOTICE OF NONCOMPLIANCE
34
R.I.G.L. 34-18-36

LC004803 - Page 2 of 17
1
Date of Mailing: ____________________
2
TO: __________________________
3
(tenant)
4
_____________________________
5
_____________________________
6
(address)
7
You are in breach of your rental agreement, or of your legal duties under R.I.G.L. 34-18-
8
24, because you:
9

10

11

12
(provide details)
13
To remedy this situation you must do the following within twenty days of the date of
14
mailing of this Notice:
15

16

17

18
If you do not remedy this situation within twenty days, your rental agreement will terminate
19
without further notice on __________ (date, which must be not less than twenty-one days from the
20
date of mailing of this Notice). (NOTE: Under the law you lose this right to remedy your
21
noncompliance if this is the second notice on the same subject within the past six months.) After
22
that date an eviction case may begin in court, and you may be served with a complaint. You will
23
have the right to a hearing and to present any defenses you believe you have.
24
__________________________
25
________
26
(signature)
27
__________________________
28
________
29
__________________________
30
________
31
(name and address of land-
32
lord/owner)
33
I certify that I placed in regular U.S. mail, first class postage prepaid, a copy of this Notice,
34
addressed to the tenant, on the ________ day of ________________________, 20______.

LC004803 - Page 3 of 17
1
__________________________
2
________
3
(landlord or owner
4
signature)
5
(c) A notice in substantially the following language shall suffice for the purpose of giving
6
a tenant notice of termination of tenancy pursuant to § 34-18-37:
7
NOTICE OF TERMINATION OF TENANCY
8
R.I.G.L. 34-18-37
9
Date of Mailing: _______________________
10
TO: _________________________
11
(tenant)
12
_____________________________
13
_____________________________
14
(address)
15
You are hereby directed to vacate and remove your property and personal possessions from
16
the premises located at __________________________________ and deliver control of the
17
premises to the
18
(address of premises)
19
landlord/owner on the first day after the
end of your current rental period, namely

20
____________________
, 20_____ rental period, namely __________________
.
21
(insert
22
date)
23
This notice is given for the purpose of terminating your tenancy. You must continue to pay
24
rent as it becomes due until the date indicated above. If you fail to pay that rent, a nonpayment
25
eviction action may be instituted against you.
26
If you fail to vacate the premises by the date specified, an eviction may be instituted against
27
you without further notice. If you believe you have a defense to this termination, you will be able
28
to raise that defense at the court hearing.
29
__________________________
30
________
31
(signature)
32
__________________________
33
________
34
__________________________

LC004803 - Page 4 of 17
1
________
2
(name and address of land-
3
lord/owner)
4
I certify that I placed in regular U.S. mail, first class postage prepaid, a copy of this Notice,
5
addressed to the tenant, on the ________ day of ________________________, 20______.
6
__________________________
7
________
8
(landlord or owner
9
signature)
10
(d) A complaint in substantially the following language shall suffice for the purpose of
11
commencing an eviction action for nonpayment of rent pursuant to § 34-18-35:
12
State of Rhode Island
13
_______________________, Sc. DISTRICT
14
COURT
15
____________________________ _____________
16
DIVISION
17
PLAINTIFF DEFENDANT
18
____________________________
19
__________________________
20
________
21
(Landlord's Name) (Tenant's Name)
22
V
23
__________________________________
24
__________________________
25
________
26
__________________________________
27
__________________________
28
________
29
__________________________________
30
__________________________
31
________
32
(address) (address of rental
33
premises)
34
COMPLAINT FOR EVICTION

LC004803 - Page 5 of 17
1
FOR NONPAYMENT OF RENT
2
R.I.G.L. 34-18-35
3
1. Plaintiff is the owner/landlord of the rental premises listed above, in which the Defendant
4
Tenant currently resides.
5
2. Defendant is more than fifteen days in arrears in rental payments due to the plaintiff from
6
the defendant. The rent is $__________ per __________, and the amount in arrears is $________
7
as of the __________ day of __________, 20____.
8
(month)
9
3. Plaintiff has served the five-day demand notice as required by law, and a copy of that
10
notice is attached to this complaint. The notice was mailed to the defendant on the __________ day
11
of ________, 20____.
12
4. Defendant has not paid the rent in arrears or offered the full amount in arrears, either
13
before or after the demand notice. Defendant remains in possession of the rental premises.
14
WHEREFORE, Plaintiff requests that this Court grant a judgment for possession of the
15
premises (eviction of the tenant) and for back rent in the amount of $______________, plus costs.
16
__________________________
17
________
18
(Name & address of
19
landlord/owner
20
or attorney for landlord)
21
__________________________
22
________
23
Date complaint filed with clerk __________________
24
(e) A complaint in substantially the following language shall suffice for the purpose of
25
commencing an eviction action for noncompliance with the rental agreement pursuant to § 34-18-
26
36, or an eviction action for unlawfully holding over after expiration or termination of the tenancy
27
pursuant to § 34-18-38:
28
STATE OF RHODE ISLAND
29
_______________________, Sc. DISTRICT
30
COURT
31
____________________________ _____________
32
DIVISION
33
PLAINTIFF DEFENDANT
34
____________________________

LC004803 - Page 6 of 17
1
__________________________
2
________
3
(Landlord's Name) (Tenant's Name)
4
V
5
__________________________________
6
__________________________
7
________
8
__________________________________
9
__________________________
10
________
11
(address) (address of rental
12
premises)
13
COMPLAINT FOR EVICTION
14
FOR REASON OTHER THAN
15
NONPAYMENT OF RENT
16
R.I.G.L. 34-18-36
17
R.I.G.L. 34-18-38
18
1. Plaintiff Landlord(s) owns the rental premises listed above, in which the Defendant
19
Tenant(s) resides.
20
2. CHECK ONE:
21
____ Defendant breached the tenant's obligations under the rental agreement or § 34-18-
22
24 as set forth in the attached copy of the notice of noncompliance which was mailed to the
23
defendant. Defendant has not cured or remedied the breach. (Plaintiff must attach copy of required
24
notice of noncompliance.)
25
____ Defendant has remained in possession of the rented premises following the period set
26
forth in the attached notice of termination of tenancy which was mailed to defendant. (Plaintiff
27
must attach copy of required termination notice.)
28
____ Defendant breached the tenants' obligations under § 34-18-24(8), (9) or (10).
29
3. Plaintiff seeks judgment for possession of the premises plus judgment in the amount of
30

31
for
32

33

34

LC004803 - Page 7 of 17
1
(explain basis for money claim)
2
Plaintiff seeks costs and fees (if applicable).
3
__________________________
4
________
5
(Signature of Landlord/Owner or
6
Attorney)
7
__________________________
8
________
9
Date complaint filed with clerk __________
10
(f) A complaint in substantially the following language, or in similar language, shall be
11
sufficient for use by landlords or by tenants to bring any claims or causes of action other than
12
eviction actions:
13
NOT FOR EVICTION
14
State of Rhode Island
15
_______________________, Sc. DISTRICT
16
COURT
17
____________________________ _____________
18
DIVISION
19
PLAINTIFF DEFENDANT
20
____________________________
21
__________________________
22
________
23
(Name) (Name)
24
V
25
__________________________________
26
__________________________
27
________
28
__________________________________
29
__________________________
30
________
31
__________________________________
32
__________________________
33
________
34
(address) (address of rental

LC004803 - Page 8 of 17
1
premises)
2
LANDLORD-TENANT COMPLAINT
3
(NOT FOR USE IN EVICTIONS)
4
1. Plaintiff is the ____ Tenant ____ Landlord/Owner of the rental premises
5
at.
6
(address of rental premises)
7
2. Defendant is the ____ Tenant ____ Landlord/Owner.
8
3. Plaintiff claims that defendant has breached the obligations of the rental agreement or
9
law in relation to this landlord-tenant relationship, as follows:
10

11

12

13
(brief description of claim, attach extra sheet, if necessary)
14
4. Plaintiff seeks the following judgment or relief from the Court:
15

16

17

18
Date Complaint Filed
19
__________________________
20
________
21
With Clerk: __________ (Signature of plaintiff or
22
plaintiff's
23
attorney)
24
__________________________
25
________
26
(address)
27
(g) The summons in an action for eviction for nonpayment of rent pursuant to § 34-18-35
28
shall be in substantially the following form:
29
STATE OF RHODE ISLAND
30
DISTRICT COURT
31
SU
32
MMONS
33
EVICTION-NONPAYMENT OF RENT
34
DIVISION COUNTY CIVIL ACTION-FILE NO.

LC004803 - Page 9 of 17
1
Address of Court:
2
__________________________________
3
__________________________
4
________
5
__________________________________
6
__________________________
7
________
8
__________________________________
9
__________________________
10
________
11
(name & address of plaintiff landlord) (name & address of
12
defendant-tenant)
13
TO THE TENANT: You are served with an eviction complaint for nonpayment of rent. If
14
you do nothing, you will lose by default and be evicted. If you claim any defense, you must
15
complete the enclosed ANSWER and file it with the Court Clerk at or before the hearing date. You
16
should also mail a copy to the landlord or the landlord's lawyer. Your hearing will be at 9:30 A.M.
17
on the hearing date, at the court address listed above. You should go to the hearing or you may lose
18
by default. If you think the case is "settled," you should still go to the hearing to make sure the
19
settlement is in the court record.
20
YOUR HEARING DATE IS: ________________________________.
21
(Proof of Service on next page)
22
________________________________________
23
PROOF OF SERVICE
24
I hereby certify that I served a copy of the Complaint and Summons & Answer upon the
25
defendant(s) by delivering or leaving said papers in the following manner:
26
______ to the defendant personally; or
27
______ at his or her dwelling unit or usual place of abode
28
at the
29
address listed below with a person of suitable age
30
then
31
residing therein; or
32
______ if none be found, by posting conspicuously on the
33
door
34
to the defendant's dwelling unit.

LC004803 - Page 10 of 17
1
ADDRESS OF DWELLING OR USUAL PLACE OF ABODE:
2

3
NAME OF PERSON OF SUITABLE AGE:
4

5

6
SERVICE DATE:
7

8
DEPUTY SHERIFF/CONSTABLE:
9

10

11
CERTIFICATE OF SERVICE
12
I hereby certify that a copy of this Complaint and Summons was placed into regular U.S.
13
Mail, postage prepaid, on the __________________ day of ________________, 20____, addressed
14
to defendant at the following address:
15
________________________________________________.
16
__________________________
17
________
18
(Signature of ____________
19
Clerk)
20
(h) The summons in an action for eviction for noncompliance with the rental agreement
21
pursuant to § 34-18-36, or for unlawfully holding over after termination or expiration of tenancy
22
pursuant to § 34-18-38, shall be in substantially the following form:
23
State of Rhode Island
24
District Court
25
Summons
26
EVICTION FOR REASON OTHER THAN NONPAYMENT OF RENT
27
DIVISION COUNTY CIVIL ACTION-
28
FILE NO
.
29
Address of Court:
30
__________________________________
31
__________________________
32
________
33
V
34
__________________________________

LC004803 - Page 11 of 17
1
__________________________
2
________
3
__________________________________
4
__________________________
5
________
6
(name & address of plaintiff landlord) (name & address of defendant-
7
tenant)
8
TO THE TENANT: You are served with an eviction complaint for noncompliance with
9
rental agreement (R.I.G.L. 34-18-36), or for unlawfully holding over after termination or expiration
10
of tenancy (R.I.G.L. 34-18-38). If you do nothing, you will lose by default and be evicted. If you
11
claim any defense, you must complete the enclosed ANSWER and file it with the Court Clerk
12
within TWENTY (20) days after you are served with this summons and complaint. You should also
13
mail a copy of the ANSWER to the landlord or the landlord's lawyer. If you file the enclosed
14
ANSWER, then you will receive another written notice telling you when the hearing will be. If you
15
have any questions, you may consult a lawyer. If you think the case is "settled" you should still file
16
the enclosed ANSWER or be sure that the written settlement is in the file at the Clerk's office.
17
(Proof of Service on next page)
18
________________________________________
19
PROOF OF SERVICE
20
I hereby certify that I served a copy of the Complaint, Summons, and Answer form upon
21
the defendant(s) by delivering or leaving said papers in the following manner:
22
____ to the defendant personally
23
____ at his/her dwelling unit or usual place of abode at the address listed below, with a
24
person of suitable age then residing therein
25
____ to an agent named below authorized by appointment or by law to receive service of
26
process
27
____ further notice as required by law was given as noted below
28
Address of dwelling or usual place of abode:
29

30
Name of person of suitable age or of agent:
31

32
Service Date: ____________________
33
Deputy Sheriff/Constable (circle one):
34
__________________________

LC004803 - Page 12 of 17
1
________
2
(signature)
3
(i) The summons in an action relating to any claims by tenants, or by landlords other than
4
for eviction, shall be in substantially the following form:
5
State of Rhode Island
6
District Court
7
Summons
8
____________ ____________
9
_____________________________
10
DIVISION COUNTY CIVIL ACTION-
11
FILE NO.
12
_____________________________
13
_____________________
14
________
15
PLAINTIFF PLAINTIFF'S
16
ATTORNEY
17
__________________________
18
________
19
ADDRESS
20
_________________
vs
21
DEFENDANT
22
__________________________
23
________
24
DEFENDANT'S ADDRESS
25
______________________________
26
__________________________
27
________
28
TO THE ABOVE-NAMED DEFENDANT:
29
You are hereby summoned and required to serve upon the plaintiff's attorney, whose name
30
and address appears above, an answer to the complaint which is herewith served upon you. Your
31
answer must be made within 20 days after service of this summons, excluding the date of service.
32
The original must be filed in writing with this court. If you fail to do so, judgment by default will
33
be taken against you for the relief demanded in the complaint.
34
______________________________

LC004803 - Page 13 of 17
1
__________________________
2
________
3
DATE CLERK
4
______________________________
5
__________________________
6
________
7
SEAL OF THE DISTRICT COURT DATE
8
RECEIVED
9

10
PROOF OF SERVICE
11
I hereby certify that on the date below I served a copy of this summons and a copy of the
12
complaint received herewith upon the above-named defendant by delivering or leaving said papers
13
in the following manner:
14
□ to the defendant personally.
15
□ at his dwelling house or usual place of abode at the address entered
16
below, with a person of suitable age and discretion then residing therewith.
17
□ to an agent named below authorized by appointment or by law to receive
18
service of process.
19
□ Further notice as required by statute was given as noted on the reverse
20
side.
21

22
Address of Dwelling or Usual Place of Abode
23

24
Name of Authorized Agent or Person of Suitable Age
25
______________________________
26
__________________________
27
________
28
Date Deputy Sheriff/Constable
29
______________________________
30
__________________________
31
________
32
SERVICE FEE $________
33
(j) The blank answer served in eviction actions shall be in substantially the following form:
34
State of Rhode Island

LC004803 - Page 14 of 17
1
_______________________, Sc. DISTRICT
2
COURT
3
____________________________ _____________
4
DIVISION
5
PLAINTIFF DEFENDANT
6
____________________________
7
__________________________
8
________
9
(Landlord's Name) (Tenant's Name)
10
V
11
__________________________________
12
__________________________
13
________
14
__________________________________
15
__________________________
16
________
17
(address) (address of rental
18
premises)
19
INSTRUCTIONS TO THE DEFENDANT
20
Listed below are several possible defenses to the eviction action your landlord has filed
21
against you. If one or more of these defenses apply to your case, check the appropriate box(es). If
22
space is provided, write in facts in support of that defense. Use additional paper if necessary. Some
23
of these defenses are technical, and there may be others not listed here. You may consult a lawyer
24
and seek representation before filling out this Answer.
25
TENANT'S ANSWER
26
The complaint against me is untrue or fails to state the following facts:
27
I offered rent, but my landlord refused it. I am still able and willing to pay the rent.
28
I have a defense for nonpayment because the landlord has failed to maintain the premises
29
in a fit and habitable condition.
30
My rent has not been paid, but I have a legally justifiable defense for not paying:
31
I have a written lease which does not expire until:
32
I have not received the required notice from the landlord before this complaint was served
33
on me.
34
The landlord is trying to evict me because I have exercised my legal rights by calling code

LC004803 - Page 15 of 17
1
enforcement officials, or by taking the following protected action:
2
I have other defenses as follow:
3
WHEREFORE: Because of the defense(s) indicated above, I ask the court to grant a
4
judgment in my favor and not order me to be evicted.
5
COUNTERCLAIM
6
Instructions: If you believe you are entitled to be awarded damages or money for any reason
7
from your landlord, you may fill out the statement below:
8
I hereby sue my landlord for the amount of $_____________.
9
I believe I am entitled to receive an award of this amount because
10

11
__________________________________
12
__________________________
13
________
14
Name of Defendant (or attorney) Signature of Defendant
15
___________________________________
16
Address
17
___________________________________
18
Telephone number
19
___________________________________
20
SECTION 3. This act shall take effect upon passage.
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LC004803
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LC004803 - Page 16 of 17
EXPLANATION
BY THE LEGISLATIVE COUNCIL
OF
A N A C T
RELATING TO PROPERTY -- RESIDENTIAL LANDLORD AND TENANT ACT
***
1
This act would increase the notification time about rent increases and termination of
2
tenancy for month-to-month tenants.
3
This act would take effect upon passage.
========
LC004803
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LC004803 - Page 17 of 17