Reviewed November 2026
Rhode Island Landlord Laws and Rental Rules by Town
Most rules for Rhode Island landlords are statewide. A few things change from town to town: how rentals are taxed, local landlord filings, short-term rental permits and which court hears evictions. Here is both, from a property management company that deals with them every month.
Rules for every Rhode Island landlord
Register every rental with the Department of Health
Every landlord must register each rental with RIDOH (no fee) and update it by October 1 every year. Pre-1978 units must upload a lead certificate or proof of exemption. Fines start at $50 a month for not registering and $125 a month for a missing lead certificate, and a landlord who is not compliant cannot file an eviction for nonpayment of rent.
RIGL 34-18-58Lead certificate for pre-1978 rentals
Owners of rentals built before 1978 must take the lead awareness class, have the unit evaluated, fix hazards and give tenants the inspection results, and correct reported hazards within 30 days. Since January 1, 2024, owner-occupied 2 and 3 unit buildings are no longer exempt.
RIGL 42-128.1-8Security deposits
No more than one month’s rent. Return it with an itemized list of deductions within 20 days after the later of the lease ending, the tenant moving out, or the tenant giving a forwarding address.
RIGL 34-18-19Out-of-state owners need a Rhode Island agent
A landlord who lives outside Rhode Island must name an in-state agent and file it with the Secretary of State and the city or town clerk. The fine is $100 a month, up to $1,200 a year.
RIGL 34-18-22.3Short-term rentals (under 30 days)
Any short-term rental advertised on a booking site must be registered with the Department of Business Regulation, and the listing must show the registration number. Fines run $250, $500 or $1,000 depending on how long it goes unregistered. Your town may require its own permit too (see below).
RIGL 42-63.1-14Renting in Providence: what is different
- Property tax on rentals
- Providence taxes rentals at a much higher rate than owner-occupied homes. FY2026 rates per $1,000: $8.40 owner-occupied single family and $7.55 owner-occupied 2 to 5 family, versus $14.60 non-owner-occupied single family and $14.00 non-owner-occupied 2 to 5 family. Buildings with 6 to 10 units pay $26.00 and 11 or more units $28.50. Source
- Local registration
- A city ordinance adopted in late 2024 requires owners of buildings with 6 or more units to register with the city, and out-of-state owners to name a local manager. Confirm current fees and deadlines with the city before filing.
- Short-term rentals
- In the R-1, R-1A, R-3 and R-4 zones only owner-occupied homes may be rented short term, and renting a whole unit requires a yearly Temporary Use Permit from Inspection and Standards. Source
- Courts
- Evictions are heard in the Sixth Division District Court in Providence. Housing code and lead violations go to the Providence Housing Court. Source
Everything else follows the statewide rules above.
Renting in Pawtucket: what is different
- Property tax on rentals
- Since 2025 state law has let Pawtucket tax non-owner-occupied homes (5 units or fewer) as their own class, at up to 175% of the owner-occupied rate, so rentals pay more. Check the current rates with the tax assessor. Source
- Local registration
- Pawtucket’s absentee landlord ordinance requires an owner who does not live at the property to file a sworn contact form (owner or manager, emergency phone, mortgage holder, insurer) within 30 days of the city’s notice. The recording fee is $49, and fines run up to $100 for a first offense and $500 after that. Source
- Courts
- Evictions are heard in the Sixth Division District Court in Providence. Source
Everything else follows the statewide rules above.
Renting in East Providence: what is different
- Property tax on rentals
- East Providence has one residential rate, but owner-occupants of 1 to 3 family homes and condos get a homestead exemption of 14% of assessed value. Rentals do not, so a rental pays more tax than the same home owner-occupied. Source
- Short-term rentals
- The city requires a yearly permit for short-term rentals in addition to state registration. Confirm the current terms with the city before listing. Source
- Courts
- Evictions are heard in the Sixth Division District Court in Providence. Source
Everything else follows the statewide rules above.
Renting in North Providence: what is different
- Property tax on rentals
- Owner-occupants of 1 to 5 family homes get a homestead exemption of 20% of assessed value. Rentals do not. Source
- Courts
- Unlike its neighbors, North Providence evictions are heard in the Third Division District Court in Warwick, not in Providence. Source
Everything else follows the statewide rules above.
Rather not keep track of all this?
We manage rentals in Providence, Pawtucket, East Providence, North Providence and nearby: registry and lead compliance, deposits handled by the rules, tenant screening, rent collection and maintenance.
General information, reviewed November 2026 against the Rhode Island General Laws and each town’s published information. Tax rates change every year; confirm them with the town assessor. Not legal or tax advice.
Rhode Island landlords: common questions
Do Rhode Island landlords have to register their rentals?+
Yes. Every landlord must register each rental with the Rhode Island Department of Health and update it by October 1 each year. There is no fee, but fines start at $50 a month, and a landlord who is not registered cannot file an eviction for nonpayment of rent. Some cities, like Pawtucket and Providence, have their own filings as well.
How much can a Rhode Island landlord charge for a security deposit?+
No more than one month’s rent. It must be returned with an itemized list of deductions within 20 days after the tenancy ends, the tenant moves out, or the tenant gives a forwarding address, whichever is latest.
Do I need a lead certificate to rent my house in Rhode Island?+
Yes, if it was built before 1978. You need a lead certificate from a licensed inspector and must upload it to the state rental registry. Since 2024 that includes owner-occupied 2 and 3 family homes, which used to be exempt.
Are property taxes higher on rental property in Rhode Island?+
Usually, yes. Providence and Pawtucket tax non-owner-occupied homes at a higher rate, and towns like East Providence and North Providence give owner-occupants a homestead exemption that rentals do not get.
Which court handles evictions in Rhode Island?+
The District Court for the town where the rental is. Providence, Pawtucket, East Providence and Central Falls go to the Sixth Division in Providence. North Providence, Cranston, Johnston and Warwick go to the Third Division in Warwick.