Landlord Guide to Renting in Louisiana

Louisiana law allows both written and oral leases. However, a lease for a term exceeding one year must be in writing to be enforceable against third parties (La. C.C. Art. 2681). Written leases should specify the rent amount, payment schedule, lease duration, security deposit, and obligations of the lessor and lessee.

• Oral and written leases are both valid; written is strongly recommended
• Leases exceeding one year should be in writing (La. C.C. Art. 2681)
• A lease without a fixed term is considered month-to-month (La. C.C. Art. 2680)
• Lease terms that violate public policy or the Civil Code may be deemed unenforceable

Louisiana's security deposit law is found in La. R.S. 9:3251–3261. There is no statutory maximum on the amount of a security deposit. The landlord is not required to hold the deposit in a separate account or pay interest on it.

• No statutory maximum on security deposit amount (La. R.S. 9:3251)
• No requirement to hold the deposit in a separate or escrow account
• No requirement to pay interest on security deposits
• Landlord must return the deposit within one month after the lease ends (La. R.S. 9:3251)

Louisiana landlords must comply with both state and federal disclosure requirements before the commencement of a tenancy.

• Lead-based paint disclosure for properties built before 1978 (42 U.S.C. § 4852d)
• Disclosure of the name and address of the property owner or authorized agent
• Disclosure of any known material defects affecting habitability or the health and safety of occupants
• If located in a floodplain, disclosure of known flood hazards is strongly recommended

Rent is due on the date specified in the lease agreement. Louisiana does not require a statutory grace period for late rent. Late fees are enforceable if stated in the lease and are reasonable. If a tenant fails to pay rent, the landlord may file a rule for eviction after providing a 5-day notice to vacate (La. C.C.P. Art. 4701).

• No statutory grace period — rent is due on the date stated in the lease
• Late fees are enforceable if specified in the lease and reasonable in amount
• Landlords may specify acceptable methods of rent payment in the lease
• A 5-day notice to vacate is required before filing for eviction for nonpayment (La. C.C.P. Art. 4701)

Under La. C.C. Art. 2682 and 2691, the lessor is obligated to deliver the premises in a condition suitable for the purpose for which it was leased and to maintain it in that condition during the lease. The lessor must make necessary repairs to keep the property fit for its intended use.

• Deliver the premises in a condition suitable for its intended use (La. C.C. Art. 2682)
• Make all necessary repairs during the lease to maintain the premises (La. C.C. Art. 2691)
• Comply with all applicable local housing and building codes
• Warrant the lessee's peaceful possession of the property (La. C.C. Art. 2682)

Louisiana does not have a specific statute establishing notice requirements for landlord entry. However, landlords should provide reasonable notice — typically 24 hours — before entering the tenant's unit, and entry should be for legitimate purposes and at reasonable times.

• No specific statute on landlord entry notice requirements
• Reasonable notice (typically 24 hours) is considered best practice
• Entry should be at reasonable times for lawful purposes such as repairs or inspections
• Landlords may enter without notice in emergencies

Louisiana has no state rent control or rent stabilization laws. Landlords may increase rent by any amount at the end of a lease term. For month-to-month tenancies, the landlord must provide at least 10 days' notice before the end of a monthly period (La. C.C. Art. 2728).

• No state or local rent control
• 10 days' notice required to modify or terminate a month-to-month lease (La. C.C. Art. 2728)
• Rent cannot be increased during a fixed-term lease unless the lease expressly permits it
• Retaliatory rent increases against tenants who exercise legal rights may be challenged in court

Louisiana notice requirements depend on the type of tenancy and the reason for termination. Fixed-term leases terminate at the end of the stated term without additional notice.

• Month-to-month tenancy: 10 days' notice before the end of the period by either party (La. C.C. Art. 2728)
• Week-to-week tenancy: reasonable notice before the end of the rental period
• Fixed-term lease: terminates at the end of the lease term without notice (La. C.C. Art. 2720)
• Nonpayment of rent: 5-day notice to vacate (La. C.C.P. Art. 4701)

Evictions in Louisiana are handled through a summary proceeding called a 'rule for possession' filed in the justice of the peace court or city court where the property is located (La. C.C.P. Art. 4701–4735). The landlord must provide the required notice before filing.

• Serve a 5-day notice to vacate for nonpayment or lease violation (La. C.C.P. Art. 4701)
• File a rule for possession in the appropriate court (La. C.C.P. Art. 4701)
• The court schedules a hearing, typically within a few days of filing
• If the court rules for the landlord, a judgment of eviction is issued and enforced by the sheriff or constable

Under La. R.S. 9:3251, landlords must return the security deposit within one month after the lease ends and the tenant has vacated. An itemized statement of any deductions must accompany any withheld amount.

• Return deadline: one month after the lease terminates (La. R.S. 9:3251)
• Permissible deductions: unpaid rent, damages beyond normal wear and tear
• An itemized statement of deductions must be provided with any withheld amount
• Failure to return the deposit or provide an itemized statement within the deadline may expose the landlord to penalties, including actual damages, attorney fees, and up to $200 in penalties (La. R.S. 9:3252)