Landlord Guide to Renting in New Hampshire

New Hampshire allows both written and oral rental agreements. Leases for a term exceeding one year must be in writing under the Statute of Frauds (N.H. Rev. Stat. Ann. § 506:1). While oral leases are enforceable for shorter terms, written agreements are strongly recommended to document the rights and obligations of both parties.

• Oral leases are enforceable for terms of one year or less; longer terms require a written agreement (N.H. Rev. Stat. Ann. § 506:1)
• Month-to-month tenancies arise when no fixed term is specified or when a tenant holds over after a lease expires
• Lease provisions waiving the landlord's duty to maintain habitable premises are void under New Hampshire law
• Written leases should include rent amount, due date, lease duration, security deposit terms, and parties' contact information

Under N.H. Rev. Stat. Ann. § 540-A:6, the maximum security deposit is one month's rent or $100, whichever is greater. The deposit must be held in a separate escrow account at a bank in New Hampshire, or the landlord must post a surety bond. The deposit must be returned within 30 days after the tenancy ends.

• Maximum deposit: one month's rent or $100, whichever is greater (N.H. Rev. Stat. Ann. § 540-A:6)
• Deposit must be held in a separate escrow account at a New Hampshire bank or secured by a surety bond (N.H. Rev. Stat. Ann. § 540-A:6(II))
• Deposit must be returned within 30 days after the tenancy terminates (N.H. Rev. Stat. Ann. § 540-A:7)
• An itemized written list of damages must be provided if any portion is withheld

New Hampshire landlords must make certain disclosures to tenants before or at the start of the tenancy. Federal disclosures regarding lead paint also apply to older properties.

• Lead-based paint disclosure for properties built before 1978 (42 U.S.C. § 4852d)
• Lead paint disclosure is also required under state law for properties built before 1978 (N.H. Rev. Stat. Ann. § 130-A:6-a)
• Disclosure of the name and address of the owner or authorized agent for receiving notices (N.H. Rev. Stat. Ann. § 540-A:6(I))
• Disclosure of the location and account number of the security deposit escrow account (N.H. Rev. Stat. Ann. § 540-A:6(II))

Rent is due on the date specified in the rental agreement. New Hampshire provides a statutory 15-day grace period for rent payments: a landlord may not serve a notice to quit for nonpayment until rent is at least 15 days overdue (N.H. Rev. Stat. Ann. § 540:3).

• Rent is due on the date stated in the lease agreement
• A landlord cannot begin eviction proceedings for nonpayment until rent is 15 days or more overdue (N.H. Rev. Stat. Ann. § 540:3)
• Late fees are permitted if stated in the lease; they must be reasonable in amount
• Landlords may not charge a late fee if accepting rent within the grace period without prior lease agreement specifying otherwise

New Hampshire landlords have an implied warranty of habitability established by case law (Kline v. Burns, 111 N.H. 87 (1971)) and reinforced by N.H. Rev. Stat. Ann. § 540-A:2. The landlord must maintain the premises in a condition fit for human habitation and in compliance with applicable building and housing codes.

• Maintain the property in a condition fit for human habitation (N.H. Rev. Stat. Ann. § 540-A:2; Kline v. Burns, 111 N.H. 87)
• Comply with all applicable building, housing, and health codes
• Provide and maintain essential services including heat, plumbing, electricity, hot and cold running water
• Make necessary repairs within a reasonable time after receiving notice from the tenant

New Hampshire requires landlords to provide adequate notice before entering a tenant's dwelling. While the statute does not specify an exact number of hours, it prohibits unreasonable entry and considers entry without adequate notice a prohibited practice (N.H. Rev. Stat. Ann. § 540-A:3).

• Landlords must provide reasonable notice before entering for non-emergency purposes (N.H. Rev. Stat. Ann. § 540-A:3)
• Entry must be at reasonable times and for legitimate purposes such as repairs, inspections, or showing the unit
• Emergency entry is permitted without notice for situations posing imminent danger to life or property
• Repeated unreasonable entry may constitute harassment and is prohibited (N.H. Rev. Stat. Ann. § 540-A:2)

New Hampshire does not have rent control. Landlords may increase rent between lease terms or during month-to-month tenancies with proper written notice. A 30-day written notice is standard for month-to-month tenancies.

• No statewide or local rent control in New Hampshire
• Rent cannot be increased during a fixed-term lease unless the lease expressly permits it
• For month-to-month tenancies, 30 days' written notice is required before a rent increase (N.H. Rev. Stat. Ann. § 540:3)
• Retaliatory rent increases are prohibited (N.H. Rev. Stat. Ann. § 540:13-a)

New Hampshire notice periods are governed by N.H. Rev. Stat. Ann. Chapter 540. The required notice depends on the tenancy type and ground for termination.

• Month-to-month tenancy: 30 days' written notice by either party (N.H. Rev. Stat. Ann. § 540:3)
• Fixed-term lease: terminates at the end of the lease term without additional notice unless the lease provides otherwise
• Nonpayment of rent: 7-day written notice to quit, but only after rent is 15 days overdue (N.H. Rev. Stat. Ann. § 540:3)
• Material lease violation: 30-day written notice to quit, specifying the breach (N.H. Rev. Stat. Ann. § 540:2(II))

Evictions in New Hampshire are filed as possessory actions in the district court under N.H. Rev. Stat. Ann. Chapter 540. The landlord must first serve a written notice to quit and then file a landlord-tenant writ if the tenant does not vacate.

• Serve a written notice to quit specifying the grounds and the notice period (N.H. Rev. Stat. Ann. § 540:3)
• If the tenant does not vacate, file a landlord-tenant writ of summons in the district court (N.H. Rev. Stat. Ann. § 540:13)
• The court schedules a hearing; the tenant has the right to appear and raise defenses
• If the court rules for the landlord, a writ of possession is issued and executed by the sheriff

Under N.H. Rev. Stat. Ann. § 540-A:7, landlords must return the security deposit within 30 days after the tenancy terminates or the tenant vacates, whichever is later. An itemized list of damages and charges must be provided if any portion of the deposit is withheld.

• Return deadline: 30 days after the tenancy ends or the tenant vacates (N.H. Rev. Stat. Ann. § 540-A:7)
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, and reasonable cleaning costs
• An itemized statement of deductions must accompany any withheld amount
• Failure to return the deposit or provide an itemized statement may result in liability for the deposit amount plus damages (N.H. Rev. Stat. Ann. § 540-A:7)