Maine Rental Laws

Written on July 9, 2014 by , updated on November 14, 2017

Flag of MaineThis article summarizes some key Maine landlord-tenant laws applicable to residential rental units.

The Official State Statutes and other reputable municipal sources were used to research this information. All sources are cited appropriately.

With that said, landlord-tenant laws are always changing, and may even vary from county to county.  You have a responsibility to perform your own research and cautiously apply the laws to your unique situation.

If you have a legal question or concern, I only recommend contacting a licensed attorney referral service that is operated by the state bar association. This article is not intended to be exhaustive or a substitute for qualified legal advice.

Official Rules and Regulations

Security Deposit:

  • Security Deposit Maximum: No more than two months’ rent (§6032)
  • Security Deposit Interest: Not required (§6038)
  • Separate Security Deposit Bank Account: Security deposits may not be commingled with any other funds, but the landlord may use a single account to hold security deposits from all tenants. At tenant request, a landlord shall disclose the name of the institution and the account number where the security deposit is being held. (§6038) Landlords may offer, but not require, a tenant the option to purchase a surety bond in lieu of a security deposit. (§6039)
  • Pet Deposits: No statute
  • Non-Refundable Fees: No statute
  • Deadline for Returning Security Deposit: For written rental agreements, deposit shall be returned within the time stated in the agreement, but not to exceed 30 days. In the case of a tenancy at will, deposit shall be returned within 21 days after the termination of the tenancy or the surrender and acceptance of the premises, whichever occurs later. (§6033)
  • Permitted Uses of the Deposit: Reasons for which a landlord may retain all or part of the deposit include, but are not limited to,
    • covering the costs of storing and disposing of unclaimed property;
    • nonpayment of rent;
    • and nonpayment of utility charges that the tenant was required to pay directly to the landlord. (§6033)
  • Require Written Description/Itemized List of Damages and Charges: Yes (§6033)
  • Record Keeping of Deposit Withholdings: No statute
  • Receipt of Deposit: Required for payments in cash (§6022)
  • Failure to Comply: If a landlord fails to provide a written statement or to return the security deposit within a maximum of 30 days for written leases, as stated in the lease, or within 21 days for tenancies at will, the landlord forfeits the right to withhold any portion of the security deposit. (§6033)
  • Wrongful Retention of Deposit: If the landlord wrongfully and/or intentionally withholds the security deposit and/or fails to provide an itemized statement within a maximum of 30 days as defined within written leases, or within 21 days for tenancies at will, renders the landlord liable for double the amount of the portion of the security deposit wrongfully withheld, plus reasonable attorney fees and court costs. (§6034)
  • Exemptions: The statutes regarding security deposits do not apply to any tenancy for a dwelling unit which is part of a structure containing no more than 5 dwelling units, one of which is occupied by the landlord. (§6037(2))

Lease, Rent & Fees:

  • Rent Is Due: As stated in the lease
  • Rent Increase Notice: Minimum 45 days’ written notice (§6015)
  • Rent Grace Period: 15 days from the date payment is due (§6028)
  • Late Fees: No more than four percent of the rent amount, and allowed only if landlord notifies tenant in writing at the time they enter into the rental agreement that a penalty not to exceed four percent of the monthly rent may be charged for the late payment of rent. (§6028)
  • Prepaid Rent: No statute
  • Returned Check Fees: Amount due, court costs, service costs, collection costs, processing charges can be recovered only if statutory notice given, or payment within 10 days of notice. (§6071)
  • Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.): Yes, tenant is allowed to deduct from the rent an amount the tenant pays to a utility service in the event that the landlord fails to pay a utility bill that is in the landlord’s name. (§6010-A)
  • Tenant Allowed to Repair and Deduct Rent: Yes, if habitability is effected and the reasonable cost of compliance is less than $500 or an amount equal to 1/2 the monthly rent. (§6026(2))
  • Landlord Allowed to Recover Court and Attorney Fees: Yes, in some cases (§6034), (§6025(2))
  • Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee, including an Attempt to Rerent: Yes (§6010-A)
  • Abandonment/Early Termination Fee: No statute

Notices and Entry:

  • Notice to Terminate Tenancy – Fixed End Date in Lease: Not until after lease expiration, unless tenant has broken a significant lease term and the lease itself states that violation of that term is a breach of the lease. (Maine Consumer Rights When You Rent an Apartment (Chapter 14.7))
  • Notice to Terminate Tenancy – Written lease without termination or notice language: For leases that do not include a termination provision in the event of a material breach, landlord must give minimum 30 days’ written notice that must include language advising that the tenant has the right to contest the termination in court. Landlord may also terminate with seven days’ notice for cause such as nonpayment of rent, damages, nuisance or criminal activity. Tenants may give seven days’ notice if the landlord has substantially breached a provision of the lease. (§6001(1-B) and §6002)
  • Notice to Terminate Tenancy – Tenancy at Will: Minimum 30 days’ written notice (§6002)
  • Notice to Terminate Tenancy – Week-to-Week Lease: Minimum 30 days’ written notice (§6002)
  • Termination of Tenancy with 24 Hours Notice: No statute
  • Notice of Date/Time of Move-Out Inspection: No statute
  • Notice of Termination of Week-to-Week Leases for Nonpayment: No Statute
  • Notice of Termination for Nonpayment: Seven days’ written notice if the tenant is seven days or more late in the payment of rent. (§6002)
  • Termination for Lease Violation: Tenancy may be terminated upon seven days’ written notice if tenant, the tenant’s family or an invitee of the tenant has:
    • changed the lock and refuses to provide the landlord with a duplicate key (§6025),
    • caused substantial damage to the premises that the tenant has not repaired, (§6002(1A))
    • permitted a nuisance within the premises,(§6002(1B))
    • violated or permitted a violation of the law regarding the tenancy, (§6002(1B))
    • caused the dwelling to become unfit for human habitation or has violated or permitted a violation of the law regarding the tenancy. Landlord shall indicate in the written notice the specific ground being claimed and must be able to prove any claims made in the notice. (§6002(1B))
  • Required Notice before Entry: Reasonable notice required before entry, with 24 hours being presumed to be reasonable in the absence of evidence to the contrary, and landlord shall enter only at reasonable times. (§6025(2))
  • Entry Allowed with Notice for Maintenance and Repairs (non-emergency): Yes (§6025(2))
  • Entry Allowed with Notice for Showings: Yes (§6025)
  • Emergency Entry Allowed without Notice: Entry to premises for emergencies are excepted from statutory requirements for reasonable notice. (§6025)
  • Entry Allowed During Tenant’s Extended Absence: No statute (§6025)
  • Notice to Tenants for Pesticide Use: No statute
  • Lockouts Allowed: No (§6014(1))
  • Utility Shut-offs Allowed: No (§6014(1A))

Disclosures and Miscellaneous Notes:

  • Security Deposit Bank Account: At tenant request, a landlord shall disclose the name of the institution and the account number where the security deposit is held. (§6038)
  • Domestic Violence Situations: No statute. The Maine Coalition to End Domestic Violence provides support for victims of domestic violence and their children. Statewide Domestic Violence Hotline 1-866-834-HELP. Page 11 of the Maine State Housing Authority Rental Housing Guide also lists other resources available by county.
  • Covenant of Habitability: When a landlord rents a unit to a tenant, there is an implied warranty that the unit is fit for human habitation. If the tenant notifies the landlord of a condition that makes the unit unfit to live in, and which the tenant did not cause, but the landlord does not promptly and effectively remedy, the tenant may file a complaint against the landlord in District or Superior Court. (§6021)
  • Heating: When the landlord is obligated to provide heat for a dwelling unit, that unit’s heater must be capable of maintaining a minimum temperature of 68 degrees Fahrenheit, unless alternative arrangements are agreed to in writing. (§6021)
  • Heat and Utilities in Common Areas: A landlord may not rent out a unit where one tenant alone must pay for heating or electricity in common areas outside that tenant’s rental unit, unless fair consideration, such as reduced rent that approximates the costs, is agreed to in writing. (§6024)
  • Retaliation: In any eviction, retaliation is presumed if within six months prior the tenant has asserted certain statutory rights, complained to an enforcement agency of conditions that may violate code, complained in writing to the landlord to make repairs as required by code or the rental agreement, or filed in good faith a fair housing complaint for which there is a reasonable basis. Also, a tenant may block an eviction by proving that it was filed in retaliation for the tenant’s membership in an organization concerned with landlord-tenant relationships. Read Maine statute §6001(3) for more information.
  • Smoking Policy: Landlord shall provide tenants and prospective tenants a disclosure of the landlord’s policy regarding smoking of tobacco products on the premises. Landlord may allow or prohibit tobacco smoking on the entire premises, or allow it in limited areas. If the landlord allows smoking in limited areas, the notice must identify the areas on the premises where smoking is allowed. (§6030-E)
  • Bedbug Infestation: Prior to renting, a landlord shall disclose to a prospective tenant if any adjacent units are currently infested with or are being treated for bedbugs. Upon request, a landlord shall disclose the last date that the unit for rent or any adjacent units were inspected for bedbugs and found to be free of infestation. During a tenancy, upon tenant notifying landlord of bedbug infestation, landlord shall within five days conduct an inspection of the unit for bedbugs and, if an infestation is found, contact a qualified pest control agent and take reasonable measures to effectively treat the infestation. (§6021-A)
  • Radon Testing  (§6030-D):
    • Unless a radon mitigation system has been installed, landlord shall have the air in a building tested for radon every ten years at tenant request.
    • For buildings constructed or that begin operation after March 1, 2014, landlord shall have the air in a building tested for radon within 12 months of move-in.
    • Within 30 days of receiving test results, or before a tenant enters into a lease or pays a deposit, landlord shall provide written notice regarding the presence of radon in the building, including the date and results of the most recent test, whether mitigation has been performed, notice that the tenant has the right to conduct a test and the risk associated with radon.
    • Upon request by a prospective tenant, a landlord shall provide oral notice regarding the presence of radon in the building.
    • The Maine Department of Health and Human Services provides the standard disclosure statement form, as well as information about proper testing and mitigation, at the Maine Radon Homepage. A qualified positive test result allows either landlord or tenant to terminate the lease with a minimum of 30 days’ notice.
    • Additional information can be found in the Video below.
  • Lead Disclosure: Minimum 30 days prior to any repair, renovation or remodeling activity on residential buildings built before 1978, landlord must notify tenants of the activity and the risk of an environmental lead hazard. Emergency repairs are exempt from the notification provision. (§6030-B)
  • Residential Energy Efficiency Disclosure: Prospective tenants have the right to obtain a 12-month history of energy consumption and the cost of that consumption from the energy supplier. (§6030-C) The Maine Public Utilities Commission has the disclosure form and more.
  • Cable Television and Over-the-Air Reception Device Installation: A tenant may subscribe to cable television service or use an over-the-air reception device, however, the building owner’s written consent is required to affix cable facilities or an over-the-air reception device to the building. The owner may refuse such installation for good cause only. Operator must perform installation at no cost to the building owner, shall indemnify the owner for any damages arising from installation or operation, and may not interfere with the safety, functioning, appearance or use of the dwelling, nor interfere with day-to-day operations of the property. (§6041)

Court Related:

Business Licenses:

Radon Gas Video

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54 CommentsLeave a Comment

  • Michael Chouinard

    Can anyone please show me a law that states in maine that if your kid lives in your appartment and needs section 8 help to pay her rent that she will be denied due to the fact that her farther owns the appartment . I know this is descimination so i am looking for the law that states that so it can de changed .

  • Nikki

    Is the landlord responsible for updating paint after living in a rental for more than 3 years?

  • Danielle Marie Gallagher

    My ex husband and i got a divorce. Our house is now owned by the bank. Its in foreclosure. However just recently i have found out there are now 5-6 adults living there. They have been there for 2 years. They have also turned it in to a drug den. They use and sell drugs out of the home i raised my children in. There have been 3 overdoses in the past month. I live in Maine. Can anybody give me advice? I want them out. The house was beautiful and they are ruining it, the property, and the neighborhood is now referring to it as a drug den. They arent paying a dime(for anything. They get food stamps, obviously dont pay rent, they get heating assistance from the state. Please any advice will help. My children and i are devestated.

    • William Adams

      You can, and should, start an eviction proceeding. Until the bank has the final foreclosure judgment in hand they do not have standing to being the eviction action- it is up to the legal owners of the property.

    • shelly

      If bank has not taken it back and you own it. you can start an eviction process, you have to know the names of everyone living in there and put them on the complaint.siince they are not paying you money. you would have to give a no reason 30 day notice. after 30 days go to the courthouse and get date. After court if you win, the judge will give them 30 more days to get out. Then if not out you have to call sheriffs. and they give them 48 more hours. The people there can move someone else in, in the meantime. who’s name was not on the list and you have to start over, with those people. Another 30 day notice. another 30 day wait.

  • Bil Weidner

    I am renting a house and mice/rats have become a problem. It is an old house and there is nothing I can do to completely eradicate them. I have laid traps all around to kill them. The tenants are withholding rent. Do they have grounds for this?

  • chichi

    Is there a law in Maine in regards to how many adults, children, and pets, a landlord (of a 4 unit apartment building) can allow to live in one of the 2 bedroom ( 4 room ) apartments ???

    • shelly

      That is set by the city or town ordinance. you can check with them. In which case you may want to state that in your lease.

  • Katie Cronkite

    Two issues have occurred with my landlords/property management.
    1. To put in short, their main guy for construction was working on my deck (located adjacent to my bedroom windows) at 6:00 in the morning with notice weeks in advance but they were not specific as to when he would be there. I was unaware of his presence until AFTER I had changed in my room with my curtains open. I am on the second floor of the building. It was 6 AM!!
    2. A viewing was done at my apartment by the property owner with zero notice, and I was not told until 2 days later.
    I am moving out early, not breaking my lease but ending it early and will be finding a re renter. They charge a re rental fee, which will be most of my security deposit. What can I do about this?

  • Nicole Rust

    Is it legal in maine, for a landlord to charge a security deposit and first and last months rent? Example I’d the rent is $900 and the deposit is $900 for a grand total of $2,600.

    • shellys

      yes they can charge first, last and double security. (equal to 2 months rent). they may also charge a pet fee, that there is no limit on.

  • Jane Wood

    Recently our neighbor moved out of our apartment complex. The apartments are 2 bedrooms, and not all that big. I was told that there was 1 or 2 options moving in by the end of next week. 1. A large family. 2. 6 college kids. How many people are allowed to occupy a 2 bedroom apartment in the state of Maine? We aren’t impressed at all.

  • Abbott

    I live in an apartment which includes parking for one vehicle. Another tenant does not want me parking behind him because he says he’s done his time parking on the street and now it’s my turn.
    Since I’m legally required to be off the street through the winter, I won’t park on the street. The landlord says we need to work it out among our selves. Is it the landlord’s job to enforce parking rules?

  • Sarah

    I live in a rent to own in Hampden. I have been having water and heating issues since October of 2018. My lease is almost up. Is there a way to get out of my rent to own that won’t hurt me in the future or am I stuck there till I own this place?

  • Cindy Wilkie

    Question for you here. We are owners of a rental property and recently fired the property manager. The tenants agreed to rubbish removal on their own as part of the lease agreement. They have not removed the rubbish from the garage in almost a month and the smell and amount are now attracting “critters” of all sorts. We have called them several times, spoken with them in person about this being a health hazard (they have an infant) but to no avail. Can we write them a note or letter stating that is not removed we will do it at their costs? We live in Maine.

  • Bob Caron

    My tenant moved out the beginning of February, we had a verbal agreement that they would move the remainder of ty their stiff out in the spring. I have made multiple attempts to have them come get their belongings and they keep giving me excuses as to why it can’t be done. I’ve even given them a date as to when everything needs to be out. What are my right in this situation? I didn’t even charge them any storage fees.

  • Paul D

    Can a landlord have a tenant’s unregistered/uninsured/uninspected vehicle towed from tenant lot? How much notice time to tenant is required? At cost to owner and not landlord?

  • Kristen

    The apartment building where I live in a Portland, has come under new ownership, and has a new management company running it. Many of us are very concerned about rental increases when our leases come up for renewal. I’m wondering if Maine has any kind of policy about how much rent can be increased there a cap? My fear is that it may be at the discretion of management with no safeguards for renters.

  • Gina

    I’m in a “non smoking” building, tenants outfont have the cold air exchange.. their smoke comes into my apt, they insist on smoking inside. (Landlord knows this.) I suffer from chronic migraines & asthma! They also have the thermostat for the whole building. They keep shutting it off. (so it wont come into my apt, as bad…or so they think. Again landlord knows.. yes, I do have a heater in my livingroom, but that’s it. The rest of my apt remains frigid! Maybe I cant have it both ways, be warm and breathe too?! This building is so illegal it’s not funny! I tried to tell Housing Authority.. they wouldn’t listen. I’m a tattletale I guess. I’m done with this crap!

  • shelly

    They are allowed to charge. first 900.00 , last 900.00 Security 1800.00 ( double 2 months rente) and if you have a pet they can charge a fee at any price for that. So you are getting away with only 1 month security if they are charging 900.00

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