Wisconsin residential lease agreement

Wisconsin Commercial Lease Agreement

Download the October 2026 Wisconsin Residential Lease Agreement for houses, apartments, condos, and other residential rentals. The packet includes a complete editable DOCX, a true fillable PDF, a separate one-page nonstandard rental provisions sheet, federal lead-based paint materials, and an optional completed sample of the lease.

editable Word and fillable PDF formats
Attorney-reviewed lease materials
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What you receive for Wisconsin

A practical Wisconsin lease packet built to document the rental relationship, current deposit and notice rules, disclosure obligations, and clean completion in your own PDF reader or on paper.

Built for current Wisconsin landlord-tenant law

The lease addresses the 21-day security-deposit return and the separate nonstandard rental provisions sheet (Wis. Stat. § 704.28 and ATCP 134.06), the check-in sheet (Wis. Stat. § 704.08), landlord entry on at least 12 hours’ notice (ATCP 134.09(2) and Wis. Stat. § 704.05(2)), clauses that void a rental agreement (Wis. Stat. § 704.44 and ATCP 134.08), the 5-day and 14-day termination structure (Wis. Stat. § 704.17), and at least 28 days’ notice to end a month-to-month tenancy (Wis. Stat. § 704.19).

Editable Word and fillable PDF files

Download the files, customize the lease in Word or type directly into the fillable PDF fields in your own PDF reader, and keep a signed copy for your records.

Type in the fields or print blank

Use the editable DOCX with click-to-fill controls, or open the true fillable PDF in your own PDF reader and type directly into the form fields — no online interview or ILRG account required; both print cleanly for signing.

Included Wisconsin lease packet documents

This product includes the commercial lease agreement files listed below. Use the Word files to customize your lease terms, or open the fillable PDF in your own PDF reader and type directly into the form fields — no online interview or ILRG account required.

Commercial Lease Agreement Core business lease document Word PDF

Self-help lease overview

Using a Wisconsin residential lease agreement

A written Wisconsin residential lease helps document the landlord, tenant, premises, county, term, rent, security deposit, utilities, repairs, disclosures, rules, and signatures for a rental property. This agreement captures the key deal terms in a front Data Schedule before the numbered sections.

This packet includes the Wisconsin Residential Lease Agreement in editable DOCX and true fillable PDF, a separate one-page nonstandard rental provisions sheet in Word and PDF, and the federal lead-based paint materials listed below for pre-1978 housing. The nonstandard sheet in the packet is blank.

Review the completed lease and any municipal, subsidized-housing, association, or property-specific requirements before signing. ILRG provides self-help legal forms and information, not legal advice.

About this Wisconsin lease packet

This page highlights the current downloadable Wisconsin residential lease packet: a complete editable DOCX, a true fillable PDF, a separate nonstandard rental provisions sheet in Word and PDF, and federal lead-based paint materials. The lease uses a front Data Schedule and a lease-for-term or month-to-month election. A completed sample of the lease is available as an add-on. The nonstandard sheet in the packet is blank.

Built for current Wisconsin law. This lease reflects Wisconsin residential landlord-tenant statutes and ATCP 134, including the security-deposit return and the separate nonstandard rental provisions sheet (Wis. Stat. § 704.28 and ATCP 134), the check-in sheet (§ 704.08), landlord entry (§ 704.05 and ATCP 134.09), clauses that void a rental agreement (§ 704.44 and ATCP 134.08), the 5-day and 14-day termination structure (§ 704.17), and at least 28 days’ notice to end a month-to-month tenancy (§ 704.19). Federal lead-based paint disclosure materials are included for pre-1978 housing.

Complete every field on screen or on paper. The Word version uses click-to-fill controls; the PDF version is a true fillable form with typed entry in every field, from the page-one Data Schedule through the signature and disclosure prompts. Both print cleanly for pen-and-paper completion.

What Is a Wisconsin Commercial Lease Agreement?

A Wisconsin commercial lease agreement is a contract for renting business property such as office, retail, warehouse, or industrial space. Wisconsin commercial leasing has two distinctive features: a holdover tenant on a year-or-longer lease can become a year-to-year tenant (not month-to-month), and the common-law right to distrain for rent is abolished.

When to Use a Commercial Lease in Wisconsin

Leasing office, retail, warehouse, or industrial space in Wisconsin.
Drafting a lease where holdover consequences need to be clearly defined.
Negotiating a lease for a term of one year or longer where the year-to-year holdover rule matters.
Leasing space where the landlord needs to understand that distrain is not available in Wisconsin.
Documenting termination notice requirements under Wisconsin's nonresidential tenancy rules.

Key Wisconsin Commercial Lease Provisions

Year-to-Year Holdover: Under Wis. Stat. § 704.25(2)(a), if a nonresidential tenant with a lease of one year or longer holds over after the lease expires, and the landlord accepts rent, the holdover tenancy is presumed to be year-to-year—not month-to-month as in most states.
Acceptance of Rent = Election: Under § 704.25(2)(c), if the landlord accepts rent after the lease expires, that acceptance is treated as an election to allow the holdover tenancy unless the landlord has already commenced removal proceedings.
Double Rent for Holdover: Under Wis. Stat. § 704.27, a landlord may recover at least double the rental value from a tenant who holds over after the lease terminates and after the landlord has given proper notice to vacate.
No Landlord Lien / Distrain Abolished: Under Wis. Stat. § 704.11, the landlord generally has no lien on tenant property, and the common-law right to distrain for rent is abolished unless preserved by statute or express lease agreement. This is a significant departure from states like Virginia, D.C., or Louisiana that provide automatic landlord liens.
Termination Notice: Under Wis. Stat. § 704.19, termination of a periodic tenancy requires written notice. For a year-to-year tenancy, at least 28 days' notice is required before the end of the rental year.

Preview the Wisconsin Residential Lease Agreement

Page 1 below is the blank Data Schedule, with the term election. The list under it names every section of the agreement. Checkout delivers the fillable lease, the separate nonstandard rental provisions sheet, and the federal lead-based paint materials listed above. The completed sample of the lease is optional. The nonstandard sheet included in the packet is blank.

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Sections of the Wisconsin Residential Lease Agreement

Page 1 above is the blank Data Schedule. Each line names a section and what it covers. The lease itself is the file you download.

1. TERM The parties choose a fixed term or a month-to-month tenancy.
2. RENT The rent amount and when it is paid.
3. SECURITY DEPOSIT The security deposit and its return.
4. CONDITION OF PREMISES The condition of the premises and the check-in sheet.
5. PRE-DEPOSIT NOTICE Notice before a security deposit is accepted.
6. DISCLOSURE OF CODE VIOLATIONS AND HABITABILITY CONDITIONS Disclosure of known code violations and habitability conditions.
7. USE OF PREMISES Who may live in the premises.
8. ASSIGNMENT AND SUBLEASING Consent before an assignment or a sublease.
9. ALTERATIONS AND IMPROVEMENTS Changes to the premises and who owns them.
10. HAZARDOUS MATERIALS Limits on hazardous materials.
11. UTILITIES AND SERVICES How the parties divide utilities and services.
12. MAINTENANCE AND REPAIR; RULES Repair duties and written rules.
13. SMOKE DETECTOR NOTICE The smoke-detector notice.
14. INSURANCE Whether the tenant carries renter insurance.
15. FIRE, WATER, OR CASUALTY DAMAGE Rent and the tenancy after fire, water, or other damage.
16. LANDLORD'S ACCESS When the landlord may enter.
17. SUBORDINATION The priority of the lease if the property is mortgaged or sold.
18. TENANT'S HOLDOVER AND RENEWAL A tenant who stays after the term, and renewal.
19. SURRENDER OF PREMISES Return of the premises at the end of the tenancy.
20. ANIMALS Whether pets are allowed.
21. QUIET ENJOYMENT The tenant right to quiet enjoyment.
22. INDEMNIFICATION Responsibility for injury and damage.
23. EARLY TERMINATION BY TENANT When the tenant may end the lease early.
24. DAMAGES Property damage during the tenancy.
25. LATE FEE Whether a late fee applies.
26. DEFAULT AND TERMINATION NOTICES Notices that end the tenancy after a default.
27. ABANDONMENT When the premises may be treated as abandoned.
28. PERSONAL PROPERTY Property left behind.
29. ATTORNEYS' FEES Attorney fees.
30. SEVERABILITY What happens if a provision cannot be enforced.
31. JOINT AND SEVERAL LIABILITY Responsibility when more than one tenant signs.
32. SUCCESSORS AND ASSIGNS Who is bound after a transfer.
33. DESCRIPTIVE HEADINGS The headings are labels.
34. CONSTRUCTION How the lease is read.
35. GOVERNING LAW Wisconsin law governs the lease.
36. TIME OF ESSENCE Deadlines in the lease.
37. WAIVER OF LEASE PROVISIONS AND FUTURE ENFORCEMENT The effect of waiving a breach.
38. MODIFICATION How the parties change the lease.
39. LEAD-BASED PAINT DISCLOSURE The separate federal lead-based paint materials.
40. NOTICE OF DOMESTIC ABUSE PROTECTIONS The notice of domestic-abuse protections.
41. SEX OFFENDER REGISTRY The sex-offender registry notice.
42. PARKING Whether parking is included.
43. NOTICE How the parties give notice.
44. ADDENDA Separate documents the parties attach.
45. ADDITIONAL PROVISIONS; DISCLOSURES Room for any other written terms, followed by the signatures.

Nonstandard rental provisions sheet

The packet also includes a separate one-page sheet for a nonstandard deposit term or a different entry rule. The sheet in the packet is blank.

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Frequently Asked Questions About Wisconsin Residential Lease Forms

Is this commercial lease specific to Wisconsin?

Yes. This product is the Wisconsin commercial lease page, and the downloadable Word and PDF lease files shown on this page are Wisconsin-specific.

What documents are included?

The included commercial lease documents are listed on this page with Word, PDF, or other format badges so you can review what is included before checkout.

Can I edit the commercial lease after purchase?

Where Word format is included, you can edit the lease terms on your own device before signing. PDF files are included where available for print-ready review or reference.

What is the difference between a commercial lease and a residential lease?

A commercial lease is used for business property such as office, retail, warehouse, restaurant, or industrial space. Residential leases are designed for dwelling units and tenant-housing rules, so the two forms should not be used interchangeably.

Do I need a lawyer to use this commercial lease?

These forms are designed for self-help use by commercial landlords, property managers, and business tenants, but ILRG does not provide legal advice. Complex build-outs, regulated uses, high-value transactions, or disputes may benefit from attorney review.

Is this legal advice?

No. ILRG provides self-help legal forms and information, not legal advice. You are responsible for reviewing the completed lease and confirming state and local requirements before signing.

If a Wisconsin commercial tenant holds over and the landlord accepts rent, is it month-to-month?

Often no. Under Wis. Stat. § 704.25(2)(a), if the original lease was for one year or longer, the holdover tenancy is presumed to be year-to-year, not month-to-month.

Does a Wisconsin commercial landlord have a lien on tenant property?

Generally no. Under Wis. Stat. § 704.11, the landlord has no lien on tenant property, and the common-law right to distrain for rent is abolished unless preserved by statute or express lease agreement.

Can a Wisconsin commercial landlord recover double rent from a holdover tenant?

Yes. Under Wis. Stat. § 704.27, the landlord may recover at least double the rental value from a tenant who holds over after the lease terminates and after proper notice to vacate has been given.

How much notice is required to terminate a year-to-year commercial tenancy in Wisconsin?

Under Wis. Stat. § 704.19, at least 28 days' written notice is required before the end of the rental year to terminate a year-to-year periodic tenancy.

Does accepting rent after lease expiration commit the landlord in Wisconsin?

Yes. Under § 704.25(2)(c), accepting rent after the lease expires is treated as an election to allow the holdover tenancy, unless removal proceedings have already commenced.

Download Wisconsin Commercial Lease Agreement — $9.99