A clean Saskatchewan lease agreement is the single most important document in a residential rental. It sets the rent, the term, the deposit, the entry rules, and what happens at the end of the tenancy. Get it wrong and the Office of Residential Tenancies will side with the tenant. Get it right and most disputes never make it past the kitchen table.
We built the template above to match The Residential Tenancies Act, 2006 and the Schedule 1 Standard Conditions that are required in every written agreement in Saskatchewan. It works for fixed-term leases, month-to-month tenancies, and weekly periodic rentals. Use it as-is or customize it for your unit.
Last updated: May 2026.What this Saskatchewan lease agreement template covers
The template includes the clauses the Act actually requires, plus the practical sections that prevent the most common landlord–tenant disputes:
- Parties and property — every adult occupant named, plus landlord service address and emergency contact (mandatory)
- Tenancy type — fixed-term, monthly periodic, or weekly periodic, with the right field for end date when a fixed term applies
- Rent and payment terms — amount, due day, accepted payment methods
- Security deposit — capped at one month's rent under Saskatchewan law
- Utilities and services included — checkbox list so nothing is ambiguous
- Rules and policies — pets, smoking, parking, guests, alterations
- Maintenance and 24-hour entry notice — wording that matches the Act
- Termination and renewal notice — one-month for periodic, two-month plus 30-day response for fixed-term
- Schedule 1 — Standard Conditions — referenced as the attached document, with a link to the official Saskatchewan publication
Three types of Saskatchewan tenancy agreements
Most landlords choose between three tenancy types. The template lets you check the right box, but here is what you are actually choosing.
| Aspect | Fixed-term | Monthly periodic | Weekly periodic |
|---|---|---|---|
| Term length | 3 months to less than 20 years | Open-ended, month to month | Open-ended, week to week |
| Written end date required | Yes — must be in the lease | No | No |
| Termination notice (tenant) | Stay until end date, or pay through end (subject to landlord's duty to mitigate) | One month, before the first of the final month | One week |
| Termination notice (landlord) | Two months before end date for renewal; otherwise tenancy ends on end date | One month, with cause as defined in the Act | One week, with cause |
| Rent stability | Locked in for the term | Subject to legal increase notice | Subject to legal increase notice |
| Best for | Predictable income, longer placements | Flexibility on both sides | Short-term or transitional rentals |
Mandatory clauses every Saskatchewan lease must include
Under The Residential Tenancies Act, 2006, a written tenancy agreement must contain certain elements. Missing any of them weakens the landlord's position at the ORT and can void specific clauses.
Names and addresses
Every adult occupant must be named on the lease, with full legal names — not nicknames. The landlord (or the property manager acting on the landlord's behalf) must list a service address and a phone number, plus an emergency contact number that is monitored 24 hours.
Rental property address
Specific to the unit — number, street, city, and postal code. If the rental is one suite in a larger building, identify the suite or unit number explicitly.
Tenancy type and term
Mark whether the tenancy is fixed-term or periodic. Fixed-term agreements must include a written end date and run from a minimum of three months to a maximum of less than 20 years. Periodic tenancies do not need an end date.
Rent amount and payment terms
State the monthly rent, when it is due (typically the first of each month), and the accepted payment methods. Late-payment terms can be referenced if any apply, though Saskatchewan limits what landlords can charge.
Security deposit
Document the security deposit amount — maximum one month's rent under the Act — plus the date it was or will be paid, and how it will be held. Specify the conditions under which deductions may be made at the end of the tenancy.
Utilities and services
List which utilities and services are included in rent (water, heat, electricity, gas, internet, snow removal, lawn care, garbage, appliances) and which are the tenant's responsibility. Ambiguity here causes more disputes than almost any other clause.
Schedule 1 — Standard Conditions
The Act requires that a complete copy of Schedule 1 — Standard Conditions of every tenancy agreement in Saskatchewan be attached to every written lease. Our template references Schedule 1 and links to the official Saskatchewan publication. Print the official Schedule 1 and provide it to the tenant at signing.
Maintenance and repair responsibilities
The Act puts a duty on landlords to maintain the property in a habitable condition and complete necessary repairs. Tenants are responsible for keeping the unit reasonably clean and reporting maintenance issues promptly. Specify how repair requests are submitted (portal, email, phone) and what response timeline to expect.
Entry by the landlord
Saskatchewan law requires landlords to provide at least 24 hours of written notice before entering a rental unit, except in genuine emergencies. The lease should reference this and specify permissible reasons for entry: inspections, agreed-upon repairs, and showings to prospective tenants near the end of the tenancy.
Tenant responsibilities under a Saskatchewan lease
While much of the legal conversation focuses on what landlords must do, tenants also carry significant responsibilities under a Saskatchewan tenancy agreement:
- Paying rent on time. Rent is due on the date specified in the lease. Non-payment is a serious lease violation and can lead to eviction proceedings through the ORT.
- Maintaining the unit. Tenants must keep the property in a reasonably clean condition and avoid causing damage beyond normal wear and tear.
- Reporting issues promptly. If something breaks or a maintenance issue arises, the tenant should notify the landlord or property manager as soon as possible. Failing to report — for example, a slow leak — can result in the tenant being held responsible for additional damage.
- Following the rules. Any policies agreed to in the lease, including pet restrictions, noise guidelines, and parking assignments, are binding. Repeated violations may constitute grounds for a formal notice or, in some cases, eviction.
- Providing proper notice. When a tenant intends to move out, they must provide the required notice period. For a fixed-term lease, the tenant is liable through the end date. For a periodic tenancy, one month's notice is standard.
Landlord obligations under The Residential Tenancies Act
Saskatchewan law imposes clear obligations on landlords that go beyond simply collecting rent:
- Habitability. The property must meet basic health and safety standards, including functioning plumbing, heating, electrical systems, and structural integrity.
- Repairs. Landlords must respond to maintenance requests within a reasonable timeframe. Failure to do so can result in a tenant filing a complaint with the ORT.
- Privacy. As noted above, landlords cannot enter the unit without proper notice except in genuine emergencies.
- Non-retaliation. A landlord cannot raise rent, reduce services, or pursue eviction in retaliation for a tenant exercising their legal rights — such as filing a complaint with the ORT or requesting repairs.
- Proper documentation. Rent receipts must be provided when requested. Notices for rent increases, entry, or termination must use the correct provincial forms and follow prescribed timelines.
- Delivering the signed agreement. A signed copy of the lease must reach the tenant within 20 days of the tenancy start date. If it doesn't, the tenant's duty to pay rent is suspended under the Act.
What happens when there's no written lease
In Saskatchewan, a tenancy agreement does not need to be in writing to be enforceable. If a tenant is paying rent and occupying a unit, a tenancy exists — even without a signed document. The Residential Tenancies Act still applies in full.
But the absence of a written lease creates serious problems for both parties:
- Disputes become "he said, she said." Without a written record of the agreed rent, lease term, pet policies, or maintenance responsibilities, the ORT must rely on testimony and informal evidence.
- Default terms apply. Where there is no written lease, the provisions of the Act fill in the gaps. This generally favours the tenant, since the Act sets minimums that landlords cannot contract below.
- Enforcement is harder. Trying to enforce rules about smoking, guests, or noise is very difficult without a written clause that the tenant agreed to.
Common Saskatchewan lease mistakes landlords make
Even experienced landlords sometimes include problematic clauses or overlook important ones. Here are the most frequent mistakes we see:
- Including unenforceable clauses. Any clause that contradicts the Act is void, even if the tenant signed it. A clause requiring the tenant to waive their right to a security deposit refund is unenforceable.
- Vague language around deposits. Stating "deposit required" without specifying the amount, storage method, and conditions for deductions invites disputes at move-out.
- Missing or incorrect notice periods. Failing to reference the correct notice requirements for rent increases or lease termination can invalidate a landlord's notice entirely.
- No move-in condition report. While not technically a lease clause, failing to document the property's condition at the start of the tenancy makes it nearly impossible to claim against the security deposit later. Use the ORT's Condition of Premises Checklist.
- Overly restrictive terms. Clauses that are unreasonably restrictive — prohibiting all guests, requiring tenants to maintain the lawn to professional standards — may be deemed unenforceable by the ORT.
- Skipping Schedule 1. Schedule 1 is mandatory. If you don't attach it at signing, the lease is incomplete in the eyes of the Act.
Renewal and termination notice rules
Understanding the notice requirements for renewal and termination is essential for avoiding legal missteps.
Fixed-term renewal
A fixed-term lease does not automatically renew. If neither party gives notice, the tenancy converts to a month-to-month periodic tenancy at the end of the fixed term, on the same terms.
If a landlord wants to offer a new fixed-term lease — potentially with a rent increase — they must give the tenant at least two months of written notice before the current end date, using the Term Lease — Two Month Notice of Intention Form available from the Office of Residential Tenancies. The tenant has 30 days from the notice date to accept or decline the new terms in writing. If the tenant doesn't respond (or declines), the tenancy ends on the last day of the current term and the tenant must vacate.
Terminating a periodic tenancy
For a month-to-month tenancy, either party can terminate with one month of written notice, provided the notice is given before the first day of the final month. To end a tenancy on March 31, notice must be given by February 28.
For a weekly periodic tenancy, either party can terminate with one week of notice.
Early termination of a fixed-term lease
Breaking a fixed-term lease before the end date carries consequences. The tenant remains liable for rent through the end of the term, though the landlord has a duty to mitigate by making reasonable efforts to re-rent the unit. For a deeper look, see our guide on breaking a lease agreement in Saskatchewan.
Frequently asked questions
What must be in a Saskatchewan lease agreement?
The legal names of all landlords and tenants, the rental unit address, the tenancy start date and type (fixed-term or periodic), the rent amount and due day, the security deposit amount and date paid, the utilities and services included, the landlord's service address and emergency contact number, and a copy of Schedule 1 — Standard Conditions.
How soon must landlords give tenants a copy of the lease?
A signed copy must be provided within 20 days of the tenancy start date for written agreements. If the agreement is verbal, the landlord must still provide their address, phone number, and emergency contact in writing within 20 days. Failing to deliver in time suspends the tenant's duty to pay rent.
What is a fixed-term tenancy in Saskatchewan?
A tenancy that runs from three months to less than 20 years and includes a written end date. The landlord must give two months of notice before the end date if offering a new term. The tenant has 30 days to respond. If the tenant doesn't respond or declines, the tenancy ends on the existing end date.
Can Saskatchewan leases be verbal?
Yes. Verbal tenancy agreements are valid under The Residential Tenancies Act, 2006. They can be weekly, monthly, or fixed-term. Written leases with signatures are far safer because they prevent the "he said, she said" disputes that verbal arrangements invite.
What are the Standard Conditions for Saskatchewan leases?
Schedule 1 Standard Conditions apply to every tenancy agreement in Saskatchewan. They cover rent, deposit, maintenance, entry, and tenant duties. Landlords must give tenants a complete copy at signing — failure to attach Schedule 1 leaves the agreement incomplete.
What is the maximum security deposit in Saskatchewan?
One month's rent. Anything above that is unenforceable under the Act, even if the tenant agreed to pay it.
How much notice does a landlord need to give to enter the unit?
At least 24 hours of written notice, except in genuine emergencies. The notice should state the reason for entry — inspections, repairs, or showings near the end of the tenancy.
Need help with your Saskatchewan lease?
A lease agreement is only as strong as the knowledge behind it. If you are a landlord in Regina or Saskatoon and want to ensure your leases are airtight, legally compliant, and tailored to your property, GoodDoors Property Management is here to help.
We have managed 600+ residential properties across Saskatchewan since 2017. We handle lease preparation, signing, enforcement, and renewal cycles so the paperwork side of being a landlord stops being your problem. Contact us for a free rental analysis, or browse our Saskatoon and Saskatchewan-wide service overviews.
Sources
- Government of Saskatchewan: Tenancy Agreements
- Saskatchewan Publications: Schedule 1 Standard Conditions
- Office of Residential Tenancies (ORT)
- Public Legal Education Association of Saskatchewan: Rental Agreements
