8 Clauses to Include in a Rental Agreement

A well-drafted rental agreement is the foundation of a successful landlord-tenant relationship. In Saskatchewan, The Residential Tenancies Act, 2006 sets out the legal framework that governs rental properties, but many landlords still rely on generic templates that leave critical gaps. Those gaps can lead to misunderstandings, disputes, and financial losses that a few carefully worded clauses could have prevented.

Whether you own a single-family home in Regina, a condo in Saskatoon, or a duplex in one of the surrounding communities, your lease agreement needs to cover specific ground. Below are eight clauses that every Saskatchewan rental agreement should include, along with practical guidance on what each clause should contain and why it matters.

1. Rent Amount, Due Date, and Payment Methods

This may seem obvious, but vague rent clauses are one of the most common sources of landlord-tenant conflict. Your rental agreement should clearly state:

• The exact monthly rent amount in dollars.
• The due date each month (typically the first of the month, though any date can be agreed upon).
• Accepted payment methods such as e-transfer, post-dated cheques, direct deposit, or online portals.
• Where or how rent should be delivered if payment is made in person or by mail.
• What constitutes a late payment and whether any late fees apply (note that Saskatchewan law does not cap or regulate late fees, but they must be reasonable and agreed to in the lease).

It is also worth specifying what happens if rent falls on a weekend or statutory holiday. A simple sentence stating that rent is due on the next business day can prevent unnecessary confusion.

Under The Residential Tenancies Act, 2006, a landlord cannot demand rent more than one month in advance (with the exception of the security deposit). If a tenant consistently pays late, the landlord's options for recourse, including applying to the Office of Residential Tenancies (ORT), are stronger when the lease language is precise.

Why This Clause Matters

A clearly defined rent clause gives you documentation to reference if you ever need to issue a formal notice or file with the ORT. Ambiguity in payment terms is one of the easiest problems to avoid and one of the most expensive to deal with after the fact.

2. Security Deposit Terms

Saskatchewan law allows landlords to collect a security deposit of up to one month's rent. Your lease should specify:

• The exact deposit amount being collected.
• When the deposit is due (typically at lease signing or before move-in).
• The conditions under which deductions may be made, such as unpaid rent, damage beyond normal wear and tear, or unpaid utilities.
• The timeline for returning the deposit after the tenant vacates.

Under The Residential Tenancies Act, 2006, landlords must return the security deposit within seven business days of the tenant moving out, provided there are no deductions. If deductions are made, the landlord must provide an itemized statement explaining each one.

It is worth noting that the deposit must be held in trust, and interest requirements may apply depending on the length of the tenancy. Referencing these obligations in the lease demonstrates professionalism and helps set clear expectations from the start.

For a deeper look at how security deposits work in this province, see our guide on damage deposit laws in Saskatchewan.

Why This Clause Matters

Disputes over security deposits are among the most common issues heard by the Office of Residential Tenancies. A lease that clearly outlines the deposit amount, holding conditions, and deduction criteria protects both parties and reduces the likelihood of a formal complaint.

3. Maintenance Responsibilities

One of the most frequent sources of friction in any tenancy is maintenance. Who is responsible for what? Your rental agreement should address:

• Landlord obligations: structural repairs, plumbing, electrical systems, heating, appliance maintenance (for landlord-supplied appliances), and ensuring the property meets health and safety standards.
• Tenant obligations: routine upkeep such as lawn care (if applicable), snow removal (if applicable), changing furnace filters, keeping the property reasonably clean, and promptly reporting maintenance issues.
• How maintenance requests should be submitted (written notice, email, online portal, or phone).
• Emergency maintenance procedures, including after-hours contacts for urgent issues like burst pipes or furnace failures in winter.

Under The Residential Tenancies Act, 2006, landlords are required to maintain rental properties in a good state of repair and fit for habitation. Tenants, for their part, are expected to maintain reasonable cleanliness and not cause wilful or negligent damage.

Saskatchewan winters make maintenance clauses particularly important. Responsibilities around snow removal, frozen pipes, and heating system maintenance should be addressed explicitly. A clause stating that the tenant must maintain a minimum interior temperature to prevent pipe freezing, for example, can save thousands of dollars in water damage.

Why This Clause Matters

When maintenance responsibilities are vague, tenants may assume the landlord handles everything, and landlords may assume tenants handle more than they actually do. Written clarity prevents this disconnect and gives both parties a reference point when issues arise.

4. Pet Policy

Pets are one of the most debated topics in rental housing. Saskatchewan law does not prohibit landlords from restricting or banning pets in their rental properties, so your lease should state your policy clearly:

• Whether pets are allowed at all.
• Types and sizes of pets permitted (for example, cats and dogs under 25 kg, no exotic animals).
• The number of pets allowed.
• Whether a pet deposit or additional monthly pet rent applies. Note that any pet deposit collected would fall under the overall security deposit cap of one month's rent under Saskatchewan law.
• Tenant responsibilities related to pets, including waste cleanup, noise control, and damage liability.
• Consequences for violating the pet policy, such as a formal warning or potential lease termination.

If you do allow pets, it is wise to include a clause stating that the tenant is financially responsible for any damage caused by their animal, including damage to flooring, doors, window coverings, and landscaping.

Why This Clause Matters

Pet-related damage is one of the leading causes of security deposit disputes. A clear pet policy protects the property, sets expectations for responsible pet ownership, and gives you documented grounds for action if the policy is violated.

5. Subletting and Assignment Rules

Subletting occurs when a tenant temporarily rents out all or part of the property to another person while remaining on the lease. Assignment occurs when a tenant transfers their entire lease obligation to a new tenant. Your lease should cover:

• Whether subletting is permitted, and if so, under what conditions.
• Whether the landlord's written approval is required before any subletting arrangement.
• The process for requesting approval, including how much notice the tenant must provide.
• Whether assignment of the lease is allowed, and under what terms.

Under The Residential Tenancies Act, 2006, a tenant may request to assign or sublet the rental unit, and the landlord cannot unreasonably withhold consent. However, the landlord does have the right to approve or reject the proposed subtenant or assignee based on reasonable criteria, such as the results of a screening process.

Including this clause in your lease ensures that tenants understand they cannot simply hand over the keys to someone else without going through proper channels. It also protects you from having an unscreened individual living in your property.

Why This Clause Matters

Without a subletting clause, you may find someone living in your property whom you have never vetted. This exposes you to risk around property damage, unpaid rent, and liability issues. A well-written clause keeps you in the loop and preserves your right to screen any new occupant.

6. Lease Termination and Early Termination

Every lease must have a clear termination framework. Your rental agreement should specify:

• The lease term (fixed-term or month-to-month).
• Notice requirements for non-renewal. Under Saskatchewan law, a tenant on a month-to-month tenancy must give at least one full month's notice before the end of a rental period. For a fixed-term lease, the notice requirements depend on the lease length.
• Conditions under which early termination is allowed, such as job relocation, military deployment, or mutual agreement.
• Financial consequences of early termination, including whether the tenant forfeits their security deposit or is responsible for rent until a replacement tenant is found.
• The landlord's obligation to mitigate damages by making reasonable efforts to re-rent the property.

The Residential Tenancies Act, 2006 provides specific rules around lease termination, including situations involving domestic violence, where a tenant may be entitled to early termination with reduced notice. Your lease should reference or align with these statutory provisions rather than attempt to override them.

For more detail on what happens when a tenant breaks their lease, see our guide on breaking a lease agreement in Saskatchewan.

Why This Clause Matters

Unexpected vacancies cost money. A clear termination clause ensures that both parties understand the financial and procedural consequences of ending the tenancy, reducing the chance of disputes and helping landlords plan for turnover.

7. Noise, Conduct, and Guest Policies

Quality of life issues can be difficult to address after the fact if the lease does not set behavioural expectations. Your rental agreement should include:

• Quiet hours, such as 10:00 PM to 8:00 AM on weekdays and 11:00 PM to 9:00 AM on weekends.
• Prohibitions on illegal activity on the premises.
• Smoking policies, including whether smoking is banned indoors, on balconies, or on the entire property.
• Guest policies, including how long a guest may stay before they are considered an unauthorized occupant (a common threshold is 7 to 14 consecutive days or 30 cumulative days in a 12-month period).
• Expectations around shared spaces (for multi-unit properties), such as laundry rooms, parking lots, and common areas.
• Consequences for repeated violations, which may include formal warnings, mediation through the ORT, or lease termination in serious cases.

Saskatchewan landlords have the right to include reasonable conduct rules in their leases, provided those rules do not violate The Saskatchewan Human Rights Code or The Residential Tenancies Act, 2006. Rules must apply equally to all tenants and cannot be discriminatory.

Why This Clause Matters

Noise and conduct complaints are among the most difficult issues to resolve without documentation. If you ever need to issue a formal notice or apply to the ORT for a remedy, having a written conduct policy in the lease gives your case significantly more weight.

8. Property Inspection Clauses

Regular inspections help landlords identify maintenance issues early, verify that the property is being cared for, and document its condition over time. Your lease should cover:

• The landlord's right to conduct periodic inspections, including the required notice period.
• The minimum notice required before entry. Under The Residential Tenancies Act, 2006, landlords must provide at least 24 hours' written notice before entering a rental unit for inspections, and the entry must occur at a reasonable time.
• Exceptions to the notice requirement, such as emergencies (fire, flooding, gas leaks) where immediate entry is necessary to protect the property or the safety of occupants.
• Move-in and move-out inspection procedures, including whether inspections will be documented with photos, video, or written reports, and whether the tenant will be invited to attend.
• How inspection findings will be communicated to the tenant.

Documenting the property's condition at move-in and move-out is critical for resolving disputes over normal wear and tear versus actual damage. A move-in inspection report signed by both parties creates a baseline that protects everyone.

Why This Clause Matters

Without inspection documentation, security deposit disputes become a matter of he-said, she-said. A lease that establishes a clear inspection protocol and references Saskatchewan's notice requirements demonstrates that the landlord respects the tenant's privacy while maintaining the right to protect their investment.

Additional Considerations for Saskatchewan Landlords

Beyond the eight clauses above, there are a few additional elements worth including in your rental agreement:

Utilities and Services

Specify which utilities are included in the rent (if any) and which the tenant is responsible for setting up and paying. Common utilities to address include electricity, natural gas, water, internet, and waste collection. In Saskatchewan, some municipalities bundle water and sewer into property taxes, while others bill tenants directly.

Insurance Requirements

While landlords carry property insurance, it does not cover a tenant's personal belongings. Many landlords now require tenants to carry tenant's insurance (also called renter's insurance) as a condition of the lease. This protects the tenant's possessions and can also provide liability coverage if the tenant accidentally causes damage, such as a kitchen fire.

Parking and Storage

If the property includes a garage, driveway, or dedicated parking stall, the lease should specify whether it is included in the rent or available at an additional cost. Similarly, if there is a storage locker or shed, its use and any associated fees should be documented.

Landscaping and Yard Maintenance

For single-family homes and duplexes with yards, the lease should clearly assign responsibility for lawn mowing, garden maintenance, and snow removal. In Saskatchewan, many municipalities have bylaws requiring property owners (or their tenants) to clear sidewalks within a set timeframe after a snowfall. Failure to do so can result in fines, so clarity on this point is important.

How a Property Manager Can Help

Drafting a rental agreement that covers all the necessary ground while remaining compliant with Saskatchewan law takes time, experience, and legal awareness. Many landlords, particularly those managing multiple properties or living out of province, find that working with a professional property management company simplifies this process considerably.

A property manager handles lease drafting, tenant screening, rent collection, maintenance coordination, inspections, and compliance with The Residential Tenancies Act, 2006. This means every clause in the lease is not only well-written but also consistently enforced throughout the tenancy.

If you own rental property in Regina or Saskatoon and want to ensure your lease agreements are thorough, legally sound, and professionally managed, GoodDoors Property Management can help. With 600+ properties managed since 2017 and a team licensed by the Saskatchewan Real Estate Commission, GoodDoors brings the expertise and systems to protect your investment from day one.