Key Takeaways

Leases and disclosures are essential: Maine law requires leases to clearly outline terms like rent, fees, and maintenance while also including important disclosures, such as radon test results, bedbug history, smoking policy, and (in Portland) a tenant rights notice.
Security deposits have strict rules: Landlords can generally collect up to two months’ rent as a deposit, which must be returned within 21–30 days, depending on the lease type.
Evictions and notices must follow legal process: Landlords may issue a 7-day notice for nonpayment or serious lease violations, and a 30-day notice for ending month-to-month tenancies. Entry into rentals requires reasonable advance notice, and self-help evictions are prohibited.

Because housing is such a fundamental need for human survival and well-being, landlord-tenant relationships are one of the most-regulated aspects of business dealings.

In Maine, relationships between landlords and their tenants are governed by the Residential Landlord and Tenant Act.

This Act contains a list of regulations covering all aspects of rental properties, as far as the rights and responsibilities of landlords and tenants are concerned.

In this article, the experts at Spectrum Properties of Maine will explain key aspects of Maine Landlord-Tenant Law that property investors must understand. The law addresses a range of issues that can arise in a rental property and outlines the procedures for resolving them.

Knowing what the law says about your relationship with tenants ensures that the tenancy runs smoothly with minimal risk of litigation.

HOW MUCH IS YOUR RENTAL WORTH?

BOOK A CONSULTATION TODAY.

Maine Rental Laws: An Overview of Landlord-Tenant Rights in Oakland

The Lease Agreement

The landlord-tenant relationship is anchored on the lease agreement. This is a legally-binding contract between the landlord and tenants that outlines the terms of the agreement.

It spells out each party’s rights and responsibilities, along with the consequences of violating the lease terms.

The lease agreement must specify the length of the lease and when it terminates.

Because any violation of the lease can attract hefty fines once it is signed, it is vital to include necessary details in the document and ensure that both parties understand the document before signing it. Most times, the lease agreement is a one-year fixed contract, but it can also be based on a month-to-month lease.

The lease should include details like the rent amount, due date for the rent, late-fee policies, pet policies, pest control, snow removal, yard maintenance, and other important details.

Required Disclosures

There are a total of eight important disclosures that Maine landlords are required to include in the lease agreement under the Residential Landlord and Tenant Act, namely:

Bedbug infestation disclosure: If the rental unit or an adjacent unit has bedbugs or is being treated for bedbugs, landlords must inform tenants. If a tenant requests it, landlords must disclose the last date the unit or adjacent units were inspected and found to be free of bedbugs.
Energy efficiency disclosure: Landlords must provide disclosure of the energy efficiency of the building’s systems (water heater, insulation, etc.) and appliances.
Electricity to common areas: Landlords may not bill tenants for electricity, and any utility or service for the common areas of the rental, unless the tenant agrees to it.
Security deposit location: Landlords have a legal obligation to disclose the bank name and account number where the tenant’s security deposit is being held.
Smoking policy: Landlords must disclose whether smoking is allowed or prohibited on the property. If allowed, they must disclose where it is permitted or not permitted.
Radon disclosure: Every ten years, landlords must test the rental for the presence of radon and disclose the test results to both prospective and existing tenants. Along with the test results, the disclosure must include the date of the test and the risks associated with radon exposure, as contained in the disclosure form from the Department of Health and Human Services.
Lead-based paint disclosure: If the rental property was built before 1978, landlords must provide tenants with a lead-based paint disclosure and pamphlet.
Rental Housing Rights Disclosure: Landlords must provide tenants with a one-page document informing them of their rights as renters. This only applies in the City of Portland.

Security Deposit Laws

In Maine, if a landlord has more than 5 rental units, they can only charge a maximum of the equivalent of two months’ rent for the security deposit. For landlords with 5 or fewer rental units, there is no limit on how much they can charge as the security deposit.

For fixed-term leases, the security deposit must be returned within 30 days of the end of the tenancy. For month-to-month leases, however, the security deposit must be returned no later than 21 days from the end of the tenancy.

Maintenance and Repairs

The landlord must maintain the property in a safe and habitable condition at all times. They must carry out repairs within 14 days of being notified of an issue.

If the landlord fails to make repairs, tenants have the right to withhold rent, seek legal counsel, or make the repairs. If tenants make the repairs, they have the right to deduct the expense from the rent, up to $500 or half of the rent amount.

Eviction Laws

Maine tenant laws allow landlords to evict tenants under the following requirements:

Non-payment of rent: If tenants are late with the rent, landlords may issue a 7-day notice to quit.
Non-compliance: Landlords may issue a 7-day notice to quit to tenants who break the lease agreement. Depending on the breach, the notice period may shift. Be sure to consult a property manager or attorney.
Termination: Landlords are allowed to terminate a month-to-month lease for reasons other than non-payment of rent and non-compliance, but they must give the tenant a 30-day notice.

When trying to evict a tenant for any of the above reasons, landlords must follow the established procedures for dealing with such issues.

They cannot resort to self-help eviction methods such as changing the door locks in a rental property or shutting off the utilities.

HAVE A QUESTION?

ASK A PROPERTY MANAGER.

Other Important Landlord-Tenant Laws

Notice to enter: Except during emergencies, landlords must provide tenants with a 24-hour notice before entering the property.
Late fees: Landlords are not allowed to charge a late fee unless the rent is at least 15 days late. Late fees cannot exceed 4% of the monthly rent.
Insurance requirements: Landlords can require tenants to get renters’ insurance. If a tenant fails to do this, it may be a breach of the lease agreement, provided insurance is required by the lease terms.
Returned payment fees: For bad cheques received, landlords must provide tenants with a written notice of the bad cheque, including details of the cheque and a warning of possible penalties.
Ending & renewing the lease: Fixed-term leases terminate at the end of the lease period, unless the lease says otherwise. Month-to-month leases can be terminated by either party with a 30-day notice.
Rent increases: Maine does not have state-wide limits for rent increases, but the City of Portland does have laws in place that set limits for annual rent increases.

Bottom Line

When creating a lease agreement and management plan for your rental unit, these laws help to establish trust with tenants. Tenant laws should not be viewed as a hassle; following them helps to ensure minimal conflict with tenants throughout their tenancy.

At Spectrum Properties of Maine, excellence in property management goes hand-in-hand with legal diligence.

Our full suite of services—from residential and commercial property management to tenant placement, project oversight, HOA support, and consulting—ensures every landlord’s needs are met with professionalism and compliance.

Armed with a deep understanding of the Maine Residential Landlord and Tenant Act, including mandatory security deposit handling, disclosure obligations, and proper eviction procedure, Spectrum Properties ensures your properties thrive—while minimizing legal risk and maximizing peace of mind.

Reach out to us today to see how we can help you.

CONTACT US TODAY!

LET’S GET STARTED.

Disclaimer: Please note that the information provided in this blog is intended for general guidance and should not be considered as a replacement for professional legal advice. It is important to be aware that laws pertaining to property management may change, rendering this information outdated by the time you read it.

Areas We Serve

Maine
Waterville
Lewiston
Augusta
Auburn
Gardiner
Hollowell
Lisbon
Randolph
Richmond
Winslow
Oakland
Mercer
Farmington
Wilton
Skowhegan
Norridgewock
Fairfield
Clinton
Newport
Pittsfield
Sidney
Manchester
Winthrop
Greene
Sabattus
Livermore Falls
Rumford
Jay
Brunswick
Topsham
Kennebec County

Randy Moseley

Reid and his team are very efficient and professional. They got us up to 100% occupancy within the first 3 months of their management. This will be life changing and profound for my family going forward!

...

I used Spectrum for 10 years and was very pleased with their management services both under Jayne’s supervision and now under Reid’s. Jayne and Reid handle tenant relationships with professionalism and tact. Reid has also introduced Buildium software which makes keeping up to date with rents and maintenance costs easy. His expertise in implementing the software and creating reports has brought greater peace-of-mind to the ownership experience. Reid’s commitment to service validated my decision to recommend Spectrum Management to other property investors without hesitation or reservation.

Captain Frank (Captain Frank)

Spectrum Property Management has always been attentive to my needs as an absentee landlord. Good communication, rapid responses and always a pleasure to deal with.
Thank you Reid, Jayne and staff!

julia howard

Reid has had our account for several months now. His energy and professionalism has impressed me and any issues that me or the tenants have had, he has addressed them quickly and fairly. Thank you Reid and everyone at Spectrum!

Randolph Jones

Spectrum has been everything we wanted in property management. Always available and always on top of things, with lots of communication. Not only are we happy with them, but our tenants are too. I couldn't recommend them more highly.

David Rancourt

The entire team at Spectrum Property Mgmnt, Reid, Danielle and Colleen, were all extremely helpful in guiding us thru this first time experience in finding the ideal tenant. Great communications and follow thru. Competitive rates and very thorough. They advertised, located, screened and set up all the initial paperwork for our new tenant. Professional and polite. Located the ideal tenant in less then 2 weeks! Thank you to the entire crew! Great job. Dave R.

L L

"Great to work with—highly recommended for professional property management services."

Robert Travis

A professional property manager that handles all aspects of managing a rental property in todays market conditions.

Chris “Mr. Beach” Paszyc

Reid and the crew at SPR have been extremely helpful in managing a couple properties we own in Central Maine. I have both commercial and residential tenants. They have proven to be very responsive to both my tenants and my wife and I. I have also referred them to clients who have commercial real estate. To date, those clients have been very pleased as well. They work hard and have been reasonable and thoughtful. I like their software platform, which updates me when a work order goes in and when the work has been completed. Please keep up the good work!

Jason Elliott

Spectrum has gone above and beyond in helping me to resolve some issues with my rental property. Their attention to detail and responsiveness are what I find the most impressive, these qualities are important for me. I live out of state, so they are my eyes and ears in Maine.

Hans Saucier

If your in need of someone helping you manage your properties . I would highly recommend Reid and his staff to help you out. I have been using them for around 8 years .

Joel Bennett

Reid and his professional team at Spectrum Property Management did a fantastic job placing a new tenant in my rental unit. I would highly recommend their services.

Thanks again!

Kevyn Warren

Awesome and positive experience

Heidi McCauley

Best property management in Waterville & surrounding areas for rentals, buying a home or having them take care of renting out & managing for u.

Best property management company we’ve ever rented from, hands down. Super responsive and courteous staff. Maintenance issues were handled at lightning speed by quality contractors. Back in 2019, the week before Maine’s lockdown we had an emergency plumbing issue and Cathy managed to get someone out immediately. Thanks for taking us on as tenants, it was a wonderful 3 years!

greg shrader

Very pleased with Spectrum. We had an appointment to view a property,(in fact we DID view a property). They called the next day, having listened to our needs and suggested we view a second property before deciding. We did, and then signed a contract for the second place. We would never had known about it but they listened, learned our situation, and offered what turned out to be a great fit. Its been over a year now and every call has been answered, every problem addressed, and every need met. I wouldn't hesitate to recommend them.

Jill Duperry

Through Spectrum Property Mgmt I found the most beautiful home and I can honestly say I have never been happier! The services they provide are absolutely tailored with the client in mind. Thank you Spectrum!

Susan

I have to say, I was most pleased with the services from spectram. Jayne and Kathie are excellent. It was the first time I used a property manager and I was extremely impressed. I highly recommend them to everyone. You would be in excellent hands!!!! Very trustworthy!!!!

Karen Kelly

Your Review
I have worked with Spectrum for probably about 5 years now. They really have been lifesavers for us. Jayne and her crew have never let us down, have always been available and responsive, and have gone above and beyond the call of duty over and over again. I might add that we have 7 units in an old building. This is not a new and easy place. I recommend them very very highly! My only hesitation is that they will become so wildly popular that things would change. But, because they run their business so well, even that wouldn't be a problem because they would find a way to give the same great service to everyone. The price is reasonable and when contractors are necessary, they find the best to meet our needs, including financially. No complaints!!!

Maddie Boetsch

Were great and communicative up until time for showing and no showed after appointment was booked and confirmed.

Lewis Rodgers

Terrible Company, agreed upon a one year lease. After waiting 3-4 weeks to get approved through their unprofessional process I receive a call asking to have a 2 year lease instead of 1 because it is preferred. Once I didn’t agree to the 2 year they forced it upon me resulting in me losing interest. Terrible business not reliable or trusted.

Chedder TheBlazed

Absolutely terrible. The place I viewed looks like a Crack shack. Junk all over the front lawn and driveway. The rest of the lawn looks like it hasn't been mowed in years and the inside is a joke! Looks like you will catch a disease if you touch anything. No hot water in the "kitchen area" the kitchen area consists of a rusted out disgusting microwave on a dirty table.
Staff are very rude and two faced as well. Highly don't recommend.

Tom Walker

Very nice folks there. Apartments are hard to find right now, so after paying for my application I waited on a house that was particularly suited for me. I was told I was the first in line so I put other options aside. I stopped in frequently to check in on its "ready" status. I showed up at the end of the day yesterday to find it was rented to another customer. I understand that the owner can choose between applicants, but I'm disappointed that I wasn't notified by Spectrum. I also haven't heard anything since.

Cody Morrison

They come up with some bizarre reasons of why you may be having issues and their ‘solutions’ are not the answer. They seem lazy and hard to get in touch with.

Joe Larson

Bad company, they never get back to you when they say they will. They don’t care about anything. Trust me you won’t be in good hands with this company that’s for sure!

Gareth Dailey

Rude and discourteous email conversation in regards to a rental inquiry. They don't seem to have the understanding that gross income is not as relevant to the ability to afford rent as net income (who can pay rent with their FICA and medicare taxes? I certainly can't). They don't read the messages you send them and insist on a redundant questionnaire to waste your time, don't read when you specify the type of income you provide, and then become indignant that you didn't provide exactly what they ask for, probably running off a script. Very rude, will be avoiding properties managed by them in the future.

Maine Landlord-Tenant Law (Ultimate Landlord Guide)

Key Takeaways