NH · Researched October 7, 2026
New Hampshire limits deposits to one month's rent or $100, whichever is greater, and requires return within 30 days. Most larger landlords ('restricted property') need a statutory reason to evict, though from July 1, 2026 lease expiration counts for leases of 12 months or more with 60 days' notice. Managing rentals for others requires a real estate broker or salesperson license.
A broker includes anyone who, for compensation, rents or leases real estate for others or collects rent for the use of real estate. Third-party property managers need a broker license, or a salesperson license under a principal broker.
Owners and the owner's regular employees for the owner's property; attorneys-in-fact under a power of attorney; attorneys; court-appointed fiduciaries; public officials; manufactured housing park operators; condo associations running on-site short-term rentals for owners.
The principal broker keeps escrow accounts separate from business accounts at an insured New Hampshire institution and signs a permit allowing Commission audits. Tenant security deposits must also be held in trust under RSA 540-A:6.
Give a signed receipt naming where the deposit is held, and tell the tenant to list needed repairs within 5 days of move-in. No receipt is needed for check payments, but the 5-day notice still is. Owners of a single rented single-family home, and owner-occupied buildings of 5 units or fewer, are exempt from the deposit rules except for units with a tenant 60 or older.
Send an itemized list of damages with proof the repairs were or will be done (receipts, estimates). Unpaid rent and other lease charges may also be deducted with a written itemization. Failing to comply can cost twice the deposit plus interest. Deposits unclaimed after 6 months belong to the landlord if the tenant left no new address.
You may pool deposits in one trust account at a New Hampshire bank, savings and loan or credit union, or post a bond with the town clerk. Interest equals the account's savings rate. On request, tell the tenant the bank, account number, amount and rate. Transfer deposits to a buyer within 5 days and notify the tenant by certified mail.
Put any late fee in the lease and keep it reasonable. To stop a nonpayment eviction, a tenant can pay all rent due plus $15 liquidated damages and court costs before the hearing, up to 3 times in 12 months.
If the applicant does not get the unit, return anything above the documented cost of background and credit checks and reasonable administrative costs.
For restricted property, a tenant's refusal of a properly noticed increase is good cause to evict. Increases within 6 months of a tenant complaint can be presumed retaliatory.
No state statute or local ordinance limits rent amounts.
The notice must state the reason and tell the tenant they can stop the eviction by paying arrears and $15 before the hearing. The court publishes demand and notice forms.
Restricted property needs a statutory reason. For 'other good cause' based on tenant conduct, first give a written warning that the conduct is grounds for eviction.
Restricted property is most residential rentals except single-family homes of owners with 3 or fewer and owner-occupied buildings of 4 or fewer units. 'Other good cause' includes legitimate business reasons. Tenants give 30 days. From July 1, 2026, expiration of a lease of 12 months or more is a ground if you gave 60 days' written nonrenewal notice.
After judgment, either side has 7 days to file a notice of intent to appeal. The court can delay move-out up to 3 months if the tenant pays weekly rent. Lockouts and utility shutoffs outside court are prohibited.
The tenant can recover property in those 7 days without paying rent or storage. To use abandonment as a defense, serve the written property abandonment notice (left at the unit and sent by certified mail); the 7 days start the day after service.
Tenants cannot unreasonably refuse access for repairs and normal functions after notice that is adequate under the circumstances. Bed bug checks need 48 hours' written notice. Without consent you need an emergency or a court order.
Standards cover pests and bed bugs, plumbing and sewage, electrical hazards, leaks, falling plaster, unsafe stairs, water and hot water, gas leaks, and heat to 65 degrees. Substantial code violations can block a nonpayment eviction. Investigate infestation reports within 7 days.
Before taking an application fee, disclose the fee and any background or credit check requirement in writing. Owners of restricted property must file an in-state agent for service with the town or city clerk. If a child tests high for lead and the water exceeds the EPA level, notify tenants and install a filter. Federal lead paint disclosure applies to pre-1978 housing.
State list: age, sex, gender identity, race, religion or creed, color, marital status, familial status, physical or mental disability, national origin and sexual orientation. Owner-occupied buildings of up to 4 units are exempt except for discriminatory advertising.
For leases of 12 months or more, landlords may end the tenancy at lease end with 60 days' written notice and must file within 6 months. Courts must note these as no-fault, and they are not evictions for screening purposes.
Owners and landlords can petition the court to remove people who are not tenants, subtenants or implied tenants, with a hearing within 48 hours of service. Occupants claiming tenancy must prove it with leases, rent receipts, payment records or similar messages.
After a victim ends a lease, a remaining cotenant accused of the abuse can be evicted on 7 days' notice.
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Compare with other states: security deposit limit, deposit return deadline, deposit interest and holding rules, late fees, application and screening fees, rent increase notice, rent control, notice for unpaid rent, notice for lease violations, ending a month-to-month, eviction timeline, abandoned property, landlord entry, repairs and habitability, required disclosures, state fair housing protections.