As any landlord operating in Rhode Island will tell you, it can be a challenging job. Among the many responsibilities of a commercial or residential property manager are evictions - something that’s very much on the increase in the Ocean State. Removing someone from a rental property is never going to be a completely pleasant experience, but they are sometimes necessary. 

The fact that you might one day have to go through the eviction process means that it’s imperative to have a firm understanding of Rhode Island eviction laws and the sort of timelines that are involved. The truth is that it doesn’t have to be overwhelming, especially when you know what to expect and when. 

In this article, we’ll be covering everything from eviction notice laws to why ‘self-help’ evictions are a bad idea. So, come with us now as we show you what you need to know to stay fair and compliant. 

On What Grounds Can You Evict a Tenant Under Rhode Island Eviction Law?

The eviction laws in Rhode Island are very clear on what constitutes a valid reason for a landlord to start the eviction process. According to Title 34, Chapter 18 of the Rhode Island General Laws (commonly referred to as the Rhode Island Landlord-Tenant Act), there are a number of reasons why you might need to evict someone and they include:

  • Non-payment of rent – If your tenant does not pay you their rent by the agreed-upon due date, you have the right to take legal action to recover the owed amount and proceed with eviction if the issue remains unresolved.
  • Lease violations – If the terms of the lease on your rental property are broken by your tenant, such as if they start engaging in unauthorized subletting, causing property damage, or creating excessive noise, you can begin the eviction process.
  • End of the lease term – When a lease agreement expires and you decide not to renew it, you can legally require your tenant to vacate your rental unit. This is something that commonly applies to month-to-month rental agreements.
  • Illegal activity – If you discover that criminal activities are occurring within your property, Rhode Island state law dictates that you have grounds to seek eviction in order to maintain the safety and legality of the premises.
  • Health and safety violations – If your tenant’s actions create hazardous living conditions for themselves, other occupants, or the property itself, this is another reason why Rhode Island tenants might become evicted. 

Pro Tip: Before beginning the eviction process, always document the issue thoroughly. This means keeping records of missed payments, lease violations, complaints, or evidence of illegal activity. Proper documentation can strengthen your case in the event of your tenant contesting the eviction in court.

Understanding Eviction Notice Periods in Rhode Island

When you decide to start the eviction process, you enter a very important stage. At this point, you’re required by Rhode Island eviction law to follow strict notice periods - which vary depending on the reason for eviction. Why is this stage so important? Because this notice serves as a formal warning for tenants and getting it wrong can prejudice your whole case. 

Eviction laws in Rhode Island provide both landlord and tenant protection and by complying with the correct notice periods, you can significantly reduce the chances of disputes occurring during court proceedings. Here’s what you need to know about the timeline for each type of eviction notice: 

  • Type #1 - A Pay or Quit Notice - When your tenant fails to pay their rent on time, this type of notice informs them that they need to either pay the amount owing or face legal action. In this instance, the landlord must serve a 5-day Demand for Rent Notice before filing for eviction to give the tenant time to take the required action. 
  • Type #2 - A Cure or Quit Notice - If there’s been a violation of the lease agreement (as mentioned above), you’ll need to serve a 20-day Notice to Cure or Quit. Again, this is aimed at giving the tenant the time they need to correct the violation. 
  • Type #3 - An Unconditional Quit Notice - Should a serious lease violation have occurred, such as if there’s illegal activity going on in your rental unit, you can serve a 48-hour unconditional quit notice before initiating the eviction process. This type of notice does not come with an opportunity to correct the violation. 
  • Type #4 - Notice to Terminate Tenancy - If you currently have no rental agreement in place, i.e., it’s a month-to-month tenancy and you don’t want to renew, you must give a 30-day notice to terminate tenancy in order for the tenant to leave. 
  • Type #5 - Notice for Health and Safety Violations - In the event that your tenant creates hazardous conditions in your rental property, the notice period will depend on the severity of the situation. Immediate dangers (e.g., fire hazards, illegal modifications) may require shorter notice, while less urgent violations might follow the standard 20-day Cure or Quit Notice process.

Pro Tip: By screening tenants thoroughly before signing a lease and ensuring they have a solid rental history, stable income, and no prior eviction records, you’ll do much to avoid even having to enter the eviction proceedings. As they say, prevention is always better than a cure! 
Related: Massachusetts Evictions | Laws and Protections

Rhode Island Eviction Laws No Lease: What Happens When There’s No Rental Agreement?

Of course, there could be an occasion when you might need to think about evicting someone in Rhode Island when there’s no rental agreement in place. What happens then? Well, just because there’s no written agreement doesn’t mean that they can stay indefinitely. Instead, there is a mechanism that exists to allow landlords to carry out an eviction legally. 

The common scenario in which this applies is with the month-to-month tenancy. Here a tenant will simply pay regular rent with no long-term lease agreement being signed. In these cases, landlords do not have to provide a specific reason for ending the tenancy, but they must still issue a 30-day written notice to terminate the agreement properly. 

Once this type of eviction notice has been served to the tenant, they’re expected to leave at the end of the 30-day period. Should the tenant then fail to vacate, you will then need to file an eviction lawsuit in your local district court to regain possession of your property. Conversely, if the eviction is because of lease violations or non-payment of rent, the appropriate notice period (shown above) applies. 

Even Without a Lease, Rhode Island Tenants Have Rights

Even if your tenant does not have a lease, they still have certain rights, meaning that you absolutely cannot forcibly remove them without first obtaining a legal eviction order. Also, it’s not a good idea to engage in a ‘self-help’ eviction which basically means taking measures aimed at making it uncomfortable to live in or enter your rental property. 

This means you, as a Rhode Island landlord, must not:

  • Change the locks while your tenant is out. 
  • Shut off the property’s utilities to make the tenant leave.
  • Remove the tenant’s belongings without a court order.

While you might think this will help to speed up the eviction process, these actions are likely going to hinder your progress while also landing you with lawsuits, fines or even liability for damages. It will likely also lead to the judge ruling in favour of your tenant. 

Pro Tip: When managing a rental property, it never pays to resort to nefarious tactics when evicting tenants. Not only is it not fair, but it might also cost you a lot of time and money. 

Why Might a Tenant Appeal an Eviction in Rhode Island?

Another right that Rhode Island tenants have is to appeal their eviction in court. These appeals - particularly when successful - can result in a delay in the process or even the eviction being stopped completely. So, why might a tenant choose to appeal? 

  • Improper Notice – As we mentioned earlier, if you didn’t provide the correct eviction notice or indeed, you served it incorrectly, the case may be dismissed.
  • Claims of Retaliation – If a tenant is evicted shortly after filing a complaint about safety violations or requesting repairs (as is legally within their rights), they might argue the eviction is being carried out in retaliation.
  • Discrimination - If your tenant claims the eviction was based on race, disability, family status, or other protected factors, there’s a good chance they’ll challenge the eviction in court
  • Lease or Rent Disputes – If the tenant contests the notion that they didn’t pay rent or violate the lease, they can present their own evidence in court. 
  • Habitability Issues – If you fail to maintain the property properly, tenants may argue that an eviction is unfair due to the unlivable condition they’ve experienced.

Pro Tip: If your tenant appeals their eviction, the process can stall for weeks or even months. That’s why you should always double-check that notices are correctly served, address any habitability concerns before filing, and ensure the eviction cannot be perceived as retaliatory.
Related: Connecticut State Evictions | Laws and Protections

What Should Landlords Do to Be Compliant With the Rental Registry and New Lead Laws in Rhode Island?

As well-informed Rhode Island landlords will likely know, as of 2025, Rhode Island requires landlords to adhere to rental registration and lead safety compliance standards before they’re able to legally rent out properties in this state. So, what do Rhode Island’s new rental registry requirements say? 

They state that each and every rental property must be registered in the local municipality, in order to ensure that it complies with housing codes. If this isn’t taken care of, you could be faced with legal penalties, fines and a restricted ability to collect rent. 

When it comes to rental registration you must…

  • Submit a registration form for each rental unit.
  • Pay registration fees, which vary by location.
  • Keep emergency contact details updated.
  • Renew registration periodically (typically every 1–2 years).

This is a very important thing to remember, as in some cities (such as Providence) landlords aren’t able to evict tenants unless the property is registered.

Rhode Island’s Lead Safety Laws

You’ll also need to be fully aware of Rhode Island’s new lead laws that apply to all properties that were built prior to 1978. Aimed at preventing tenants from being affected by lead poisoning, when managing any pre-1978 rental unit, landlords must:

  • Obtain a Lead Safe Certificate
  • Provide lead hazard disclosures
  • Complete lead abatement if required

Pro Tip: Taking care of rental compliance can be time-consuming, especially for landlords with multiple properties. Some choose to hire professionals, but before doing so, it's important to factor in property management fees to ensure they align with your budget.
Related: New York Eviction Laws Explained | Legal Guidelines

TenantCloud – Streamlining Property Management for Landlords in 2025

Don’t worry if you’ve reached the point where an eviction is looking possible or even probable. They happen all the time and if you manage the eviction process correctly, there’s no reason why you can’t come out the other side unscathed. As we’ve seen, there’s a lot to consider, but with the right approach and a thorough understanding of Rhode Island eviction laws, you’ll be fine. 

If you’re interested in an easier, less stressful method of property management, you should take a look at the TenantCloud platform that’s designed with landlords in mind. Streamlining a range of important tasks from tenant screening to automatic rent collection, our software is loaded with features that make your daily working life easier. 

Want to know more? Then simply take a look around our website where you’ll discover how TenantCloud’s tools can be a real game-changer. Also, while you’re with us today, be sure to check out our blog section for other helpful articles like this one.