Disclaimer: This blog post is meant for informational purposes only and does not constitute legal advice. Consult with a licensed attorney in Nebraska for specific legal guidance.
Whether you’re managing a few single-family homes or operating a large portfolio of multifamily units across the Cornhusker State, drafting a solid lease agreement plays a central role in effective property management.
In this comprehensive guide, we’ll cover everything Nebraska property managers need to know about lease agreements in 2025—from must-have terms and disclosures to legal updates and methods for enforcing rental policies.
Be sure to download Buildium’s free Nebraska lease agreement Template using the button at the top of this post to save time, stay compliant, and simplify your leasing process.
What Is a Nebraska Lease Agreement?
A Nebraska lease agreement is a legally binding contract that defines the relationship between a landlord—or a property management company acting on behalf of a landlord—and a tenant renting a residential unit. This agreement does more than confirm occupancy. It serves as the foundation for the rental arrangement, outlines each party’s responsibilities, and helps prevent conflicts by setting expectations clearly from the beginning.
In practical terms, a lease agreement in Nebraska lays out the conditions under which a tenant can occupy a rental property. It explains the rent amount, duration of the lease, terms for the security deposit, expectations for property use, procedures for handling maintenance, and legal actions for eviction.
Because Nebraska courts enforce these documents, they act as legal safeguards for property managers, landlords, and tenants. They become particularly important in regulated housing environments where both parties must meet legal obligations.
Whether you manage duplexes in Omaha, townhomes in Lincoln, or single-family rentals in smaller towns, a detailed lease agreement keeps operations consistent and professional.
Who Needs a Nebraska Lease Agreement?
Anyone involved in a residential rental transaction in Nebraska—particularly those leasing for more than one year—needs a written lease agreement signed by both parties. The Nebraska Statutes mandate written agreements for any lease longer than 12 months. Relying on verbal agreements may seem convenient but can lead to enforcement issues, legal exposure, and disagreements that written contracts help avoid.
For property managers and landlords—especially those responsible for multiple units or acting on behalf of investors—lease agreements help maintain consistency, stay legally compliant, and manage tenant relationships. These documents make it easier to enforce payment terms, respond to maintenance issues, manage renewals, and, when necessary, begin the eviction process.
Tenants benefit from written leases as well. A clear agreement protects their rights to privacy and habitability, locks in rent terms, and shields them from arbitrary changes or misunderstandings.
Those who should use a Nebraska Lease Agreement include independent landlords, property management companies, investors overseeing their own units, real estate brokers managing rentals, and any tenants entering a residential rental arrangement. Avoiding a written agreement increases the risk of poor documentation, payment disputes, and legal vulnerability.
Types of Nebraska Lease Agreements
Nebraska property managers can choose from several types of lease agreements, each suited for different rental scenarios. The most common is the fixed-term lease agreement, often used for year-long tenancies involving single-family homes, apartments, or duplexes. This standard contract outlines key aspects of the rental relationship, such as rent terms, maintenance duties, and rules for occupancy.
For more flexibility, many landlords use a month-to-month lease agreement. This arrangement automatically renews every 30 days and allows either party to end the lease with proper notice—usually 30 days. This setup suits tenants who may need to relocate on short notice or landlords who want to maintain flexibility for potential renovations or sales.
A sublease agreement allows a current tenant to rent part or all of the property to another individual. This situation requires written approval from the landlord or property manager and should follow a formal sublease contract that doesn’t contradict the main lease. Subleases can be helpful when tenants plan temporary absences or want to split costs.
In shared living spaces—such as student rentals or roommate setups—a roommate agreement can help establish internal responsibilities. Although it doesn’t replace the primary lease, it defines shared costs, cleaning expectations, and other day-to-day responsibilities between co-tenants.
While this guide focuses on residential leases, landlords renting commercial properties use commercial lease agreements to handle business-specific arrangements involving zoning, property usage, and insurance obligations.
What Should a Nebraska Lease Agreement Include?
An effective Nebraska lease agreement includes several major components that clarify responsibilities, protect both parties, and comply with state laws.
Parties Involved
Start by identifying the landlord or property manager and the tenant. Include full legal names, addresses, and contact information. If applicable, also list any guarantors or co-signers. Accurate identification helps maintain communication and supports enforcement if disputes arise.
Lease Term and Renewal
Outline the lease term clearly, whether it’s fixed (such as 12 months) or periodic (such as month-to-month). Include the start and end dates, and specify what happens when the lease expires—whether it renews automatically, converts to month-to-month, or ends unless renewed in writing. Clarify rent amounts, due dates, payment methods, and any late fees or rules around increases during the lease.
Rent and Security Deposit
Spell out rent payment terms, including the amount, due date, how to pay (such as online or by check), and penalties for late payments. Nebraska law allows security deposits up to one month’s rent. The lease should explain how the deposit will be handled, what deductions are permitted, and when it will be returned.
Occupancy Limits
Define how many people may live in the unit. Typically, this means only tenants named in the lease—and their minor children—can occupy the space. Prohibiting unauthorized occupants protects the property and maintains safety. If violations occur, landlords may use this clause to address the issue formally.
Responsibilities of Landlords and Tenants
Describe each party’s maintenance and operational duties. Landlords typically handle structural repairs, systems like HVAC and plumbing, and common areas. Tenants are usually responsible for keeping the property clean, using systems properly, reporting problems promptly, and respecting neighbors. Include instructions for requesting repairs and detail rules such as noise restrictions or trash disposal requirements.
Pet Policies
Include a clear pet policy. If pets are permitted, list limits on type, size, number, and behavior. If pets are not allowed, state that explicitly. Landlords may charge a refundable pet deposit or require tenants to cover damages caused by animals. Clarifying this upfront prevents confusion and property damage.
Nebraska Lease Agreement Addenda and Disclosures
Nebraska law requires several disclosures that landlords must include with a residential lease. Let’s delve into some of the most important ones, but keep in mind that this list is not exhaustive, so consult a legal professional if you’re unsure about what to include in your own agreements:
Lead-Based Paint Disclosure
For properties built before 1978, federal law requires a lead-based paint disclosure. Landlords must give tenants a completed disclosure form, share any known lead-related hazards, and distribute the EPA’s “Protect Your Family from Lead in Your Home” pamphlet. Omitting this information can result in legal consequences.
Landlord and Manager Identification
Nebraska Revised Statute § 76-1417 requires landlords to give tenants the name and address of the person authorized to manage the property and a contact for legal notices. This disclosure should occur before move-in and be updated if personnel changes. Tenants need this information to know whom to contact in emergencies or for official notices.
Nebraska Lease Agreement Laws and Regulations
Understanding and applying Nebraska’s rental laws helps property managers avoid legal problems and maintain professional standards. Again, it’s always recommended to speak with a local legal professional for the most complete and detailed list of regulations.
Security Deposits
Under Nebraska Revised Statutes § 76-1416, landlords can collect up to one month’s rent as a security deposit. After a tenant moves out, landlords must return the deposit within 14 days, along with a written explanation of any deductions. Failure to do so can result in legal penalties, including damages and attorney fees. Conduct thorough move-in and move-out inspections to document the property’s condition.
Landlord Entry Rights
Nebraska Revised Statute § 76-1423 gives landlords the right to enter a rental unit with at least 24 hours’ notice for reasons such as repairs or showing the property. In emergencies—such as fires or floods—landlords may enter immediately. Including this rule in the lease promotes transparency and reduces tenant resistance.
Rent Grace Period and Late Fees
Nebraska does not require a grace period by law. Rent becomes due on the date listed in the lease. If tenants don’t pay on time, landlords may issue a seven-day notice to quit, giving the tenant one week to pay or leave the property. There is no legal cap on late fees, but they must be reasonable and specified in the lease to be enforceable.
Taking the Next Steps with Your Nebraska Lease Agreement
By building lease agreements that follow Nebraska law and support property management best practices, landlords and managers can avoid misunderstandings, protect rental assets, and operate more efficiently.
Download Buildium’s free Nebraska lease agreement template to create a customizable, legally compliant document built for the realities of property management in 2025.
And, if you want to accelerate your leasing process even more, consider testing out Buildium’s leasing features and comprehensive property management software platform. You can give it a try with a free 14-day trial or by signing up for a guided demo.
