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SB 3157

AN ACT RELATING TO PROPERTY -- RESIDENTIAL LANDLORD AND TENANT ACT

2026 Regular Session Introduced by Tiara Mack

SB 3157 standardizes eviction notices and forms, clarifying timelines and creates a tenant-repair-and-deduct mechanism with itemized cost reporting.

05/07/2026 Committee recommended measure be held for further study
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Bill Summary · SB 3157

Bill Summary: SB 3157 (Rhode Island, 2026)

Title

AN ACT RELATING TO PROPERTY — RESIDENTIAL LANDLORD AND TENANT ACT

Introduced by: Senator Tiara T. Mack (March 27, 2026)

Committee: Senate Housing & Municipal Government

Effective date: Upon passage

1) Purpose and Intent

SB 3157 codifies a standardized model notice and complaint framework within the Rhode Island Residential Landlord and Tenant Act. The primary purpose is to streamline and clarify the notices and forms used in eviction and non-eviction proceedings, and to introduce a formal mechanism for tenants to notify landlords of intent to perform repairs and deduct those costs from rent.

Key takeaway: The bill focuses on standardizing eviction-related notices and enabling a protected, documented process for tenant-led repairs deduction.

2) Key Provisions and Changes

  • Section 34-18-56 (Notices and complaint forms) is amended to adopt model language for several notices:

    • Five-Day Demand Notice for Nonpayment of Rent (for eviction under nonpayment grounds): Includes a fixed five-day window to pay all arrears after notice mailing.
    • Notice of Noncompliance (for breaches of the rental agreement under § 34-18-36): Requires tenants to remedy within 20 days; if not cured, the tenancy can terminate after a date not less than 21 days from mailing. Note: second notice within six months on the same subject may eliminate the remedy right.
    • Notice of Termination of Tenancy (termination under § 34-18-37): Specifies the termination date tied to the end of the current rental period and ongoing rent obligations until the specified date.
    • Forms for eviction complaints related to nonpayment of rent and noncompliance/holding over, including required pleadings and attached notices.
    • Standardized summons and related court forms for eviction actions and non-eviction claims (not-for-ejection complaints, answers, proof of service, and defenses).

  • Expanded, standardized form language:

    • Eviction petitions for nonpayment of rent (34-18-35) and for noncompliance/holding over (34-18-36, 34-18-38) with detailed factual templates (arrears, breach description, remedies, and requested relief).
    • Not-for-Eviction landlord-tenant complaints and generic summons templates, including a tenant’s answer form with common defenses and a space for counterclaims.

  • Section 2. Effective date

    • The act takes effect upon passage.

  • Section 1. Clarifications

    • Provides explicit language for notices to ensure consistency in the process and to better inform tenants of their rights and deadlines.

3) Affected Parties

  • Landlords/Property Owners: Required to use standardized notices and forms, attach copies of prior notices, and file eviction or other landlord-tenant complaints with the District Court.
  • Tenants: Receive standardized notices (five-day rent arrearage, notice of noncompliance, termination notices) and are provided a uniform mechanism to respond, present defenses, and file counterclaims.
  • Courts: Will process standardized pleadings, notices, and proofs of service using uniform formats.

4) Procedural and Timeline Considerations

  • Five-day window for paying rent arrears after the five-day demand notice (nonpayment eviction path).
  • Twenty-day remedy period for notice of noncompliance; eviction may proceed if noncompliance is not cured, with a date not less than 21 days from mailing.
  • General eviction procedures (summons, complaints, and service) standardized across eviction actions.
  • The bill’s forms reference specific deadlines for hearings and responses, guiding both parties through the eviction timeline.

5) Practical Impact

  • Improves clarity and consistency in lodging eviction-related actions.
  • Offers tenants clearer notice and defense paths.
  • Creates a tenant-repair-and-deduct mechanism via a dedicated notice form, with contractor designation and itemized cost reporting (to be used under § 34-18-30 later in practice).

Overall, SB 3157 emphasizes standardized processes and clearer communications in residential landlord-tenant disputes, aligning with due-process considerations for both landlords and tenants.

Compiled from official sources — confirm details with the bill’s official record.

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