Rhode Island Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Rhode Island transactions, plus a plain-English summary of what Rhode Island law expects in a residential purchase contract. Free PDF, no signup required.
Rhode Island Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Rhode Island Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Rhode Island residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Real Estate Sales Disclosure (mandatory seller disclosure form) Verbatim language required
R.I. Gen. Laws 5-20.8-2 (chapter 5-20.8)
Seller must deliver a written disclosure of ALL known deficient conditions before the buyer signs any agreement to transfer; buyer must sign a written receipt (agent may not communicate the offer until buyer has received and signed for it); the disclosure form must carry statutorily mandated conspicuous language, and the purchase agreement itself must contain an acknowledgment that the completed form was provided.
Applies to: vacant land and residential 1-4 dwelling units
Cesspool / on-site sewage system 10-day inspection clause (mandatory contract provision)
R.I. Gen. Laws 5-20.8-13 (with RI Cesspool Act of 2007, chapter 23-19.15)
Every purchase and sale contract for property that is or may be served by a private cesspool must provide the buyer a 10-day period (or other mutually agreed period) to inspect the on-site sewage system before becoming obligated; omission does not void title, but buyer may VOID the contract by written notice to seller any time before closing if the provision was omitted or prior inspection results were not provided; cesspools found at transfer must be replaced/connected to sewer within 12 months of sale (23-19.15-12).
Applies to: any property that is, or may be, served by a private cesspool/on-site sewage system
RI Seller's Lead Disclosure (Lead Hazard Mitigation Act / Lead Poisoning Prevention Act - state form on top of federal)
R.I. Gen. Laws 42-128.1-8/-9; 23-24.6-16; 216-RICR-50-15-3.5
For pre-1978 residential (1-4 units), seller must disclose known lead hazards and provide records, current lead certificates, and a chronological list of all lead inspection reports; buyer must be allowed a 10-day lead inspection period before becoming obligated under the contract (modifiable only by written agreement); seller retains signed acknowledgment 3 years.
Applies to: pre-1978 residential
Smoke and CO alarm certificate at transfer (recorded with deed)
R.I. Gen. Laws chapter 23-28.35 (fire alarm certificate at 1-3 family dwelling transfer)
Seller must obtain a certificate from the local fire department, dated within 60 days before sale, stating smoke and CO detectors were inspected and are in working order; the grantor must record a copy of the certificate contemporaneously with the deed; inspection fee (~$20) borne by seller.
Applies to: existing 1, 2, and 3 family dwellings
Lead-based paint disclosure (federal) Verbatim language required
42 U.S.C. 4852d; 40 CFR Part 745
Federal Lead Warning Statement, disclosure attachment, EPA pamphlet, and 10-day inspection opportunity for pre-1978 housing - runs alongside RI state lead disclosure.
Applies to: pre-1978 residential
Rhode Island Closing Practice at a Glance
| Deed convention | Warranty Deed is customary for arm's-length residential sales (quitclaim used for non-arm's-length) |
| Transfer tax | Real Estate Conveyance Tax, R.I. Gen. Laws 44-25-1: effective 10/1/2025 Tier 1 is $3.75 per $500 (raised from $2.30), plus an additional Tier 2 $3.75 per $500 on the residential consideration above $824,000 (threshold CPI-indexed annually) |
| Customary payer | seller (statute: grantor pays in the absence of an agreement to the contrary) |
| Attorney closing | Attorney required or customary. Customary attorney state with a partial mandate: In re William E. Paplauskas, Jr. (R.I. 2020) held non-attorneys/title companies MAY conduct the closing itself in conjunction with issuing title insurance, but a licensed attorney MUST draft or review the deed and MUST conduct the title examination; in practice attorneys handle most residential closings |
| Witness and notary | Deeds require signature and acknowledgment before a notary or other authorized officer (R.I. Gen. Laws 34-11-1); NO witnesses required; remember the smoke/CO certificate must be recorded with the deed |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Rhode Island attorney before use. Read the full disclaimer.
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