Instructions & Checklist
Residential Lease Agreement

[_] This package contains (1) Instructions and Checklist for Residential Lease Agreement; (2) Information about Residential Lease Agreements; (3) Residential Lease Agreement; (4) Inspection Checklist; (5) Lead Paint Disclosure.

[_] The Landlord must sign the Lease Agreement

[_] The Tenant(s) must sign the Lease Agreement. If there is more than one adult Tenant, all should sign the Lease Agreement.

[_] Generally both the Landlord and the Tenant(s) get an original signed Lease Agreement each. Therefore, if there is one Landlord and 2 Tenants, 3 original leases should be executed (i.e. signed).

[_] The Landlord and the Tenant(s) should conduct a joint inspection before the beginning of the lease.

[_] If a lease exceeds a certain number of years, some states require that the lease be recorded. Recording a Lease would generally also require notarization. The parties should also investigate under what circumstances a Lease may need to be recorded.

[_] Some states require the Landlord and Tenant to conduct an inspection of the premises to be rented, before physical occupancy by the Tenant or before the lease is signed. Even if a state does not require a joint inspection, it is always a good idea to do one. 

[_] If the property is built before 1978 property (i.e. pre-1978 property), federal law requires that the Landlord and Tenant (and their Agents) sign the “Disclosure of Information on Lead-Based Paint”. Federal law requires the Landlord to keep the signed copy of the “Disclosure of Information on Lead-Based Paint” for a minimum of three years as proof of compliance with the rules. A copy of the “Disclosure Of Information On Lead-Based Paint and/or Lead-Based Paint Hazards” form is included in this package.

[_] These forms contain the basic terms and language that should be included in similar agreements. The laws in some states require a seller to make additional written disclosures, including disclosures about the condition of the house, the neighborhood, environmental disclosures and any other known problems. Some cities and other municipalities may also have specific disclosure requirements that need to be included. Check with a real estate agent or attorney in your area to determine what additional disclosures, if any, are required in your state or locality.  If not required by law, a Buyer may still request the disclosures and try to make them part of the agreement.

[_] Laws vary from time to time and from state to state. These forms are not intended and are not a substitute for legal advice. These forms should only be a starting point for you and should not be used or signed without consulting an attorney first to make sure it fits your particular situation. An Attorney should be consulted before negotiating any document with another party. 

[_] The purchase and use of these forms is subject to the Disclaimers and Terms of Use found at findlegalforms.com

Information
Residential Lease Agreement

Whenever a Landlord (owner of the house or residence) rents a residence to a Tenant, an agreement should be written and signed by both Landlord and Tenant, setting forth the terms of the lease. Such a document is generally called a Lease or Rental Agreement. Many states will consider oral agreements regarding the rental of real property to be invalid and require a written agreement.

Most states also have different laws relating to residential leases, mainly designed to protect tenants from dishonest landlords. 

Some states also require that the landlord and tenant conduct an inspection of the premises to be rented, before physical occupancy by the tenant or before the lease is signed. A joint inspection form is useful to document the inspection and can help avoid problems at the end of the lease. Even if a state does not require a joint inspection, it is always a good idea to fill one out. A joint inspection can also help the Landlord justify any security deposit deductions, if warranted. 

Different states have different laws regarding the amount and the handling of security deposits. Some states require that security deposit be held in an interest bearing account and that the interest be given to the tenant at the termination of the lease. There are also different time limits in each state as to how quickly Landlords need to give back security deposits to Tenants. Landlords should be familiar with these laws.

If more than one Tenant signs the Lease, all Tenants may be obligated for all the obligations under the Lease if the other Tenant(s) don’t perform their obligations.

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, Landlords must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Tenants must also receive a federally approved pamphlet on lead poisoning prevention. An Environmental Protection Agency's pamphlet entitled "Protect Your Family From Lead In Your Home." can be found at: http://www.epa.gov/opptintr/lead/pyfcameraeng.pdf and at http://www.hud.gov/offices/lead/outreach/leapame.pdf and. Additional information can also be found on the EPA site at: http://www.epa.gov

LEASE AGREEMENT

This Lease Agreement (“Lease”) is entered by and between ________________________________________ (“Landlord”) and 

________________________________________ (“Tenant”) on ____________________(Date). 

Landlord and Tenant may collectively be referred to as the “Parties”. This Lease creates joint and several liability in the case of multiple Tenants. The Parties agree as follows:

PREMISES: Landlord hereby leases the Premises located at:  ____________________________________________(complete address of Premises) to Tenant.

LEASE TERM: The lease will start on _____________ (begin date) and will end on ___________ (end date) (Lease Term).

LEASE PAYMENTS: Tenant agrees to pay to Landlord as rent for the Premises the amount of $_________ (“Rent”) each month in advance on the first day of each month at: __________________________________________________ (address for rent payment) or at any other address designated by Landlord. If the term of this lease does not start on the first day of the month or end on the last day of a month, the rent will be prorated accordingly. 

LATE CHARGES: If any amount under this lease is more than 1 (one) day late, Tenant agrees to pay a late fee of $10.00 per day.

INSUFFICIENT FUNDS: Tenant agrees to pay the charge of $35.00 for each check given by Tenant to Landlord that is returned to Landlord for lack of sufficient funds.

SECURITY DEPOSIT: At the signing of this Lease, Tenant shall deposit with Landlord, in trust, a security deposit of $__________ as security for the performance by Tenant of the terms under this Lease and for any damages caused by Tenant, Tenant’s family, agents and visitors to the Premises during the term of this Lease. Landlord may use part or all of the security deposit to repair any damage to the Premises caused by Tenant, Tenant’s family, agents and visitors to the Premises. However, Landlord is not just limited to the security deposit amount and Tenant remains liable for any balance. Tenant shall not apply or deduct any portion of any security deposit from the last or any month's rent. Tenant shall not use or apply any such security deposit at any time in lieu of payment of rent. If Tenant breaches any terms or conditions of this Lease, Tenant shall forfeit any deposit, as permitted by law.

DEFAULTS: If Tenant fails to perform or fulfill any obligation under this Lease, Tenant shall be in default of this Lease. Subject to any statute, ordinance or law to the contrary, Tenant shall have seven (7) days from the date of notice of default by Landlord to cure the default. In the event Tenant does not cure a default, Landlord may at Landlord’s option (a) cure such default and the cost of such action may be added to Tenant’s financial obligations under this lease; or (b) declare Tenant in default of the Lease. In the event of default, Landlord may also, as permitted by law, re-enter the Premises and re-take possession of the Premises. Landlord may, at it’s option, hold Tenant liable for any difference between the rent that would have been payable under this Lease during the balance of the unexpired term, if this Lease had continued in force and any rent paid by any successive Tenant if the Premises are re-let. In the event Landlord is unable to re-let the Premises during any remaining term of this Lease, after default by Tenant, Landlord may at its option hold Tenant liable for the balance of the unpaid rent under this Lease if this Lease had continued in force. The failure of Tenants or their guests or invitees to comply with any term of this Agreement is grounds for termination of the tenancy, with appropriate notice to Tenants and procedures as required by law.
 
QUIET ENJOYMENT: Tenant shall be entitled to quiet enjoyment of the premises, and Landlord will not interfere with that right, as long as Tenant pays the rent in a timely manner and performs all other obligations under this Lease. 

POSSESSION AND SURRENDER OF PREMISES: Tenant shall be entitled to possession of the Premises on the first day of the Lease Term. At the expiration of the Lease, Tenant shall peaceably surrender the Premises to Landlord or Landlord’s agent in good condition, as it was at the commencement of the Lease, reasonable wear and tear expected and deliver all keys to Lessor at the place where rent is payable, or elsewhere as Lessor directs.  The retention of possession thereafter shall constitute a forcible detainer.  Lessor shall have the right and license with process of law (and if Lessees abandon the premises, the Lessor shall have such right and license with or without process of law) to enter the Premises, take possession thereof, and expel and remove Lessees and nay others who may be occupying the Premises and any and all property therefrom, without relinquishing Lessors’ right to rent or any other right given to Lessor hereunder or by law.  If Lessees abandon the Premises and Lessor exercises the right and license to enter without process or law, Lessor may use such force as may be necessary without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer.

If the Lessees fail to vacate the Premises upon termination of this lease or Lessees’ right to possession:  1.  Lessees shall pay a liquidated damages for the entire time that payment is withheld a sum equal to three times the amount of rent herein reserve prorated per day of such withholding, or Lessor’s actual damages if they are ascertainable:  or 2.   Lessor, at its sole option, may, upon giving Lessees written notice, extend the term of this Lease for a period of time not to exceed one year at such rent as Lessor has stated prior to such termination date.  If the Lessee does not resign by the date determined, the Lessor will show and possible lease the premises for the term following current lease.

If the Lessee or Lessees abandons (as defined by the Lessors) the premises or defaults the lease in any manner, Lessee will forfeit any security deposit and lasts month’s rent.  Lessee shall also be responsible for any costs incurred as a result of Lessees abandonment, which shall include but not limited to advertisement and fees for showing the leased properties at the rate of $75.00/hour

USE OF PREMISES: Tenant shall only use the Premises as a residence. The lessees shall not permit any other persons except the persons on this lease to subside at their residence.  This provision forbids especially, but not exclusively, uses such as the keeping of roomers, lodgers and boarders, the sale or barter of merchandise.  The Premises shall not be used to carry on any type of business or trade, without prior written consent of the Landlord. The Lessees shall not make or permit any use of the Premises which, directly or indirectly is forbidden by public law, ordinance or governmental regulation or which is dangerous to life, limb or property, or which tends or shall tend to injure the reputation of the Premises, or which shall disturb any residence of the neighborhood, or which my increase the premium costs of or invalidate any policy of insurance carried on the Premises.  No dog, cat, reptile, bird or other animal shall be brought in or permitted in or about the Premises. Without the advance written consent of the Lessor.  If any pet is found in your apartment or house at any time for any reason (whether belonging to you or whose owner is known or unknown.  You will be charged a $500 fine per occurrence plus any damages assessed within three days of notice and any such pet or animal shall be removed immediately.  In the event or failure, the management shall enter the apartment or house and remove said pet or animal and destroy or dispose of the same and you waive any claim for damages by reason of such entry and disposition of such pet or animal.  Lessees shall not use or permit the use of the Premises for any public function, party or as a place for selling, giving or dispensing of alcoholic beverages.  No beer kegs shall be permitted on the Premises.  If a beer kg is found on the Premises, Lessee will be fined $500, due immediately   The Lessees shall not advertise or permit the advertising of the Premises as a place for the holding of any public function, party or social gathering, no open fires are allowed on the property.  If one is found lessee will be fined $500, due immediately.  No waterbeds, guitars, percussion instruments or dart boards shall be permitted on premises.  Lessor retains the right to keep Lessees security deposit and the last months rent if any of the foregoing are found on the premises: pools, bars (as defined by the Lessor) inside or out of the premises, fences (permanent or temporary) placed by tenants without landlord approval.

Tenants shall not have pools, trampolines, sheds or any other object placed in yard without written consent

Tenant may hold no more than one (1) garage sale per year and the garage sale shall be no longer than two (two) days in length.

Lessees shall take reasonable and necessary precautions against freezing of the water pipes and shall not allow hair, thread, strings, rags, grease, rubbish, fruit parings, banana skins, or other injurious substances to enter the drainage or waste pipes of the premises.  Lessees shall pay all damages and costs of repairs and cleaning resulting from violation of this paragraph. Tenant will comply with all laws, rules, ordinances, statutes and orders regarding the use of the Premises

OCCUPANTS: Tenant agrees that no more than ____ persons may reside on the Premises, without prior written consent of the Landlord.  

CONDITION OF PREMISES: Tenant or Tenant’s agent has inspected the Premises, the fixtures, the grounds, building and improvements and acknowledges that the Premises are in good and acceptable condition and are habitable. If at any time during the term of this Lease, in Tenant’s opinion, the conditions change; Tenant shall promptly provide reasonable notice to Landlord.

ASSIGNMENT AND SUBLEASE: Tenant shall not assign or sublease any interest in this lease without prior written consent of the Landlord, which consent shall not be unreasonably withheld. Any assignment or sublease without Landlord’s written prior consent shall, at Landlord’s option, terminate this Lease.

DANGEROUS MATERIALS: Tenant shall not keep or have on or around the Premises any item of a dangerous, flammable or explosive character that might unreasonably increase the risk of fire or explosion on or around the Premises or that might be considered hazardous by any responsible insurance company.  No salt is to be used on any surface outside for ice removal, however, sand is permitted. 

UTILITIES AND SERVICES: Tenant will be responsible for all utilities and services required on the Premises, except Landlord will provide: ____________________________ (list services paid by Landlord or “none”)   The lessees shall make timely payment of all utility bills charged on the Premises during the lease term, including, but not limited to, charges for gas, electricity, water and sewer, garbage and trash collection, telephone and cable television (if desired).  If electric or gas is turned off for any reason during the lease term, the Lessor has all rights to take possession of the property.

Tenant shall have all utilities in their name within 5 business days of the commencement of the lease

PETS: Tenant shall not keep any Pets on the Premises without the prior written consent of the Landlord.  

ALTERATIONS AND IMPROVEMENTS: Tenant agrees not to make any improvements or alterations to the Premises without prior written consent of the Landlord. If any alterations, improvements or changes are made to or built on or around the Premises, with the exception of fixtures and personal property that can be removed without damage to the Premises, they shall become the property of Landlord and shall remain at the expiration of the Lease, unless otherwise agreed in writing.

DAMAGE TO PREMISES: If the Premises or part of the Premises are damaged or destroyed by fire or other casualty not due to Tenant’s negligence, the rent will be abated during the time that the Premises are uninhabitable. If Landlord decides not to repair or rebuild the Premises, then this Lease shall terminate and the rent shall be prorated up to the time of the damage. Any unearned rent paid in advance shall be refunded to Tenant. 

Upon termination of lease, the Lessee shall check out, at the premises, in the presence of the Lessor or the Lessor’s agent, for the purposes of inspection of the premises.  Such inspection shall take place at twelve noon (12 o’clock Noon) of the date of the termination of this Lease, unless otherwise agreed upon by both parties.

LESSOR’S REMEDIES: a.  If the Lessees default in the payment of any single installment of rent or in the payment of any other amount required to be paid under this Lease or under any other agreement between the Lessor and Lessees, and such default is not cured within five days after written notice; or default in the performance of any other term of this lease, and such default is not cured within ten (10) days after written notice; Lessor may treat such event as a breach of this Lease and Lessor shall have any one or more of the following described remedies in additional to all other rights and remedies provided at law or in equity:

Lessor may terminate Lessee’s right of possession and may repossess the Premises in accordance with this Lease without further demand or notice of any kind to Lessees and without such entry and possession terminating this Lease or releasing Lessees wholly or partly from Lessees’ obligation to pay rent hereunder for the full term.  Upon and after such entry into possession without terminating this Lease, Lessor may, but need not, relet the premises as Lessee’s agent.  Lessees shall on demand pay to the Lessor damages and all Lessors’ expenses of reletting.  If the consideration collected by Lessor from any such reletting for Lessees’ account is not sufficient to pay the amount provided in the Lease as rent, plus expenses, Lessees shall pay to Lessor, as damages, the amount of each monthly deficiency.

MAINTENANCE AND REPAIR: Tenant will, at Tenant's sole expense, keep and maintain the Premises in good, clean and sanitary condition and repair during the term of this Lease and any renewal thereof. Tenant shall be responsible to pay for all repairs to the Premises, fixtures, appliances and equipment therein that may have been damaged by Tenant's misuse, waste, or neglect, or that of the Tenant's family, agent, or visitor. Tenant agrees that no painting will be done on or about the Premises without the prior written consent of Landlord. Tenant shall promptly notify Landlord of any damage, defect or destruction of the Premises, or in the event of the failure of any of the appliances or equipment. Landlord will use it’s best efforts to repair or replace any such damaged or defective area, appliance or equipment.

NON SMOKING LEASE: This property located at ___________________ is a non smoking property any violations will result in repainting the entire house and replacing all items saturated with smoke at the cost of the tenants.

TENANT MOVE OUT CHARGES
If your residence is not returned in the same condition as when you moved in, the following charges will be deducted from your security deposit.  These charges are averages so the actual charges may be higher or lower.  Replacement charges will include materials, labor and removal, when applicable.  This list is provided at move in so you are aware of what the charges will be and hopefully avoid these expenses.

Cleaning
	Refrigerator			       $40/hour
	Stove				       $40/hour
	Carpet Cleaning, per room 	       $40/hour
	General Cleaning		       	       $50/hour
	Remove Junk & debris	                    $300/load
	Clean greasy parking spot			$100

Doors
	Replace key				$10
	Replace interior door			$200	
	Replace exterior door			$300
	Replace locks				$80	      
	Replace sliding glass door			$650
	Rescreen sliding door screen		$75
	Replace sliding door screen		$100
	Replace door stop			$3

Flooring
	Replace kitchen floor	              (market cost)
	Replace carpet per room                  (market cost)
	Replace 1 sq ft floor tile                  (market cost)
	Replace bathroom floor tile               (market cost)
	Repair carpet per spot                     (market cost)

Plumbing
	Clear drain stoppage 			$100
	Replace bathroom faucet			$200
	Replace garbage disposal			$250
	Replace dishwasher			$400
	Replace shower/tub enclosure	 	$400
	Replace J or S traps			$40
	Replace shower head			$40
	Replace toilet				$200
	Replace vanity/sink			$400
	Replace toilet seat			$50
	Replace or repair toilet parts 	       $40/hour

Windows and Window Coverings
	Replace window pane (single) 		$150
	Replace Window pane (double) 		$225
Replace window screen			$50
Rescreen window screen 			$40
Replace window shade/blinds 		$50

Walls
	Repaint wall/room                                    $40/hour
	Paint per gallon used			$20
	Remove wallpaper/per wall		$200
	Remove wallpaper/border	                   $100/room
	Replace Mirror				$150
	Nail hole repair				$5/hole
	Larger hold repair                            		$25/hole
	Replace toilet paper holder		$40
Cover crayon marks	            $25 per occurrence
	Replace towel bars			$100

 Electrical 
	Ceiling fan replacement			$160
	Replace light bulb			$2
	Light fixture globe			$30
	Light/fixture				$60
	Replace smoke detector			$100
	Electrical outlet/switch			$25
	Electrical cover plate			$5

Miscellaneous
	General repairs/painting	         	         $40/hour
	Yard work			         $40/hour
	Replace Counter top		     market cost
	Replace fire extinguisher			$50
	Stockade fence replacement          		$15/foot
	Replace stove/oven knob			$40
	Replace curtain rod			$20
	Replace thermostat			$100
	Replace bathroom mirror			$100
	Replace medicine cabinet			$220
	Fumigate for fleas/other bugs		$200
Replace closet bar or shelf			$100
Replace refrigerator shelf			$100
Replace drip pans each			$60
Replace stove burn units			$100
Replace kitchen or bath stopper		$30
Repair chip in sink, tub, vanity, toilet   market cost
Dent/chip on appliance (each)               market cost
Damage to counter top	                   market cost
Damage to cabinet/drawers	     market cost
Replace ice cube trays			$5
Replace ice caddies			$40
Replace broiler pan			$80
Replace oven rack			$100

Signing your name below shows that you have read the above and are aware of the minimum charges for each item listed:

 
RIGHT OF INSPECTION: Tenant agrees to make the premises available to Landlord or Landlord’s agents for the purposes of inspection, making repairs or improvements, or to supply agreed services or show the premises to prospective buyers or tenants, or in case of emergency. Except in case of emergency, Landlord shall give Tenant reasonable notice of intent to enter. For these purposes, twenty-four (24) hour notice shall be deemed reasonable. Tenant shall not, without Landlord’s prior written consent, add, alter or re-key any locks to the premises. At all times Landlord shall be provided with a key or keys capable of unlocking all such locks and gaining entry. Tenant further agree to notify Landlord in writing if Tenant installs any burglar alarm system, including instructions on how to disarm it in case of emergency entry. 

HOLDOVER: In the event Tenant remains in possession of the Premises for any period after the expiration of the Lease Term ("Holdover Period"), a new month-to-month tenancy shall be created subject to the same terms and conditions of this Lease at a monthly rental rate of $_____________________ per month, unless otherwise agreed by the parties in writing. Such month-to-month tenancy shall be terminable on thirty (30) days notice by either party or on longer notice if required by law. 

ABANDONMENT: If Tenant abandons the Premises or any personal property during the term of this Lease, Landlord may at its option enter the Premises by any legal means without liability to Tenant and may at Landlord’s option terminate the Lease. Abandonment is defined as absence of the Tenants from the premises, for at least _15 (fifteen)__ consecutive days without notice to Landlord. If Tenant abandons the premises while the rent is outstanding for more than 15 days and there is no reasonable evidence, other than the presence of the Tenants’ personal property, that the Tenant is occupying the unit, Landlord may at Landlord’s option terminate this agreement and regain possession in the manner prescribed by law. Landlord will dispose of all abandoned personal property on the Premises in any manner allowed by law. 

EXTENDED ABSENCES: In the event Tenant will be away from the premises for more than __15 (fifteen)__ consecutive days, Tenant agrees to notify Landlord in writing of such absence. During such absence, Landlord may enter the premises at times reasonably necessary to maintain the property and inspect for damages and needed repairs.

MILITARY TENANT:  If either the landlord or the tenant shall receive military orders requiring a change of duty station outside the area where the premised are located, or is relieved from active duty, for separation, retirement, or is deployed for a period of more than ninety (90) days (Federal Law H. R. 100-14), then in any of those events, either the tenant or the landlord may terminate this lease upon giving at least thirty (30) days written notice to the other party, without penalty.  There shall be attached to such notice a copy of official orders or a letter signed by the appropriate party’s commanding officer reflecting the change, which warrants termination under this clause.  The tenant shall not be permitted to terminate the lease in order to reside in government quarters (base housing) located at the tenant’s current duty station. 

 SECURITY: Tenant understands that Landlord does not provide any security alarm system or other security for Tenant or the Premises. In the event any alarm system is provided, Tenant understands that such alarm system is not warranted to be complete in all respects or to be sufficient to protect Tenant or the Premises. Tenant releases Landlord from any loss, damage, claim or injury resulting from the failure of any alarm system, security or from the lack of any alarm system or security.

SEVERABILITY: If any part or parts of this Lease shall be held unenforceable for any reason, the remainder of this Agreement shall continue in full force and effect. If any provision of this Lease is deemed invalid or unenforceable by any court of competent jurisdiction, and if limiting such provision would make the provision valid, then such provision shall be deemed to be construed as so limited.

INSURANCE: Landlord and Tenant shall each be responsible to maintain appropriate insurance for their respective interests in the Premises and property located on the Premises. Tenant understands that Landlord will not provide any insurance coverage for Tenant's property.  Landlord will not be responsible for any loss of Tenant's property, whether by theft, fire, riots, strikes, acts of God, or otherwise. Landlord encourages Tenant to obtain renter’s insurance or other similar coverage to protect against risk of loss.

BINDING EFFECT: The covenants and conditions contained in the Lease shall apply to and bind the parties and the heirs, legal representatives, successors and permitted assigns of the parties.

GOVERNING LAW: This Lease shall be governed by and construed in accordance with the laws of the State of Illinois. 

ENTIRE AGREEMENT: This Lease constitutes the entire agreement between the parties and supersedes any prior understanding or representation of any kind preceding the date of this Agreement. There are no other promises, conditions, understandings or other agreements, whether oral or written, relating to the subject matter of this Lease. This Lease may be modified in writing and must be signed by both Landlord and Tenant.

NOTICE: Any notice required or otherwise given pursuant to this Lease shall be in writing and mailed certified return receipt requested, postage prepaid, or delivered by overnight delivery service, if to Tenant, at the Premise and if to Landlord, at the address for payment of rent. Either party may change such addresses from time to time by providing notice as set forth above.

CUMULATIVE RIGHTS: Landlord’s and Tenant’s rights under this Lease are cumulative, and shall not be construed as exclusive of each other unless otherwise required by law.

WAIVER: The failure of either party to enforce any provisions of this Lease shall not be deemed a waiver or limitation of that party's right to subsequently enforce and compel strict compliance with every provision of this Lease. The acceptance of rent by Landlord does not waive Landlord’s right to enforce any provisions of this Lease.

DISPLAY OF SIGNS: Landlord or Landlord's agent may display "For Sale" or "For Rent" or "Vacancy" or similar signs on or about the Premises and enter to show the Premises to prospective tenants during the last sixty (60) days of this Lease. Tenant agrees that no signs shall be placed on the Premises without the prior written consent of Landlord.

PARKING: Tenant shall be entitled to use _____ parking space(s) for the parking of motor vehicle(s).  Lessees shall park all automobiles, bicycles, motorcycles and other motor vehicles in the driveway and designated area.  They shall not park or allow the parking of automobiles, bicycles, motorcycles or other motor vehicles on the lawn or any other place on the premises except the driveway and designated area.  It is a city ordinance that vehicles ARE NOT parked in the yard.  

NOTICES:  Notices and demands, including those provided by statute, shall be serve as required by statute, or by delivery in person or by United States certified mail, postage prepaid, to the Lessor at the address for payment of rent and to the Lessees at the address of the Premises.  Service by mailing shall be deemed complete on the date of mailing.  Service upon any one Lessor shall be deemed complete as to all such persons, and service upon any one of the Lessees shall be deemed complete as to all such persons.

KEYS: Tenant will be given ___ key(s) to the Premises and ____ mailbox key(s). , Tenant shall be charged $15.00 if all keys are not returned to Landlord following termination of the Lease.

LIQUID-FILLED FURNITURE: Tenant shall not use or have any liquid-filled furniture, including but not limited to waterbeds, on the premises without Landlord’s prior written consent. 

SMOKE DETECTORS & FIRE EXTINGUISER Lessees agree that the smoke detectors and fire extinguishers were operating when occupancy occurred, The Lessees shall replace the battery in smoke detector should it fail during the terms of the lease.  If you use the fire extinguisher, report it immediately!  There is a service charge of $75.00 if it is reported and a $1000 service charge if it is not reported.   Batteries are to be maintained and working in smoke detectors at all times.  If batteries are found missing, residents shall be charged a service charge of $500.00.  These measures are to keep you and your neighbors safe.

PLEASE SIGN:  ____________________________________________________________

CARBON MONOXIDE DETECTORS:  Lessees agree that the carbon monoxide were operating when occupancy occurred and that the Lessees shall replace the battery should it fail during the terms of the lease.  Tampering with the detector in ay way, except for maintenance will result in a $1000 fine per occurrence.  As well as a class A misdemeanor for first conviction and a Class 4 felony in the case of second or subsequent convictions.  Batteries are to be maintained and working in carbon monoxide detector at all times.  If batteries are found missing, residents shall be charged a service change of $500.  These measures are to keep you and your neighbors safe. 

PLEASE SIGN:  _____________________________________________________________

VIOLATIONS:  Tenant shall not make any changes to the property which results in a violation of any Ordinances of the City of _______________ or laws of the State of ___________.  This includes but is not limited to changes in the electrical, plumbing or structural condition of the premises.  Tenant shall bear the cost of repair or return of the property to the condition in compliance with all ordinances and codes.  Tenant agrees to pay any and all fines assessed to the landlord by reason of change to the property made by tenant, which result in prosecution by the City of _____________________.

INDEMNIFICATION: To the extent permitted by law, Tenant will indemnify and hold Landlord and Landlord’s property, including the Premises, free and harmless from any liability for losses, claims, injury to or death of any person, including Tenant, or for damage to property arising from Tenant using and occupying the Premises or from the acts or omissions of any person or persons, including Tenant, in or about the premises with Tenant’s express or implied consent except Landlord's act or negligence

LEGAL FEES: In the event of any legal action by the parties arising out of this Lease, the losing party shall pay the prevailing party reasonable attorneys' fees and costs in addition to all other relief.

The yard will be maintained by or at owners expense to a good and workman like manor no plantings or landscaping can be changed without written consent

ADDITIONAL TERMS & CONDITIONS (Specify “none” if there are no additional provisions) 

RESIDENTIAL LEASE
DISCLOSURE OF INFORMATION ON LEAD-BASED PAINT
OR LEAD-BASED PAINT HAZARDS

Lead Warning Statement

Housing built before 1978 may contain lead-based paint.  Lead from paint, paint chips and dust can pose health hazards if not managed properly.  Lead exposure is especially harmful to young children and pregnant women.  Before renting pre-1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling.  Lessees must also receive a federally approved pamphlet on lead poisoning prevention.

Lessor's Disclosure

(a) Presence of lead-based paint and/or lead-based paint hazards (Check (i) or (ii) below):
(i) _____ Known lead-based paint and/or lead-based paint hazards are present in the housing (explain):  ______________________________________________ 

(ii) ____ Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the housing.

(b) Records and reports available to the lessor (Check (i) or (ii) below):
(i) _____ Lessor has provided the lessee with all available records and reports pertaining to lead-based paint and/or lead-based paint hazards in the housing (list documents): ______________________________________________

(ii)____ Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.

Lessee's Acknowledgment (initial)

(c) _____ Lessee has received copies of all information listed above.

(d) _____ Lessee has received the pamphlet Protect Your Family From Lead In Your Home.

Agent’s Acknowledgment (initial)

(e)——— Agent has informed the lessor of the lessor’s obligations under 42 U.S.C. 4852d and is aware of his/her responsibility to ensure compliance.

Certification of Accuracy

The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate.

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Lessor			Date 		             	Lessee		 	Date

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Lessee 			Date			Lessee 			Date

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Lessee 			Date 			Agent 			Date
LEASE ADDENDUM FOR DRUG-FREE HOUSING

In consideration of the execution or renewal of a lease of the dwelling unit identified in the lease.  Owner and Tenant agree as follows:

1.	Tenant, any members of the tenant’s household, or a guest or other person under the tenant’s control shall not engage in criminal activity, including drug-related criminal activity, on or near project premises.  “Drug-related criminal activity” means that illegal manufacture, sale, distribution, use, or possession with intent to manufacture, sell, distribute, or use, of a controlled substance (as defined in section 102 of the Controlled Substance Act (21 U. S. c. 802).
2.	Tenant, any member of the tenant’s household, or a guest or other person under the tenant’s control shall not engage in any act intended to facilitate criminal activity, including drug-related criminal activity, on or near project premises.
3.	Tenant or members of the household will not permit the dwelling unit to be used for, or to facilitate, criminal activity, including drug-related criminal activity, regardless of whether the individual engaging in such activity is a member of the household or a guest. 
4.	Tenant or members of the household will not engage in the manufacture, sale, or distribution of illegal drugs at any location, whether on or near project premises or otherwise. 
5.	Tenant, any member of the tenant’s household, or a guest or other person under the tenant’s control shall not engage in acts of violence or threats of violence, including, but not limited to, the unlawful discharge of firearms, on or near project premises. 
6.	VIOLATION OF THE ABOVE PROVISIONS SHALL BE A MATERIAL VIOLATION OF THE LEASE AND GOOD CAUSE FOR TERMINATION OF TENANCY.A single violation of any of the provisions of this added addendum shall be deemed a serious violation and a material noncompliance with the lease.  It is understood and agreed that a single violation shall be good cause for termination of the lease.  Unless otherwise provided by law, proof of violation shall not require criminal conviction, but shall be by a preponderance of the evidence.
7.	In case of conflict between the provisions of this addendum and any other provisions of the lease, the provisions of the addendum shall govern.
8.	This lease addendum is incorporated into the lease executed or renewed this day between Owner and Tenant.

_________________________________________	________________________
Signature						Date

_________________________________________	________________________
Signature						Date

_________________________________________	________________________
Signature						Date

_________________________________________	________________________
Signature						Date

RETURN OF SECURITY DEPOSIT

The return of Tenant’s security deposit is subject to the following conditions”

A)	Full term of lease has ended;
B)	Landlord has received a written forwarding address of tenant before moving; 
C)	All rent paid in full; 
D)	All keys and other items that Landlord provided are returned; 
E)	No damage to the property has occurred beyond normal wear and tear; 
F)	All personal property has been removed; 
G)	The entire leased property has been cleaned, including all appliances; 
H)	Holes in walls, scratches in woodwork, holes  or damage to flooring whether carpeting, tile, or wood, have been repaired according to standard practices; 
I)	No unpaid late charges or rent remains due; 
J)	All utility bills are paid in full and written proof given to Landlord; 
K)	Light fixtures have been cleaned and bulbs replaced where needed; 
L)	All carpets have been professionally cleaned and written proof given to Landlord.

ADDITIONAL CONDITIONS BETWEEN LANDLORD AND TENANT

TENANT AGREES LANDLORD GAVE TENANT TIME TO REVIEW THIS LEASE.  IF TENANT DOES NOT UNDERSTNA THE LEASE TERMS, TENANT SHOULD SEEK THE ADVICE OF AN ATTORNEY BEFORE SIGNING.  BY SIGNING THIS LEASE, EACH TENANT AGREES HE OR SHE HAS READ AND UNDERSTNADS ALL OF THE TERMS AND CONDITONS. 

THIS LEASE WITH ANY ADDED CLAUSES OR HOUSE RULES IS THE FINAL AND COMPLETE AGREEMENT BETWEEN LANDLORD AND TENAT NO OTHER ORAL OR WRITTEN AGREEMENTS ARE PARTY OF THIS LEASE.

_________________________________________	________________________
Signature						Date

_________________________________________	________________________
Signature						Date

_________________________________________	________________________
Signature						Date

_________________________________________	________________________
Signature						Date

PREMISES INSPECTION
MOVE-IN / MOVE-OUT

The Premises should be inspected immediately before the Lease is signed or the premises are occupied

Address of Premises:	
Move In date	Move out date	
Inspected by (for Landlord)	Inspected by (for Tenant)	

	MOVE-IN	Comments	MOVE-OUT	Comments	
	OK	NO		OK	NO		
Bedroom 1			________________________			________________________	
Bedroom 2			________________________			________________________	
Bedroom 3			________________________			________________________	
Bathrooms			________________________			________________________	
Entry Area			________________________			________________________	
Living Areas			________________________			________________________	
Balcony			________________________			________________________	
Carpeting 			________________________			________________________	
Ceilings			________________________			________________________	
Closets			________________________			________________________	
Dishwasher			________________________			________________________	
Disposal			________________________			________________________	
Drapes / Blinds			________________________			________________________	
Doors			________________________			________________________	
Fireplace			________________________			________________________	
Lights			________________________			________________________	
Locks			________________________			________________________	
Patio			________________________			________________________	
Refrigerator			________________________			________________________	
Screens			________________________			________________________	
Storage			________________________			________________________	
Stove			________________________			________________________	
Walls			________________________			________________________	
Windows			________________________			________________________	
Window coverings			________________________			________________________	
Yard			________________________			________________________	
_______________			________________________			________________________	
_______________			________________________			________________________	
_______________			________________________			________________________	
_______________			________________________			________________________	
_______________			________________________			________________________	
_______________			________________________			________________________	
_______________			________________________			________________________	

NOTES: 

Landlord and Tenant have inspected the Premises on ________________ (Date). The move in conditions are those noted on this inspection as shown above. The parties further agree that a copy of this Joint Inspection was provided to Tenant.

Tenant:
___________________________________
___________________________________

Acknowledged by Landlord:
___________________________________
___________________________________

IN WITNESS WHEREOF, the parties have caused this Lease to be executed the day and year first above written.

[Signature]

LANDLORD: ___________________________________________________
			Signature 				Date 

___________________________________
Printed Name

TENANT: 	____________________________________________________
	       		Signature 				Date 

___________________________________
Printed Name

TENANT: 	____________________________________________________
			Signature 				Date

___________________________________
Printed Name

TENANT: 	____________________________________________________
			Signature 				Date

___________________________________
Printed Name

TENANT: 	____________________________________________________
			Signature 				Date

___________________________________
Printed Name