Massachusetts Residential Lease Agreement - Fixed Period

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                             This Residential Lease Agreement is used by a landlord to lease a residential property to a
                             tenant for a specific period of time. This document contains the material terms of the lease
                             agreement including the rent amount, the term of the tenancy and the permitted uses of the
                             premises. Many of the standard clauses commonly used in these types of agreement are
                             included in this document, but it may be customized to ensure that the understandings of
                             the parties are properly set forth. This lease agreement should be used by a landlord and a
                             tenant located in Massachusetts when entering into a fixed period lease.

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THIS RESIDENTIAL LEASE AGREEMENT (hereinafter referred to as the “Agreement”)
made and entered into this _____ [Month] _____ [Date], 20_____, by and between
____________________________ [Instruction: Insert the name of Landlord] (hereinafter
referred to as “Landlord”) and ____________________________ [Instruction: Insert the name
of Tenant] (hereinafter referred to as “Tenant”). For the purpose of this Agreement, Landlord
and Tenant are sometimes individually referred to as the “Party” and collectively referred to as
the “Parties”.

WHEREAS, Landlord is the sole owner of certain real property together with all appurtenances
thereto, lying and situated in County ____________________ [Instruction: Insert the County],
State of Massachusetts, described in Exhibit A (hereinafter referred to as the “Premises”);

WHEREAS, Landlord desires to lease the Premises to Tenant upon the terms and conditions as
contained herein; and

WHEREAS, Tenant desires to lease the Premises from Landlord on the terms and conditions as
contained herein;

NOW, THEREFORE, for and in consideration of the covenants and obligations contained
herein and other good and valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the Parties hereto hereby agree as follows:


   The term of this Agreement shall commence on _____ [Month] _____ [Date], 20_____, and
   shall continue from that date for a period of ___________ (___) [Instruction: Insert the
   number of months, e.g., eleven (◊ 11)] months expiring on _____ [Month] _____ [Date],
   20_____. Either Landlord or Tenant may terminate the tenancy by giving the other
   ___________ (___) [Instruction: Insert the number of days, e.g., thirty (◊ 30)] days
   written notice of an intention to terminate the Premises. In the event such notice is given,
   Tenant agrees to pay all rent up to and including the notice period. Should Tenant vacate
   before the expiration of the term without serving a written notice, Tenant shall be liable for
   the balance of the rent for the remainder of the term, less any rent Landlord collects or could
   have collected from a replacement tenant by reasonably attempting to re-rent. Tenant who
   vacates before expiration of the term is also responsible for Landlord’s costs of advertising
   for a replacement tenant. In the event Tenant fails to give written notice of an intention to
   vacate the Premises at the end of the term, the tenancy shall become on a month to month
   basis for successive terms of one month each, on an increased rent as per the reasonable
   discretion of Landlord, until either Landlord or Tenant terminate the tenancy by giving the
   other ___________ (___) [Instruction: Insert the number of days, e.g., three (◊ 3)] days
   written notice of an intention to terminate the Premises. In the event such notice is given,
   Tenant agrees to pay all rent up to and including the notice period. [Instruction: Choose this
   clause if the term of tenancy is counted for a particular period].

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2. RENT.

   Tenant shall pay Landlord rent of ________ ($____) [Instruction: Insert the amount of
   rent payable] per month, payable in advance on the _______ (___) [Instruction: Insert the
   day, e.g., first (◊ 1st)] day of each month. If that day falls on a weekend or legal holiday, the
   rent is due on the next business day. Rent shall be paid by personal check, money order or
   cashier’s check only, to Landlord at Landlord's address as set forth in the preamble to this
   Agreement or at such other place as Landlord shall designate from time to time.


   If rental payments are not received by the date due, a collection charge of ________ ($____)
   [Instruction: Insert the amount of late charge, e.g., ten dollars (◊ $10)] in addition to the
   monthly rent will immediately become due and payable. In addition, for each check not
   honored by the Bank or Trust Company upon which it is drawn, a collection charge of
   __________ ($_______) [Instruction: Insert the amount of charge for dishonor of
   checks, e.g., ten dollars (◊ $10)] in addition to the monthly rent will become immediately
   due and payable.


   Tenant shall deposit with landlord the sum of Two (2) months rent as a security deposit to
   secure tenant's faithful performance of the terms of this lease. After Tenant has vacated,
   leaving the Premises vacant, Landlord may use the security deposit for the cleaning of the
   Premises, any unusual wear and tear to the Premises or common areas, and any rent or other
   amounts owed pursuant to the Agreement.


   The Premises shall be used and occupied by Tenant and Tenant's immediate family,
   consisting of:




   ____________________________________________, [Instruction: Insert the name of
   people staying along with Tenant] exclusively, as a private single family dwelling, and no
   part of the Premises shall be used at any time during the term of this Agreement by Tenant
   for the purpose of carrying on any business, profession or trade of any kind, or for any
   purpose other than as a private single family dwelling. Tenant shall not allow any other
   person, other than Tenant's immediate family or transient relatives and friends who are guests
   of Tenant, to use or occupy the Premises without first obtaining Landlord's written consent to
   such use. Tenant shall comply with any and all laws, ordinances, rules and orders of any and
   all governmental or quasi-governmental authorities affecting the cleanliness, use, occupancy
   and preservation of the Premises.

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   Tenant shall not assign this Agreement, or sublet or grant any license to use the Premises or
   any part thereof without the prior written consent of Landlord. Consent by Landlord to one
   such assignment, subletting or license shall not be deemed to be a consent to any subsequent
   assignment, subletting or license. An assignment, subletting or license without the prior
   written consent of Landlord or an assignment or subletting by operation of law shall be
   absolutely null and void and shall, at Landlord's option, terminate this Agreement.


   Tenant agrees to:

   a. properly use, operate and safeguard the Premises and all furniture and furnishings,
         appliances and fixtures within the Premises;

   b. Maintain the Premises in clean and sanitary condition, and upon termination of the
         tenancy, to surrender the Premises to Landlord in the same condition as when Tenant
         first took occupancy, except for ordinary wear and tear;

   c. If the surrounding grounds are part of the Premises and for exclusive use of Tenant,
          Tenant agree to irrigate and maintain the surrounding grounds in a clean and safe
          manner, keeping the grounds clear of rubbish and weeds and trimming all grass and
          shrubbery as necessary to effect a neat and orderly appearance to the property;

   d. Notify Landlord in writing upon discovery of any damages, defects or dangerous
         conditions in and about the Premises; and

   e. Reimburse Landlord for the cost of any repairs to the Premises of damages caused by
         misuse or negligence of Tenant or their guests or invitees.

   Tenant acknowledges that the Premises have been cleaned and all items, fixtures, appliances
   and appurtenances are in complete working order. Tenant promises to keep the Premises in a
   neat and sanitary condition and to immediately reimburse Landlord for any sums necessary
   to repair any item, fixture or appurtenance that needed service due to Tenant's, or Tenant's
   invitee, misuse or negligence.


   By initialing, Tenant acknowledges receipt of disclosure of information on lead based paint
   and lead based paint hazards. Landlord has no reports or knowledge of lead based paint on
   the Premises.

   ______________ [Instruction: Insert the initial of Tenant]

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   [Comment: 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, Landlord must disclose the presence of known lead based paint and/or lead
   based paint hazards in the dwelling. Tenant must also receive a federally approved
   pamphlet on lead poisoning prevention.]


   a. Tenant shall make no alterations to the buildings or improvements on the Premises or
      construct any building or make any other improvements on the Premises without the prior
      written consent of Landlord. Any and all alterations, changes and/or improvements built,
      constructed or placed on the Premises by Tenant shall, unless otherwise provided by
      written agreement between Landlord and Tenant, be and become the property of
      Landlord and remain on the Premises at the expiration or earlier termination of this

   b. If the Premises are damaged or destroyed as to render them uninhabitable, then either
      Landlord or Tenant shall have the right to terminate this Agreement as of the date on
      which such damage occurs, through written notice to the other Party to be given within
      ___________ (___) [Instruction: Insert the number of days, e.g., fifteen (◊ 15)] days
      of occurrence of such damage. However, if such damage should occur as the result of the
      conduct or negligence of Tenant or Tenant guests or invitees, Landlord only shall have
      the right to termination and Tenant shall be responsible for all losses, including, but not
      limited to, damage and repair costs as well as loss of rental income.


   a. Landlord and Landlord's agents shall have the right at all reasonable times during the
      term of this Agreement and any renewal thereof to enter the Premises for the purpose of
      inspecting the Premises and all buildings and improvements thereon. And for the
      purposes of making any repairs, additions or alterations as may be deemed appropriate by
      Landlord for the preservation of the Premises or the building. The right of entry shall
      likewise exist for the purpose of removing placards, signs, fixtures, alterations or
      additions that do not conform to this Agreement or to any restrictions, rules or regulations
      affecting the Premises.

   b. Except in case of emergency, Landlord shall give Tenant reasonable Forty Eight (48)
      hours written notice of intent to enter. In order to facilitate Landlord’s right of access,
      Tenant shall not, without Landlord’s prior written consent, add, alter or re-key any locks
      to the Premises. Tenant further agrees to notify Landlord in writing if Tenant installs any
      burglar alarm system, including instructions on how to disarm it in case of emergency

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   [Instruction: Choose any one clause]

   Tenant shall be entitled to keep no more than ___________ (___) [Instruction: Insert the
   number, e.g., two (◊ 2)] domestic dogs, cats or birds. [Instruction: Choose this clause if
   tenant is allowed to keep pets in the premises]


   Tenant agrees that, no animals, birds or other pets of any kind whatsoever shall be brought on
   the Premises without the prior written consent of Landlord. [Instruction: Choose this clause
   if tenant is not allowed to keep any pets in the premises]


   Tenant shall not use or have any liquid filled furniture on the Premises without Landlord’s
   prior written consent.


   Tenant shall be entitled to quiet enjoyment of the Premises. Tenant shall not use the Premises
   in such a way as to violate any law or ordinance, commit waste or nuisance or annoy, disturb,
   inconvenience or interfere with the quiet enjoyment of any other or nearby resident.


   Tenant assumes full responsibility for all personal property placed, stored or located on or
   about the Premises. Tenant personal property is not insured by Landlord. Landlord
   recommends that Tenant obtain insurance to protect against risk of loss from harm to Tenant
   personal property. Landlord shall not be responsible for any harm to Tenant property
   resulting from fire, theft, burglary, strikes, riots, orders or acts of public authorities, acts of
   nature or any other circumstance or event beyond Landlord’s control.


   Tenant expressly releases Landlord from any and all liability for any damages or injury to
   Tenant, or any other person, or to any property, occurring on the Premises unless such
   damage is the direct result of the negligence or unlawful act of Landlord or Landlord’s


   The failure of Tenant to take possession of the Premises shall not relieve them of their
   obligation to pay rent. If Landlord is unable to deliver possession of the Premises for any
   reason not within Landlord’s control, Landlord shall not be liable for any damage caused
   thereby, nor will this Agreement be void or voidable, but Tenant shall not be liable for any
   rent until possession is delivered. If Landlord is unable to deliver possession within _______

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   (___) [Instruction: Insert the number of days, e.g., four (◊ 4)] days calendar days after the
   agreed commencement date, Tenant may terminate this Agreement by giving written notice
   to Landlord, and shall receive a refund of all rent and security deposits paid.


   Tenant shall not keep on the Premises any item of a dangerous, flammable or explosive
   character that might unreasonably increase the danger of fire or explosion on the Premises or
   that might be considered hazardous or extra hazardous by any responsible insurance


   Tenant shall be responsible for arranging for and paying for all utility services required on
   the Premises.


   If any provision of this Agreement or the application thereof shall, for any reason and to any
   extent, be invalid or unenforceable, neither the remainder of this Agreement nor the
   application of the provision to other persons, entities or circumstances shall be affected
   thereby, but instead shall be enforced to the maximum extent permitted by law.


   This Agreement shall be governed, construed and interpreted by, through and under the Laws
   of the State of Massachusetts.


   No indulgence, waiver, election or non-election by Landlord under this Agreement shall
   affect Tenant's duties and liabilities hereunder.


   Landlord hereby advises Tenant to satisfy all of Tenant's requirements regarding the area and
   neighborhood conditions, including but not limited to schools, location and sufficiency of
   law enforcement, crime rate, proximity of registered offenders or felons, fire service and
   protection and other governmental services; availability, sufficiency and cost of any wired or
   wireless internet connections, or any other telecommunications or technology services;
   proximity to industrial, commercial or agricultural activities; existing and proposed
   construction, development and transportation that may affect noise, traffic or view; airport
   noise, or noise or odor from any source; domestic and wild animals; other nuisances,
   circumstances or hazards; cemeteries; condition of any facilities or common areas; conditions
   and influences of significance to certain cultures and/or religions; and personal needs,
   preferences and requirements of Tenant.

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   Any notice required or permitted under this lease or under state law shall be deemed
   sufficiently given or served if sent by United States certified mail, return receipt requested,
   addressed as follows:

   If to Landlord to:                  _____________________________________




   If to Tenant to:                    _____________________________________




Landlord and Tenant shall each have the right from time to time to change the place notice is to
be given under this paragraph by written notice thereof to the other Party.


   [Instruction: Insert any additional provisions required and agreed by the Parties. Delete
   this clause if there are no such additional terms.]


   This document constitutes the Entire Agreement between the Tenant and Landlord. This
   Agreement cannot be modified except in writing and must be signed by all Parties. Neither
   Landlord nor Tenant has made any promises or representations, other than those set forth in
   this Agreement and those implied by law. The failure of Tenant or their guests or invitees to
   comply with any term of this Agreement is grounds for termination of the tenancy, with
   appropriate notice to Tenant and procedures as required by law.

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IN WITNESS WHEREOF, the said Parties hereto have hereunto set their hands and seals as of
the date first here above written.



[Instruction: Insert Signature of Landlord]


[Instruction: Insert typed/printed name of Landlord]



[Instruction: Insert Signature of Tenant]


[Instruction: Insert typed/printed name of Tenant]

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                                            EXHIBIT A

[Instruction: Insert address and details of the property]

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