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LEASE AGREEMENT Powered By Docstoc
					Mile High Rental Properties, LLC * 303-819-1979 * 11926 W Temple Dr, Morrison CO 80465

                                      LEASE AGREEMENT

THIS LEASE AGREEMENT, made and entered into on the ___ of ___________,
201__, by and between Mile High Rental Properties, LLC, hereinafter called the LANDLORD,
and______________________________, hereinafter called the TENANT, who shall have joint
and several liability under this agreement, each being responsible for the total obligation and
each personally guaranteeing the obligation of the others.

1. Holding Deposit. Tenant hereby deposits the sum of $_________________, which
deposit shall secure Tenant’s right to possession of the premises at the commencement
date set forth below. Upon Tenant’s taking possession of the premises and the payment
of any and all other sums due at said time pursuant to the Lease Agreement, this deposit
shall be applied toward the first month’s rent. If for any reason the tenant does not take
possession of the property the holding deposit will be forfeited.

2. Leased Premises and Term. The Landlord does hereby lease to Tenants the following
described property: _________________________________, City of _____________,
County of _________________, Colorado ("Leased Premises" or "Premises"). This lease
shall begin on __________________, 201_ and end on _________________, 201__.

3. Rent. Tenants agree to pay as rent the sum of $_______________ upon first occupancy for the
period beginning _________________, 201__, and $___________ per month thereafter, without
demand, postmarked or otherwise delivered to Landlord at 11926 W Temple Dr, Morrison, CO
80465 on or before the 1st day of each month starting on the 1st day of ____________ 201__, and
continuing on the same day of each month thereafter (hereinafter referred to as the DUE DATE),
through the expiration or termination of this lease. Rent not paid by 5 pm on the 3rd of each
month, shall incur a charge of $50.00 on the 4th of the month. In addition, a $5.00 per day fee
will be assessed beginning on the 5th day of the month until rent, all collection process service
fees, and other charges, are paid in full. Such fee, which will be considered additional rent and
may be collected immediately by OWNER/LANDLORD. If a check is dishonored, the Tenants
will pay a $50.00 for any and all returned checks in addition to a late fee. If a check is
dishonored for insufficient funds the Landlord may require future payments to be in cash,
cashier’s check, money order or other certified good funds.

4. Utilities. The Landlord shall be responsible for, HOA dues, water, sanitary sewer, and trash.
The Tenants shall pay all other utilities, including but not limited to the following: natural gas,
electricity, telephone, internet, and television. Any deposits for utility services, if required, shall
the Tenants to pay utility bills shall constitute a breach hereof, and shall entitle the Landlord to
terminate this lease. The Tenants shall promptly reimburse Landlord for any charges billed to
Landlord and payable by Tenants. IF ANY OF THE UTILITIES TO THE PREMISES ARE

           Initials Owner/Landlord ______ Tenant(s) ______ ______
Mile High Rental Properties, LLC * 303-819-1979 * 11926 W Temple Dr, Morrison CO 80465

5. Condition of Premises. The Tenants acknowledge that they have received the Leased
Premises and personal property therein in good order, clean and in good repair, and will, at the
expiration of the term of this lease, deliver the Premises and property in good order, clean and in
as good repair as the same are at the date of execution of this lease, ordinary wear and tear
excepted. The Tenants agree that upon surrender of the premises, all walls and ceilings shall be
thoroughly cleaned and free of dirt, grease and fingerprints; refrigerator shall be cleaned; kitchen
range cooking surfaces and oven shall be cleaned and free of grease and char; tile floors shall be
cleaned; carpeting shall be clean and free of spots. Burns, scratches, scuff marks shall be
considered damage beyond ordinary wear and tear. The Tenants acknowledge by signing
this lease that they have received an inventory/condition of premise sheet with the signing of this
lease and the failure to return the inventory/condition of premise sheet shall be deemed an
admission that the premise is in like new condition. Tenants will be provided with a copy of the
signed inventory/condition sheet and a copy of this lease.

6. Security Deposit. The Tenants hereby deposits an additional sum of $_____________, which
deposit shall be held by landlord as security for the full performance of the Lease Agreement and
as security for the payment of any damage to the premises by Tenant or those acting by, through,
or under him, and as security for any cleaning costs or repairs necessary to return the premises to
their present condition, ordinary wear and tear excepted, which said damages and/or cleaning
costs shall be determined by Landlord in his sole discretion, upon a physical inspection of the
premises, after same has been vacated by Tenant. There shall be deducted from this deposit
appropriate charges for (a) unpaid rent, including late charges; (b) unpaid utilities; (c)
cleaning, damages and required repairs to the leased premises or its contents beyond
reasonable wear and tear; (d) replacing unreturned keys and/or garage door openers; (e)
cost of removing unauthorized locks; (f) removing abandoned property; (g) removing
abandoned or illegally parked vehicles; (h) cost of pest control if required by Landlord;
(i) insufficient light bulbs; (j) stickers, scratches, burns, stains, holes, etc., in walls, doors,
floors, draperies, carpets, and/or furniture; (k) attorney’s fees and court costs incurred in
any eviction proceeding against Tenant; and (l) other charges provided for herein or
agreed to by parties hereto. Any excess amount, over and above any damages or cleaning
costs, shall be refunded to Tenant. It is understood and agreed that the above money shall
not, at Landlord’s discretion, be credited as payment for advance rent and that said
money shall not be refunded, unless payment of all rentals are current and all the terms
and conditions of this agreement have been fulfilled by Tenant. Should Tenant breach
any provisions of this Lease Agreement resulting in the commencement of legal
proceedings by Landlord, the expense of such proceedings, including, but not limited to,
attorney’s fees and court costs, may be deducted from said security deposit. Landlord
shall, within 60 days after the expiration of the term of this lease or surrender or
acceptance of the premises, whichever occurs last, return to Tenant the full security
deposit, or account for its retention or any part thereof, in writing, in which case, the
remaining balance shall accompany the described accounting. Any interest earned on the
security deposit shall be retained by the landlord as his compensation.

           Initials Owner/Landlord ______ Tenant(s) ______ ______
Mile High Rental Properties, LLC * 303-819-1979 * 11926 W Temple Dr, Morrison CO 80465

7. Occupancy. The Leased Premises shall be occupied as a private dwelling and for no other
purpose without Landlord's written consent. It is further agreed that Tenants’ occupancy shall
consist of a total of ____ person(s). Tenants may not increase the number of persons without
Landlord's written consent. The lease is with the signing Tenants only. No assignment or sublet
is permitted without Landlord’s written consent. Any person staying overnight for eight (8) or
more days in any 30-day period shall be deemed an illegal tenant in violation of this lease.
Tenants agree to pay $100.00 each month for each person who shall occupy the premises for
longer than an eight-day period in any month. Acceptance of this payment by Landlord shall not
be deemed a waiver of the lease violation.

8. Use - Rules and Regulations. The Tenants shall at all times keep the Leased Premises in a
neat, clean and orderly condition, in compliance with all laws, ordinances and regulations. The
Tenants shall not use the Premises for any unlawful activities nor in a manner which constitutes a
nuisance to other tenants or adjacent property owners. The Tenants agree that any violation of
this provision shall constitute a breach of this lease. The Tenants agree to pay any fine levied
against the property as a result of Tenant’s actions as additional rent due within 30 days of
notice. The leased premises shall be used as a single family dwelling only, with the total number
of adults and children residing therein as shown on the rental application. Tenant acknowledges
that the Lease Premises is part of a Homeowners Association, that they have received a copy of
the current HOA Rules & Regulations prior to signing this Lease and that they will abide by all
of the HOA Rules & Regulations, which may be amended from time to time.

9. Maintenance, Repairs, Injury. The Tenants shall, at their own expense,
maintain both the exterior and the interior of said premises throughout the term of this
lease. Tenant shall immediately repair, at his own expenses, any damage to the property
which may occur by reason of his intentional or negligent acts, or the intentional or
negligent acts any member of his family, invitee, or guests, and all damages caused by
animals owned by Tenant, members of his family, invitees, and guests, after first
obtaining written consent from Landlord. If Tenant is unable to make such repairs,
Landlord shall be so notified immediately, at which time Landlord shall make or cause to
be made such repairs, the expense of which shall be borne and paid for immediately by
Tenant. Tenants shall be responsible for snow removal in a manner to prevent ice and
snow build-up of the walkways and stairs. Parking is limited to _________ vehicle(s) in the
_________________________ and additional parking as permitted in the HOA Rules &
Regulations. Tenants will be responsible for, and agree to pay for any damage done by
rain, wind or hail caused by leaving windows open, overflow of water or stoppage of
waste pipes, breakage of water pipes caused by not heating the dwelling to a temperature
satisfactory to prevent such breakage, breakage of glass, damage to screens, deterioration
of lawns and landscaping whether caused by abuse, neglect, or animals owned by Tenant
or Tenant’s guests or invitees. Any maintenance or repairs requests must be in writing.

10. Appliances. Any appliances (oven, refrigerator, washer/dryer, ect...) supplied by the
landlord are available for use by the tenants. Any use that is outside the recommended usage of
an appliance by the tenant that damages an appliance will result in the tenant replacing the
appliance with a similar one approved by the landlord. If an appliance fails due to normal usage
the landlord can replace it but is not required to replace broken appliances.

          Initials Owner/Landlord ______ Tenant(s) ______ ______
Mile High Rental Properties, LLC * 303-819-1979 * 11926 W Temple Dr, Morrison CO 80465

11. Alterations. No repairs, alterations, or additions to said Premises shall be made by the
Tenants without the written permission of the Landlord. Tenant shall be charged for the expense
to remove any repairs or alterations made without the written approval of the Landlord. All
repairs, replacements, renewals, alterations, and other work done by the Tenants on the premises
shall be at least equal in quality of materials and workmanship to that originally existing in the
Leased Premises.

12. Assignment. The Tenants shall not assign, mortgage, or encumber this
lease, nor sub-let or permit the Leased Premises or any part thereof to be used by others,
without the prior written consent of the Landlord in each instance. The consent of the
Landlord shall be in the Landlord’s sole discretion. The consent by the Landlord to an
assignment or the sub-letting shall not be construed to relieve the Tenants from obtaining
the consent in writing of the Landlord to any further assignment or sub-letting. The
acceptance of rent from any person other than Tenant, shall not be deemed an implied
assignment or sub-letting of this lease by Landlord to such person. Tenants shall remain
liable on the lease through its conclusion. The Landlord shall be entitled to charge a fee
for the processing of any assignment or sublet equal to actual costs of processing or
$500.00 whichever is greater, plus legal fees, all of which shall be paid by Tenants.

13. Access. Tenant shall allow Landlord or his agent or representative, at any
reasonable hour of the day, with or without notice, to enter into or upon and go through
and view said premises or perform any work which Landlord elects to undertake made
necessary by reason of Tenant’s default under the terms of this Lease Agreement.
Following and default of this Lease by Tenant or during last 45 days of the term of this
agreement, Tenant will permit the posting of customary “For Rent” or “For Sale” signs
and will permit Landlord or his agent to show the premises to prospective tenants or
purchasers. Tenant shall hold Landlord harmless for any injury to any person coming
upon the premises as the licensee or invitee of Tenant.

14. Default. The Tenants promise and agree that if default is made in the payment of rents or in
the performance of any other conditions under this lease, and such default is not corrected within
three (3) days after written notice is sent by Landlord, this lease may be forthwith terminated at
the election of the Landlord and the Tenants will immediately surrender and deliver up
possession of the Leased Premises to the Landlord. Notwithstanding the above 3-day notice
which may be given at any time, any payment required hereunder not made by the 15th of the
month in which it is due or any non-monetary default not cured within 15 days shall be a default.
Monetary default shall bear default interest of 18% A.P.R. in addition to late charges. In the
event of such termination, it shall be lawful for the Landlord to enter the premises, with or
without process of law, and to expel and remove Tenants and all other persons in possession,
without being liable in damages therefore. Such termination and reentry shall be without
prejudice to Landlord to recover any damages due by reason of Tenants’ default.

15. Attorneys Fees - Collection Costs. In the event that the Landlord is
required to enforce any of the provisions of this lease or to collect any amounts due
hereunder the Landlord shall be entitled to recover all costs and expenses incurred

           Initials Owner/Landlord ______ Tenant(s) ______ ______
Mile High Rental Properties, LLC * 303-819-1979 * 11926 W Temple Dr, Morrison CO 80465

thereby including reasonable attorney's fees to obtain and collect judgment.

16. Waiver and Severability. The waiver by Landlord of any breach of any covenant or duty of
Tenants under this lease is not a waiver of a breach of any other covenant or duty of Tenants or
of any subsequent breach of the same covenant or duty. The validity or enforceability of any
provision or part thereof of this lease shall not affect the validity or enforceability or this lease as
a whole.

17. Tenants’ Holding Over. The parties agree that any holding over by Tenants under this lease,
without Landlord's written consent, shall constitute a tenancy at-will which may be terminated
by Landlord on three (3) days notice in writing thereof. Holdover rent shall be 125% of the
amount charged in this lease. Any holdover tenancy will be subject to the terms of this lease
except as to the increased rent.

18. Notices. Any written notice called for by the terms of this lease shall
be mailed or personally delivered to the respective parties at their addresses given herein,
or at the Leased Premises following occupancy.
Tenants’ Initial Address for Notice Is:
__________________ __________________

__________________ __________________

Landlord's Initial Address for Notice Is:
11926 W Temple Dr.
Morrison, CO 80465

19. Law Governing Disputes. This lease shall be governed by, construed and enforced with the
laws of the State of Colorado.

20. Binding Effect. The covenants and conditions herein contained shall apply to and bind the
heirs, legal representatives and assigns of the parties hereto, and all covenants are to be construed
as conditions of this lease.

21. Pets. Tenants have represented that they have one dog that Landlord has permitted to reside
at the premises. Tenant has no plans to obtain additional pets and will not maintain or allow
any additional pets (dogs, cats or otherwise) upon the premises, except as specifically
provided herein or as later agreed upon in writing by the parties. Tenants shall provide an
additional $250.00 pet security deposit prior to first occupancy, which shall be added to, and
subject to the same provisions as, the Security Deposit, as described above. At no time may the
Tenants have more than one pet. Failure to notify the Landlord of a pet or failure to provide the
additional $250.00 pet security deposit prior to first occupancy shall constitute a breach of this
lease. Tenant agrees to clean the carpets at the earlier of their vacancy or termination of this

22. No Smoking. Tenants agree that no smoking shall be permitted within the

           Initials Owner/Landlord ______ Tenant(s) ______ ______
Mile High Rental Properties, LLC * 303-819-1979 * 11926 W Temple Dr, Morrison CO 80465

23. Medical Marijuana. Tenants agree marijuana use or growing is prohibited even if the
resident possesses a medical marijuana card or make a reasonable accommodation request. If
any use or growing of marijuana on the premise is discovered by the tenants or their guests this
lease may be forthwith terminated at the election of the Landlord and the Tenants will
immediately surrender and deliver up possession of the Leased Premises to the Landlord.

24. Insurance and Landlord Liability. Landlord and Tenant further agree that the Landlord
will not be liable for any damages, injuries, or losses suffered by Tenant or Tenant’s guests
and/or property, caused by other residents or persons, theft, burglary, assault, vandalism, or other
crimes. Landlord shall not be liable for personal injury or damage to or loss of Tenant’s personal
property (furniture, jewelry, clothes, etc.) from fire, flood, water, leaks, rain, hail, ice, snow,
smoke, explosions, interruption of utilities, or acts of God. Landlord will not be responsible for
damage or spoilage of food or any other item that may be caused by the malfunctioning of any
appliance on the rental premises. LANDLORD STRONGLY RECOMMENDS THAT TENANT
EVENTS. Tenant has inspected all locks and latches and agrees that they are safe and
acceptable, subject to Landlord’s duty to make needed repairs or same upon written request of

25. Waterbed. Tenant agrees not to have any liquid filled furniture unless Tenant has provided
Landlord, prior to occupancy and installation, proof of a paid insurance policy for liquid filled
furniture. Tenant is responsible for all damage from any liquid filled furniture.

26. Indemnity. Tenant shall indemnify Landlord for any mechanic’s lien, security agreement,
conditional bill of sale, chattel mortgage, or security interest filed against the premises.

27. Possession. Upon taking possession of the property, Tenants will be provided with one set of
____ keys. Tenant agrees to immediately return all keys upon any termination of the tenancy
granted herein. Only tenants listed on this lease will be allowed keys to the premises or the
property, and no keys may be duplicated by Tenant under any circumstance without prior written
consent of Landlord. Tenant will not place any other locks upon the premises or in any way
impede Landlord’s access to the premises.

28. Lease renewal. If the tenant intends to renew this lease they must notify the landlord in
writing within 45 days of the expiration of the current lease.

IN WITNESS WHEREOF, the parties have executed this lease on the day and
year first above written.

TENANT:___________________________________________ Date_____________________

TENANT:___________________________________________ Date_____________________

LANDLORD: ________________________________________ Date_____________________

           Initials Owner/Landlord ______ Tenant(s) ______ ______

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