RENTAL AGREEMENT by G9Fnone

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									                 STANDARD REAL ESTATE RENTAL AGREEMENT
        THIS AGREEMENT made this _____________________ by and between
________________________________________ and/or their Assigns (hereinafter called "Management"), and
___________________________________________________________ (hereinafter called "Resident").
Management rents to Resident, and Resident rents from Management, that house located at
_________________________________________________________________________________
(hereinafter "Premises") under the following conditions:

   1. TERM: The initial term of this lease shall be __________ months, beginning _________________ on which
      date Resident shall be entitled to possession of the Premises, and ending _____________________.

   2. RENT: Rent is payable monthly in advance at a rate of $______________________ per month, during the
      term of this Agreement, due on the 1st day of each month, beginning _______________

       In order to be considered on time, Rent must be received by Management at
       ___________________________________ _____________________________________ in check or money-
       order made payable to ___________________________ ______________________________. Cash
       is not an acceptable manner of payment.

       Rent shall be adjusted on an annual basis, and shall be increased by 3% on _____________ and each year
       thereafter that this lease is in force and effect. Resident agrees to sign a new rental agreement for any agreed
       upon lease beyond the initial rental agreement. Resident further agrees that the absence of a new signed rental
       agreement does remove or alter Resident’s responsibility to pay the amount of increase effective the end date
       agreed to in paragraph 1.

       Please be advised that mailing the rent by the due date does not constitute TIMELY payment; all rent must be
       received at Management’s office by the Due Date of each month to be considered timely paid. Failing to remit
       rent in full to Management by the Due Date may subject you to monetary penalties as set forth herein.

       Monies received are applied first to any lost rental discount; second to any outstanding additional rent, third to
       any unpaid fees or charges; then fourth to any current rent or rent to become due.

   3. RENT DISCOUNT FOR TIMELY-PAID RENT. For each month that Management receives the rent on or before
      the due date, Management shall credit Resident _________ towards the rental payment.

   4. LATE PAYMENTS AND RETURNED CHECKS: Time is of the essence of this Agreement; Should Management
      elect to accept rent after the 1st of the month, Resident agrees to pay $10 for each day after the 5th as
      additional rent. In the event Management must send notice of past due or attempt to collect past due rents,
      Resident agrees to pay a $50 collection fee as additional rent for each such attempted collection. Resident
      agrees to tender all late rents in the form of cashier's check, certified check, or money order. In the event
      Resident's rent check is dishonored by the bank, Resident agrees to pay Management $50 as a handling charge
      and, if appropriate, the late charge. Returned checks must be redeemed by cashier's check, certified check or
      money order. In the event more than one check is returned, Resident agrees to pay all future rents and charges
      in the form of cashier's check, certified check, or money order.

   5. SECURITY DEPOSIT: Because of the Resident’s income, rental history and willingness to participate in a credit
      repair program to qualify for a mortgage, Management is waiving requirements for a security deposit. If the
      Resident leaves the premises in satisfactory condition, the Management agrees to provide Resident with a written
      letter of recommendation.

   6. PROPERTY CONDITION; MAINTENANCE AND REPAIRS. Resident expressly acknowledges that possession
      of the Premises is taken in its present “as is” condition, with all faults, including, but not limited to lead-based
      paint and lead-based paint hazards and damage from termites or any other wood-destroying organism.

       Resident shall take an active role to insure that the property stays in excellent condition. Resident agrees that he
       has had adequate opportunity to inspect the condition of the property and Management makes no warranties or
       representations about the condition of the property, the improvements, utilities, electrical, plumbing, appliances
       or the neighborhood.
    Resident has the right to paint and decorate the property in his/her discretion within tasteful guidelines. Resident
    will not make any major alterations to the property without prior written consent of the Management. Resident is
    required to obtain all necessary permits required by law before commencing improvements. Any work performed
    on the premises whether by Resident or other parties shall be as an independent contractor or agent of the
    Resident and not an employee or agent of the Management. Management will have no right of supervision of the
    work performed. Resident further warrants that he/she will be accountable for any mishaps and/or accidents
    resulting from such work, and will defend, indemnify and hold the Management and Management’s agents free
    from claims of any other person or entity. All improvements to the property shall be the property of the
    Management and remain attached and a part of the property when Resident vacates.

7. UTILITIES. Unless specifically agreed otherwise, Resident shall be responsible for all utilities for the Premises,
   including, but not limited to gas, electricity, water, and solid waste, and Resident shall maintain any and all utility
   accounts to be maintained in Resident’s name.

8. TERMINATION; NOTICE TO TERMINATE: Either party may terminate this agreement at the end of the initial
   term by giving the other party thirty (30) days written notice prior to the expiration of said term, but if no notice
   is given, then the agreement will be extended on a month-to-month basis; provided that Resident’s rent shall be
   increased to $____________ In such event, Resident shall be defined to be a Resident at will.

    Resident may terminate this Agreement at any time, provided:
        a. Resident provides Management with at least sixty-days’ written notice of termination; and
        b. Resident pays all rent and other monies owed through the date of termination; and
        c. Resident pays a release fee equal to one month’s full rent; and
        d. The Premises are surrendered by Resident to Management in a clean, undamaged and ready-to-rent
           condition as follows:
                 i. All interior surfaces and fixtures have been fully cleaned;
                ii. All exterior areas are free of trash and other debris, and the yard and landscape are neatly-
                    trimmed and in good condition.
        e. Resident allows Management reasonable access to the premises for the purpose of showing the Premises
           to prospective Residents; and
        f. Resident returns all keys to Management; and
        g. Resident has provided to Management a forwarding address; and
        h. Resident has paid all final utility bills.

    Resident expressly acknowledges that any such termination is effective as of the last day of a rental month,
    regardless of when the called-for notice of termination is given, and that if Resident does not fully comply with
    the requirements of early termination, then Resident shall be liable to Management for any and all damages to
    Management for failing to so comply. In the event the Management is forced to obtain a judgment against the
    Resident, said judgment shall bear interest at 18% until paid in full.

9. USE - Resident agrees to use said dwelling as living quarters only for ______ adults and ______ children, and to
   pay $50.00 each month for each other person who shall occupy the premises in any capacity. The Premises shall
   be used so as to comply with all state, county and municipal laws and ordinances. Resident shall not use the
   premises, or permit them to be used for any disorderly or unlawful purpose or in any manner so as to interfere
   with other Residents' quiet enjoyment of their houses.

10. SUBLETTING AND ASSIGNMENT: Resident agrees not to assign this Lease, nor to sublet any portion of the
    property, nor to allow any other person to live therein other than as named in above without first obtaining
    written permission from Management and paying the appropriate surcharge. Further, it is agreed that covenants
    contained in this Lease, once breached, cannot afterward be performed, and that unlawful detainer proceedings
    may be commenced at once, without notice to Resident.

11. HOLD OVER: Resident shall deliver possession of house in good order and repair to Management upon
    termination or expiration of this agreement. Whenever Management is entitled to possession of the premises
    under the terms of this lease, Resident shall at once surrender premises to Management and shall remove all of
    Resident's property. Should Resident remain after termination or expiration of this lease, Resident shall be
    deemed a Resident at will.
12. RIGHT OF ACCESS: Management shall have the right of access to house, without notice, for inspection and
    maintenance during reasonable hours. In case of emergency, Management may enter at any time to protect life
    and prevent damage to property. During the last sixty (60) days of residence occupancy in said premises,
    Management shall have the right to place yard signs, and shall have right of entry to premises for the purpose of
    showing prospective tenants said property.

13. CASUALTY AND LOSS: If a casualty partially destroys the premises but they can be restored to a tenantable
    condition, the Management shall repair the premises with reasonable dispatch; however, the Management’s
    obligation to repair the premises shall be limited to the amount of insurance proceeds actually received by the
    Management. The Resident’s obligation to pay rent shall be suspended while the premises are untenable. If a
    casualty damages the premises to the extent that they cannot be restored to habitable condition within a
    reasonable period of time, either party may terminate this lease by giving the other party written notice within 15
    days after the casualty. The Management shall not be liable for any reasonable delay or for providing housing for
    the Resident during repairs.

14. PROPERTY LOSS: Management shall not be liable for damage to Resident's property of any type for any reason
    or cause whatsoever, except where such is due to Management’s gross negligence. Resident shall be responsible
    for obtaining appropriate renter’s insurance with respect to household goods and personal effects, as well as
    liability insurance in an amount satisfactory to Resident at Resident's sole discretion.

15. PETS: No animals, birds, or pets of any kind shall be permitted in house without written consent of Management
    except as follows:
            _________________________________________________________________________
            _________________________________________________________________________


    Resident agrees that any pet, if consented to by Management, will require an additional non-refundable pet fee of
    _____________ and an increased rent of ___________________ per month. Resident also agrees to be fully
    responsible for any and all damages to persons or property caused by Resident’s pets, and to hold Management
    harmless for any claim of damage related thereto.

16. INDEMNIFICATION: Resident releases Management from liability for and agrees to indemnify owner against all
    losses incurred by owner as a result of:
        a. Resident's failure to fulfill any condition of this agreement;
        b. any damage or injury happening in or about house or premises to Resident's invitees or licensees or any
             such person's property;
        c. Resident's failure to comply with any requirements imposes by any governmental authority; and
        d. Any judgment, lien or other encumbrance filed against the Premises as a result of Resident's action.

17. NO WAIVER: All rights given to Management by this Lease shall be cumulative to any other laws which might
    exist or come into being. Any exercise or failure to exercise by Management of any right shall not act as a waiver
    of any other rights. No statement or promise of Management or his agent as to tenancy, repairs, alterations, or
    other terms and conditions shall be binding unless reduced to writing and signed by Management.

    Any failure of Management to seek redress for the violation of, or to insist upon the strict and prompt
    performance of, any covenants or conditions of this Lease shall not operate as a waiver of any such violation or
    of Management’s right to insist on prompt compliance in the future with such covenant or condition, and shall not
    operate as a waiver of any such violation or of Management’s right to insist on prompt compliance in the future
    with such covenant or condition, and shall not prevent a subsequent action by Management for any such
    violation.

    Acceptance by Management of any late payment of rent or additional rent shall not constitute a waiver of any
    rights of owner, including without limitation, the right to terminate this Lease as herein provided. The receipt of
    any rent or additional rent to terminate this Lease as herein provided. The receipt of any rent or additional rent
    by Management with the knowledge of such breach shall not operate as a waiver by Management unless such
    waiver is in writing and signed by owner.

18. TIME OF THE ESSENCE; SERVICE OF NOTICES: (a) time is of the essence of this Lease. All references to any
    notice required to be given or due dates for rental payments shall be strictly construed and any binding notice
    required herein shall be in writing and hand-delivered or mailed registered or certified mail in accordance with the
    provisions herein, (b) Resident hereby appoints the person in charge of or occupying Premises at the time, as his
    agent to receive the service of any dispossessory or distraint proceeding and notices thereunder, and all notices
    thereunder, and all notices required under this Lease, and if no person be in charge of or occupying the same,
    then such service or notice may be made by attaching the same on the front entrance to premises.

19. MORTGAGEE'S RIGHTS: Resident's rights under this Lease shall at all times be automatically junior and subject
    to any deed to secure debt which is now or shall hereafter be placed on premises; if requested, Resident shall
    execute promptly any certificate that Management may request to specifically implement the subordination of this
    paragraph.

20. DEFAULT; CROSS-DEFAULT:
       a. If Resident fails to pay rent or any other sum due, or otherwise fails to abide by and perform any of the
          obligations, terms, conditions or provisions of this lease, including, but not limited to, failure to reimburse
          Management for any damages, repairs or costs when due, abandonment of the Premises, or violates any
          of the rules and Regulations set forth herein, each and any such breach shall constitute a default under
          this lease.
       b. If such default continues for three (3) calendar days after written notice of default from Management,
          Management may terminate this lease by written notice to Resident.
       c. In the event of a default by Resident, Management may enter upon and take possession of the Premises
          as provided by law.
       d. Management may enter upon and take possession of the Premises, and lease same at the best price
          obtainable by reasonable effort, without advertisement and by private negotiation, and for any term and
          for any rent and upon such terms as Management deems proper. Resident shall be liable to owner for the
          deficiency, if any between Resident's rent hereunder and the price so obtained by Management by
          reletting, after deduction of owner's expenses incurred in reletting, repairing, refurbishing, cleaning,
          painting or otherwise making the Premises releasable or tenantable.
       e. Any action hereunder by Management shall not prejudice any rights of action against Resident as
          provided in this lease or by law, and Management shall not be guilty of trespass or forcible entry as a
          result of such re-entry and repossession of the premises by Management.

21. EVICTION: Notwithstanding anything to the contrary herein, if Resident defaults under this Agreement, then
    Management shall automatically and immediately have the right to assert any and all legal remedies to enforce
    this agreement, including, but not limited to, filing a Dispossessory Warrant against Resident to have Resident
    and any other occupant of the Premises, and any personal effect belonging thereto, evicted and removed from
    the Premises. Resident acknowledges that should Resident be so evicted, Resident shall be responsible for all of
    Managements attorney’s fees & collection fees incurred in connection therewith.

22. RULES AND REGULATIONS:
       a. Locks: Resident is prohibited from adding locks to, changing or in any way altering locks installed on the
          doors of house without written permission of management.
       b. Non-operative vehicles are not permitted on premises. Any such non-operative vehicles may be removed
          by owner at the expense of Resident owning same, for storage or public or private sale, at Owner's
          option, and Resident owning same shall have no right of recourse against owner hereafter.
       c. Storage: No goods or materials of any kind or description which are combustible or would increase fire
          risk shall be taken or placed in storage areas. Storage in such areas shall be at Resident's risk and owner
          shall not be responsible for any loss or damage.
       d. Walls: No nails, screws or adhesive hangers except standard picture hooks, shade brackets and curtain
          rod brackets may be placed in walls, woodwork or any part of the Premises.
       e. Resident agrees to maintain the property in as good a state as he finds it, reasonable wear and tear
          excepted. GOOD HOUSEKEEPING IS EXPECTED OF EVERYONE. The Resident agrees to keep his quarters
          in a clean and sanitary condition and, in case that the quarters are either a single house, or a duplex, to
          keep his yard clean, mowed and free of rubbish.
       f. Neither the Resident nor the Resident’s guests shall:
                i. install any equipment or appliances that, in the Management’s opinion, cause an unsafe condition
                   on the premises;
               ii. accumulate refuse on or around the premises that might pose a health hazard to the Resident or
                   to the Resident’s neighbors;
                   iii. allow any activity on or around the premises that would result in an increase in fire insurance
                        premiums for the premises;
                   iv. permit any flammable liquids or explosives to be kept on or around the premises;
                    v. permit on the premises any act that would injure the Management’s reputation or interfere with
                        the rights or the quiet enjoyment of other persons;
                   vi. or bring any water beds, floor safes, or other heavy objects on the premises.

   23. ENTIRE AGREEMENT: This agreement and any attached addendums constitute the entire agreement between
       the parties and no oral statements shall be binding. This agreement contains all the representations by each
       party to the other and expresses the entire understanding between the parties with respect to the contemplated
       transaction. All prior communications concerning the subject matter are merged in or replaced by this
       agreement. No modifications of this lease shall be binding unless they are in writing and signed by the Landlord
       and the Tenant. This agreement is subject to the approval of all members, partners and assignees of
       Management.

   24. INSPECTION: At the time possession is granted to Resident, Resident will be provided a Move-in/Move-out
       Inspection Form upon which should be noted any damage to the property which may exist at the time Resident
       so takes possession of the Premises.

   25. SPECIAL STIPULATIONS: The following special stipulations shall control in the event of conflict with any of the
       foregoing:

           a. Money received by Management from Resident shall be applied to Resident’s account in the following
              manner: first, to outstanding dishonored check fees; second, to outstanding late fees chargeable to
              Resident; third, to outstanding legal fees, or court costs, or both; fourth, to outstanding utility bills that
              are the Resident’s responsibility; fifth to damages to the property caused by the Resident, sixth to
              collection agency fees, seventh to costs for reletting the property – if applicable, eighth to option fees
              owed, if any, and lastly, to rent.
           b. Collection Agency Fees: If Management chooses to use a collection agency to recover money owed from
              a resident, the resident agrees to reimburse the collection agency for their actual fees.
           c. You must notify your Management in writing within 4 (four) days after you move of a forwarding address
              where you can be reached and where you will receive mail; otherwise your Management shall be relieved
              of sending you an itemized list of damages and the penalties adherent to that failure.
           d. Management shall terminate this Lease Agreement within three (3) days from the date written notice is
              delivered to the Resident if the Resident or any other persons on the premises with the Resident’s
              consent willfully or intentionally commit a violent act or behave in a manner that constitutes or threatens
              to be a real and present danger to the health, safety, or welfare of the life and property of the others.
           e. Resident understands that this Lease will be assigned to the Owner of the property,
              ____________________________________________________________, and that all
              responsibilities, obligations, and liabilities in this Agreement will be kept with said Owner.
           f.




IN WITNESS WHEREOF, the parties hereto have caused these presents to be signed in person or by a person duly
authorized, the day and year first above written.

           ______________________________                     ______________________________
           Management                                         Resident

           ______________________________                     ______________________________
                                                              Resident

								
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