Lease Rental Agreement

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									This Lease Rental Agreement is used by a landlord to lease a residential property to a
tenant. This document contains the material terms of the lease agreement including the
rent amount, the term of the tenancy, and various tenant and landlord covenants. Many
of the standard clauses commonly used in these types of agreements are included in
this document, but it may be customized to ensure that the specific understandings of
the parties are properly set forth. This lease agreement should be used by a landlord
and a tenant when entering into a residential lease.
                     LEASE RENTAL AGREEMENT
             THIS INDENTURE (the “Lease”) is made in duplicate as of the _____
day of _________, 201_____.

B E T W E E N:


                                     (hereinafter called the "Landlord"),


                                               - and -


                                     (hereinafter called the "Tenant"),

               WITNESS that in consideration of the rents, covenants and agreements
hereinafter reserved and contained on the part of the Tenant, his heirs, executors,
administrators, successors and assigns to be paid, observed and performed, the Landlord
hereby leases unto the Tenant, his heirs, executors, administrators, successors and assigns
for use and occupation as residential premises and for no other purpose, all those certain
premises known municipally as (hereinafter called the "Premises") upon the following
terms and conditions:

1.00           To have and to hold the Premises for and during the term of __________
(___) year(s) to be computed from the _____ day of __________, 201_____ and ending
on the ______ day of _____________, 20________, (hereinafter called the "Term").

2.00           Paying to the Landlord during the said Term the sum of
_______________ ($___________) Dollars in lawful money, to be payable in equal
consecutive monthly installments of ____________ ($____________) Dollars, with each
installment payable in advance on the 1st day of each month during the said Term.

3.00            The Tenant agrees to deliver rental payments to the Landlord by the date
due. If rental payments are not received by the date due, a collection charge of
__________ ($_____) Dollars in addition to the monthly rent will immediately become
due and payable. In addition, for each check not honored by the Bank or Trust Company
upon which it is drawn, a collection charge of ____________ ($______) Dollars in
addition to the monthly rent will become immediately due and payable.

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{Instruction: Courts will invalidate collection charges that are unreasonably high.
Landlords are encouraged to select dollar amounts for this section that are reasonably
related to Landlord's actual costs due to late payments and to dishonored checks.}

4.00            The Landlord and the Tenant mutually covenant and agree that whenever
in this Lease notice is required to be given by either the Landlord or the Tenant to the
other, the same shall be in writing and, except as otherwise provided, be deemed to be
sufficiently given if mailed postage prepaid and registered mail to the Tenant at the
Premises and notice to the Landlord shall be addressed to_________________________
[BUSINESS ADDRESS OF LANDLORD]. Notice so given shall be deemed to have
been received by the addressee on the fourth postal delivery day following the date on
which it is so mailed.
{Instruction: Landlords are encouraged to provide an address that has an actual
physical presence. I.e., one that is NOT a Post Office Box}

5.00           Tenant covenants and agrees to pay rent, maintain the Premises in an
ordinary state of cleanliness, and repair any damage caused to the Premises by his willful
or negligent conduct, and by such conduct of persons who are permitted on the Premises
by Tenant. Tenant further covenants to leave Premises in an ordinary state of cleanliness
upon termination of this Lease in the same condition as now exists, reasonable wear and
tear excepted.

6.00           Tenant covenants and agrees that it shall be his/her sole responsibility to
pay for ________________________ {Instruction: Landlord should list all utilities,
etc., that Tenant will be responsible for. (For example, heat, hydro, water gas, cable
and telephone charges.)} For all the items listed in this section, in addition to Tenant
paying all associated costs, Tenant further covenants and agrees to hold the Landlord
harmless for all accounts aforesaid including arrears and penalties thereof.

6.01           Landlord will pay for--and Tenant is not responsible for--the following
regular and customary charges:
{Instruction: list utilities, etc. that Landlord will pay for, if any. This clause may be
deleted or crossed out if Tenant is responsible for all recurring costs. Or, Landlord
should write "None" in the space provided, above.}

Tenant agrees that, although Landlord will pay for the customary and usual costs of the
item(s) listed in 6.01, Tenant shall be responsible for any additional costs, fees, and
repairs that are the result of Tenant's intentional, reckless, or negligent actions.

7.00          The Tenant covenants and agrees that he/she shall promptly notify the
Landlord of any repairs required to be made by the Landlord and the Landlord shall be
permitted to enter the Premises for the purposes of viewing and making any such
necessary repairs. The Landlord shall be permitted a reasonable time within which to
make any such repairs that are necessary.

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8.00           The Tenant covenants and agrees not to assign or sublet this Lease.

9.00           The Landlord covenants with the Tenant for quiet enjoyment.

10.00           The Tenant covenants and agrees that he will not at any time during the
Term, use, or permit the use of the Premises for any business or for any purpose other
than as his own residential Premises and will not permit a nuisance to occur with respect
to the use of the Premises.

11.00           The Tenant covenants and agrees that, in case the Premises shall be
abandoned or vacated by the Tenant, the Landlord, in addition to all other rights provided
under the Act and all other rights hereby reserved, shall have the right to enter the
Premises as the agent of the Tenant, either by force or otherwise, without being liable for
any prosecution therefore, and to re-let the Premises as agent of the Tenant and to receive
the rent therefore; PROVIDED that, if the rent hereunder is overdue by ______ ( ) days,
and the Premises are vacant, it shall be presumed that the Tenant has vacated or
abandoned the premise and the Landlord shall be entitled to take immediate possession
thereof. Nothing in this Lease and no entry made by the Landlord hereunder shall in any
way release the Tenant for payment of the rent that is due under the terms of this
agreement. In the event the Tenant breaches this Lease and Landlord mitigates damages
by re-leasing the property to a new tenant, the Tenant that is bound by this agreement will
remain liable for any damages that cannot be reasonably mitigated.

12.00         The Tenant covenants and agrees that the Landlord is not in any event
whatsoever liable or responsible in any way howsoever caused for:

       (a)     any personal injury or death that may be sustained by the Tenant,
               members of his/her family, his/her guests, visitors and invitees or any
               other person who may be upon the Premises, that is not due to intentional
               or reckless acts done by Landlord or agents of Landlord;

       (b)     any loss or theft of or damage or injury to any property, including motor
               vehicles and the contents thereof, which may be in or about the Premises;
               without limiting the generality of the foregoing, such damage shall include
               any damage caused to any property situate in or about the Premises from
               gas, water, steam, water works, rain or snow which may issue or flow
               from any part of the Premises or the Landlord's property or from the pipes
               or plumbing works of the same or from any other place or quarter;

       (c)     any damage caused by or attributable to the condition or arrangement of
               any electrical or other wiring;

       (d)     any damage caused by anything done or omitted to be done by the
               Landlord; or

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       (e)     any loss or spoilage of food on account of the failure or impairment of the
               electrical system,

and the Tenant hereby releases and forever discharges the Landlord, his/hers successors
and assigns, from all and any actions, claims and demands for damages, including
exemplary or punitive damages, loss or injury, however arising, which may hereafter be
sustained by the Tenant or his/her personal property. Tenant agrees that it is his or her
sole responsibility to obtain any insurance to cover his or her personal property,
and that Tenant is responsible for all costs and payments associated with obtaining
and maintaining any such insurance.

13.00          The Tenant further covenants and agrees to give the Landlord prompt
written notice of any accident or other defect in the water pipes or heating apparatus,
telephone or electric wiring or lighting or to any other part of the Premises of which the
Tenant is aware or ought to have been aware of by reason of his use and occupation of
the Premises.

14.00           The Tenant covenants and agrees that he/she shall not do, nor permit
anything to be done, in the said Premises or bring or keep anything therein which will in
any way increase the risk of fire or the rate of fire insurance on the Premises or conflict
with any of the rules and ordinances of the Board of Health or with any statute or
municipal by-law. The Tenant shall take out and keep in force during the said Term, or
any extension or renewal thereof, insurance for property damage and public liability
insurance in an amount equal to or greater than [One Million ($1,000,000.00)] Dollars
and shall provide proof thereof to the Landlord if requested.
{Instruction: Many or most Landlords of residential property do not require Tenants
to have a liability policy. The last sentence in this clause may be deleted or crossed-out
if Landlord will not be requiring Tenant to obtain and pay for such a liability
insurance policy. If Landlord wants this insurance policy requirement, Landlord
should substitute in a dollar amount that appropriate for Landlord's particular

15.00           The Tenant covenants and agrees that he/she shall be liable for any
damage done by reason of water left running from the taps in the Premises or from gas
permitted to escape therein. Tenant shall not be responsible for water damage that is due
to water leaking from defective plumbing or piping, as long as Tenant promptly notified
Landlord of the problem. Tenant shall not be responsible for damage due to gas, if the
gas was not due to negligence or intentional acts of Tenant AND Tenant promptly
notified Landlord of the problem. Tenant further covenants and agrees that the toilet(s)
and other water apparatus shall not be used for any purpose other than those for which
they were constructed and no sweepings, garbage, rubbish, ashes or other substances
shall be thrown therein. Any damage resulting to them from misuse or from unusual or
unreasonable use shall be borne by the Tenant. The Tenant further covenants and agrees
that he/she shall be liable for any misuse of the heating, plumbing or electrical systems
located in or on the Premises.

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16.00           The Tenant and the Landlord covenant and agree that neither of them
shall, during the occupancy of the Premises by the Tenant, alter or cause to be altered the
locking system of any door giving entry to the Premises except by mutual consent.
Altering the locking system includes the installation of additional locks to any door
giving entry to the Premises. Landlord may, without mutual consent, alter the locking
system of any general use and/or exterior doors to the building, if [1] Landlord first
notifies Tenant of the upcoming alteration; [2] Such alteration is being done for security
or safety purposes; and [3] new keys or security codes--if any--are provided to Tenant at
no cost to Tenant as quickly as reasonably possible.

17.00           The Tenant covenants and agrees that he/she will not make or cause to be
made any alterations, additions or improvements or install or cause to be installed any
fixtures without the prior written consent of the Landlord, and any addition or
improvement made or fixtures installed with the prior written consent of the Landlord
shall be of first-class quality, installed at the sole expense of the Tenant and become the
property of the Landlord as part of the reversion upon termination of this Lease.

18.00           The Tenant covenants and agrees that he/she will not, without the prior
written consent of the Landlord--which consent may be arbitrarily withheld--erect or
cause to be erected on the Premises or any part thereof any television or radio antenna or
any other device or apparatus of similar purpose. {Instruction: Some states or counties
MANDATE that Landlords allow the installation of such devices. Landlords should
consult with a local attorney before denying this type of Tenant's request, to ensure
that they are not violating any local or state law.} The Tenant further covenants and
agrees that, if any such television or radio antenna, device or apparatus is erected on the
building with the consent of the Landlord, the Tenant will, at his/her own expense, upon
the termination of this Lease or any renewal thereof, repair any damage done to the
Premises by reason of the erection, maintenance or removal thereof and will indemnify
and save harmless the Landlord, his/her servants or agents from all liability for damages
to persons or property as a result of the erection, maintenance or removal thereof.

19.00           The Tenant covenants and agrees that if it is his/her intention to terminate
this Lease at the end of the Term hereby created, notice of such intention shall be given in
writing by the Tenant to the Landlord not later than sixty (60) days prior to the expiration
of the said Term; PROVIDED that, if the Tenant remains in occupation of the Premises
after the expiration of the Term hereby granted without a written agreement and no such
notice has been given, he/she shall not be deemed to be a tenant from year-to-year, but
shall be a monthly tenant at a rent equivalent to the monthly payment of rent herein
provided for, plus, any increases permitted by law, payable in advance, and all the terms
and conditions hereof, so far as applicable, shall apply to such monthly tenancy.

20.00          The Tenant covenants and agrees that, upon written notice of termination
of this Lease being given, the Landlord shall have the right, at reasonable times, to enter
and show the Premises to prospective tenants and, should the Landlord list the property
for sale, he shall have the right to erect signs to that end and thereafter, shall have the
right, at reasonable times to enter and show the Premises to prospective purchasers.

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Landlord must give at least _____ [NUMBER OF HOURS] ( ) hours notice of these
showings, unless Tenant agrees to shorter notification times in writing. In other cases,
except in cases of emergency, or, except where the consent of the Tenant is given at the
time of entry, the Landlord shall not exercise a right to enter the Premises unless it has
first given written notice to the Tenant at least twenty-four (24) hours before the time of
entry, which shall be specified in the notice. If, at any time during the Term thereof, the
Landlord wishes to show the Premises to prospective purchasers who wish to purchase
the Premises and assume the position of Landlord under this Lease, the Tenant will allow
the Landlord to show the Premises to such prospective purchasers upon twenty-four (24)
hours written notice to the Tenant.

21.00           The Tenant covenants and agrees that if he/she is obliged to vacate the
Premises on or before a certain date and the Landlord has sold or has entered into a Lease
with a third party to rent the Premises after such date and the Tenant fails to vacate the
Premises thereby causing the Landlord to be liable thereunder, the Tenant indemnify the
Landlord for all losses suffered by reason of his/her failure to vacate. In addition, Tenant
agrees to cover all the costs of the incoming new tenant that are reasonably related to
Tenant's failure to vacate in a timely manner.

22.00          The Tenant covenants and agrees that no sign, advertisement or notice
shall be inscribed, painted or affixed in any way on any part of the outside of the
Premises whatever. Landlord's failure to enforce this provision in any particular situation
does NOT waive Landlord's right to enforce any subsequent violation.
{Instruction: Some courts may not enforce this provision, in a situation where a tenant
posts a temporary, non-destructive, sign that relates to highly protected speech (e.g.,
upcoming political elections). Landlords are encouraged to use common sense in
deciding when to enforce or not enforce this clause.}

23.00          The Tenant covenants and agrees that all glass, locks and trimmings in or
upon the doors and windows of the Premises shall be kept whole; and whenever any part
thereof shall become lost or broken, the same shall be immediately replaced or repaired
by the Tenant under the direction and to the satisfaction of the Landlord; and the cost of
such replacements and repairs shall be borne by the Tenant, unless such damage is due to
normal wear-and-tear. In these cases, Landlord is responsible for the cost of replacement
or repair.

24.00         The Tenant covenants and agrees that he/she will be responsible for any
damage to the Premises caused by moving furniture in or out of the said Premises.

25.00          The Tenant covenants and agrees that he/she shall keep no animals, birds,
fish or pets of any kind whatsoever in or about the Premises without the prior written
consent of the Landlord, which consent may be arbitrarily withheld.
{Instruction: Many or all states and cities now REQUIRE landlords to allow tenants to
keep certain animals, under the federal Americans with Disabilities Act (or similar
state and local laws). For example, seeing-eye dogs for the blind, guide dogs for the
deaf, etc. In addition, many locations also require a landlord to allow "therapeutic"

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animals, for cases when a tenant has medical/psychological documentation that such
an animal is necessary for Tenant's mental or emotion health. Landlords should
consult with their attorney or local rental boards for guidance when such a request is
made, since the penalties for violation of the ADA or similar laws can be very severe,
and will almost always include an award of attorney fees imposed against a landlord, if
it is determined that the tenant had a right to keep this sort of 'necessary' animal.}

25.01          In the event Landlord gives permission to Tenant to keep an animal or pet,
Tenant agrees to [1] pay for all damages caused by the animal; [2] make all reasonable
efforts to prevent noise and cleanliness-related nuisances and annoyances that could be
caused by this animal; and [3] obtain and pay for "pet insurance" in an amount of at least
___________ ($______) dollars.

26.00           The Landlord shall have the right to make reasonable rules and regulations
as in his judgment may from time-to-time be necessary for the safety, case and
cleanliness of the Premises and for the preservation of good order therein and the same
shall be kept and observed by the Tenant, his family, visitors, guests, servants, and agents
Such rules and regulations adopted by the Landlord from time-to-time are hereby made a
part of this Lease and the Tenant's failure to keep and observe such rules and regulations
shall constitute default under this Lease in such manner as if the same were contained
herein as covenants of the Tenant.

27.00          It is understood and agreed between the Landlord and the Tenant that no
assent or consent to changes in or waiver of any part of this Lease in spirit or letter shall
be deemed or taken as made, unless the same be done in writing and attached to or
endorsed by the Landlord.

28.00          The Landlord covenants with the Tenant that the Landlord will pay all
taxes which during the herein said Term may be charged upon the Premises. This Lease
is made on the understanding that the Tenant is a public school supporter and it is agreed
that if the Tenant should designate that the taxes in respect of the Premises should go to
the support of separate schools, any increase of taxes occasioned thereby shall be borne
by the Tenant and if the Tenant refuses or neglects to pay the amount of such increase to
the Landlord, the Landlord shall have the same remedies to enforce payment of same by
the Tenant as the Landlord has in respect of the rent reserved by this Lease.

29.00         This Lease is subject in all respects to the applicable provisions of the
Landlord and Tenant Act of the applicable jurisdiction, as amended.

30.00          This Lease shall be construed and governed by the laws of the State of
________________ [NAME OF STATE]. Should any provision or provisions of the
Lease and/or its conditions be illegal or not enforceable, the provision or provisions shall
be considered separate and severable from the Lease and its remaining provisions and
conditions shall remain in force and effect, and shall continue to be binding upon the
parties hereto as though the said provision or provisions or conditions had never been

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31.00          Whenever, in this agreement, there is any mention of or reference to the
Landlord or the Tenant, such mention or reference shall be deemed to extend to and
include the heirs, executors, administrators, successors and assigns of the Landlord and to
the Tenant, additional tenants and any sub-tenants of the Tenant, if applicable. If the
Landlord or Tenant shall be a female or male, or if there be more than one Landlord or
Tenant, the pronouns used throughout this agreement shall be taken to be altered

              IN WITNESS WHEREOF the said parties hereto have hereunto set their
hands and seals as of the day and year first written above.

SIGNED, SEALED AND DELIVERED                         )
 in the presence of                                  )

                                                     ) TENANT
                                                     ) LANDLORD


               I hereby acknowledge receiving a duplicate original copy of the herein
Lease this ___ day of _____________, 201____________.


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