HOUSING AUTHORITY OF THE CITY OF OAKLAND CALIFORNIA TENANT LEASE by crawfordhanes

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									                   HOUSING AUTHORITY OF THE CITY OF
                         OAKLAND, CALIFORNIA

                                   TENANT LEASE



1.      LEASE SUMMARY:

Name of Tenant                                               Client No.
                       Head of Household

        Tenant
                       Co head or Spouse

Unit No.                                      Number of Bedrooms

Address

Monthly Rent $                                       Effective Date

2.      PARTIES: This Lease is between the Housing Authority of the City of Oakland
("OHA") and the Tenant or Tenants listed in Section 1 ("Tenant"). Each of the Tenants is
individually, jointly and severally responsible for performance of all obligations under this
Lease, including but not limited to payment of Rent. Persons not listed in Section 5 have
no tenancy rights.

3.     DWELLING UNIT: Pursuant to this Lease, OHA is renting to Tenant the Unit
described in Section 1. Except where otherwise indicated, the term "Unit" refers to the
apartment unit and adjacent area assigned for Tenant's exclusive use and to the area(s)
assigned in paragraph 13.J. of this Lease. The Unit is located in a federally funded public
housing development (the "Development") owned by OHA.

4.     LEASE TERM AND RENEWAL: The term of this Lease is one (1) year. The
Lease will be automatically renewed for the same period unless earlier terminated by OHA
or Tenant pursuant to this Lease.

5.     HOUSEHOLD MEMBERS: Only the following persons may live in the Unit
with the named Tenant:

1.      Head of Household:__________________________________________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________


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2.      Co-Head of Household or Spouse:_______________________________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

3.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

4.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

5.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

6.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

7.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

8.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

9.      Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

10.     Name:_____________________________ Relationship:___________________
        Age:________ Sex:_________ Birthdate:_____________________________
        SS#:________________________ CA I.D.#:_____________________________

6.      USE OF UNIT BY MEMBERS OF THE HOUSEHOLD ONLY: No one other
than a Household Member listed in Section 5 may stay in the Unit for more than fourteen
(14) days in any month, or forty-five (45) days in any twelve (12)-month period without
the prior written permission of OHA. Tenant shall notify OHA within one (1) day if any
guest is a parolee or a probationer, a registered sex offender, or has been convicted of the
manufacture or production of methamphetamines. Failure to comply with this provision
shall constitute a material violation of this Lease and grounds for eviction.




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7.      ADDITIONS TO AND DELETIONS FROM THE HOUSEHOLD:

        A.      Any additions to the Household Members listed in this Lease, including
live-in aides and foster children, but excluding natural births, require the advance written
approval of OHA. New Household Members must meet all OHA's applicable eligibility
and screening requirements, including proof of custody, criminal history check if eighteen
(18) or over, guardianship, or adoption for minor children. The household shall not be
entitled to any priority or preference to transfer to a new dwelling unit based on a change
in household size.

       B.       Tenant agrees to wait for OHA approval before allowing additional persons
to move into the Unit. Failure to comply with this provision of the Lease is a serious and
material violation of this Lease and grounds for termination of the Lease and eviction.

         C.     If a Household Member qualifies to have a live-in aide, the aide will have
no tenancy rights. Live-in aide means a person who resides with an elderly, or disabled
Household Member who (i) is determined to be essential to the care and well-being of the
Household Member; (ii) is not obligated to support the Household Member; and (iii) would
not be living in the Unit except to provide the necessary supportive services. The aide may
live in the Unit only so long as the Household Member qualifies for the aide's services and
must vacate immediately upon termination of employment or death of the Tenant.

        D.      Tenant shall notify OHA in writing if any Household Member vacates or no
longer resides in the Unit within ten (10) days of the occurrence. Tenant shall be fully
responsible for the actions of all Household Members until OHA has been notified in
writing of the change and the Household Member has been removed from the Lease. OHA
will not remove a Household Member from the Lease once a Lease violation has occurred,
unless OHA makes a determination as specified in Section 18.D.

8.      RENT AND OTHER PAYMENTS DUE UNDER THE LEASE:

        A.         Rent.

                   1.      The first Rent payment for the period beginning ______________,
                   20__, and ending ______________, 20__, is _______________________
                   Dollars ($______________). This payment is due at the time this Lease is
                   signed.

                   2.       The monthly Rent as set forth in Section 1, is due on or before the
                           st
                   first (1 ) of each month beginning _______________, 200__. The amount
                   of the monthly Rent is subject to change pursuant to the provisions of
                   Section 9 of this Lease.

                   3.     A Ten-Dollar ($10) late charge will be assessed if Rent is not
                   received by the fifth (5th) day of the month. The late charge shall be due
                   and payable fourteen (14) days after OHA gives notice of such charge.
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                   Tenant acknowledges that this provision for payment of a late charge does
                   not establish a grace period and that OHA may serve a notice to pay rent or
                   quit the premises at any time after the payment of Rent is due.

                   4.     Tenant shall pay Rent to OHA by



                   5.     If Tenant pays Rent late more than three (3) times in any twelve
                   (12)-month period, OHA may, in addition to any other remedies under this
                   Lease and at law, require that Tenant participate in a direct payment
                   program.

                   6.      Tenant shall be liable for rent for thirty (30) days after giving
                   written notice of intent to vacate to OHA or until Tenant and all other
                   Household Members have vacated the Unit, or in the absence of written
                   notice, for thirty (30) days after OHA learns that Tenant and all Household
                   Members have vacated the Unit. If the end of this thirty (30)-day period
                   does not coincide with the end of a month, the rent due under this provision
                   shall be prorated at a daily rate.

                   7.     If Tenant is transferring from one OHA dwelling unit to another, all
                   charges due under the previous Lease are due under this Lease.

        B.         Utilities. OHA shall pay the full cost of the following utilities and services:

                   1.     Water, garbage collection, sewer service. The following will be
                   provided or furnished by OHA:

                                                       YES       NO
                           Gas
                           Electricity
                           Heat
                           Gas Stove
                           Electric Stove
                           Refrigerator

                   2.       Tenant is responsible for the provision and payment of the full cost
                   of all utilities used for which Tenant is responsible for paying. Tenant shall
                   maintain the uninterrupted supply of utility services by paying the utility
                   bills promptly to avoid shut-offs. Failure to maintain utility service for any
                   reason is a serious and material violation of this Lease and grounds for
                   termination of the Lease and eviction.

      C.     Maintenance and Repair Charges. Tenant shall pay for the repair of
damages which are beyond normal wear and tear to the Unit, Development buildings,
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facilities or common areas, and for cleaning and extermination made necessary by the
action or neglect of Tenant. Such charges shall be those on OHA's Schedule of Service
and Repairs, which is available at OHA's district and central offices and which may be
changed from time to time by OHA.

        D.         Security Deposit.

                   1.     Amount

                            Tenant shall pay a security deposit equal to the lesser of Two
                   Hundred Fifty Dollars ($250) or the equivalent of two (2) months' rent, plus
                   the utility allowance.

                   2.     Payment Method

                          a.      Payment of the security deposit is due at move-in, unless the
                                  Tenant provides a stove, or in the case of extreme hardship,
                                  as determined by OHA. In which case Tenant shall make an
                                  initial payment of Fifty Dollars ($50) upon move-in, and pay
                                  the balance in ten (10) equal monthly installments (rounded
                                  off to the nearest dollar), with the first installment being due
                                  at the beginning of the second (2nd) month of tenancy.

                          b.      OHA may use the security deposit upon termination of the
                                  Lease for any purpose permitted under California law. OHA
                                  shall, pursuant to California law, return the security deposit
                                  to Tenant, less any deductions permitted by law, after all
                                  Household Members have vacated the Unit.

9.      RENT REDETERMINATION:

        A.     Income-based Rent. If Tenant has elected to pay Rent based on Household
income, then, each year, by the date specified by OHA, Tenant shall provide updated
information regarding Household income, assets, expenses, and Household composition.
OHA shall verify the information supplied by Tenant and use the verified information to
establish the amount of Tenant's Rent for the next year. Tenant may meet with OHA to
discuss any change in Rent resulting from the recertification process. If Tenant does not
agree with the new Rent determination, Tenant may request a hearing in accordance with
OHA's grievance procedure.

       In cases where the Tenant has chosen income-based Rent and annual income
cannot be projected for a twelve (12)-month period, or if the Tenant reports no income,
OHA will schedule special rent reviews every sixty (60) days. Provided, however, Tenant
may request a change to the flat rent option before the date of the review if the Tenant
Household's circumstances have changed, such as increased child care or medical
expenses, such that the flat rent option would be more financially feasible for the Tenant.
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        B.     Flat Rent. Income reviews will be held every three (3) years if Tenant has
elected to pay a flat rent. Tenant will be notified at the appropriate time for this review.
Tenant may elect to change his/her rent choice option at the time of the review
appointment.

       C.      Income and Household Size Information. As requested by OHA, at the
time specified above, Tenant shall provide complete, accurate, written, current, verifiable
information to OHA as to:

                   1.      Household composition, including full names, genders, dates of
                   birth, Social Security numbers and copies of California driver's licenses or
                   California identification cards or other verification of legal identity as
                   provided in OHA's Admissions and Continued Occupancy Policy (the
                   "ACOP") for each person in Tenant's household, plus any additional
                   information required by OHA. The current ACOP is available from OHA,
                   and is incorporated by reference into this Lease.

                   2.      The source and amount of income received by each person in
                   Tenant's household. Current, written verification must be provided within
                   fifteen (15) days of notification to Tenant.

                   3.     Any usual expenses or circumstances which create a financial
                   burden on the Tenant's household.

                   4.      All information must be verified. Tenant shall comply with all
                   reasonable requests for verification by signing releases for third-party
                   sources, presenting documents for review, or providing other suitable forms
                   of verification.

       D.       Failure to provide information. Failure to provide the information required
under this Section 9, or to submit incorrect or fraudulent information, is a serious and
material violation of this Lease and grounds for termination of the Lease and eviction.

        E.         Interim Redeterminations.

                   1.      The Rent determined pursuant to the rent redetermination process
                   shall remain in effect between regular redeterminations unless Tenant's Rent
                   should be changed pursuant to the ACOP.

                   2.      Tenant must report all changes in family and household composition
                   and all increases in earned income that occur between annual re-
                   examinations or annual updates. Tenant may request an interim re-
                   examination if a household has a decrease in income or other change in
                   circumstances.



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                   3.      When Tenant reports a change in household circumstances, such as
                   decreases in income or household size, Tenant's Rent shall be redetermined
                   and adjusted pursuant to the ACOP. Tenant is responsible for providing
                   timely written, verifiable proof of such changes to OHA, and is responsible
                   for paying any increase for the time period that Tenant failed to report an
                   increase in income. Any decrease in Rent will not be effective until the
                   month following Tenant's report of change of circumstances in accordance
                   with this provision.

                   4.     If Tenant has reported zero ($0) household income, OHA will
                   conduct an interim re-examination every three (3) months so long as the
                   Tenant continues to report that the household has no income.

       F.      Change in Rent. If OHA increases the Rent pursuant to a Rent review, the
new monthly Rent shall be effective on the first (1st) day of the second (2nd) month
following completion of the review. If OHA decreases the Rent pursuant to a Rent review,
the new monthly Rent shall be effective on the first (1st) day of the month following
completion of the Review.

10.     UNIT SIZE; TRANSFERS:

        A.    OHA has the right to transfer Tenant and the other Household Members to a
different OHA dwelling unit if OHA determines:

                   1.     The size of the Unit is no longer appropriate for the household size.

                   2.     A transfer is necessary to protect the health or safety of Tenant or
                   another Household Member or another OHA resident.

                   3.     The Unit is needed as a disabled unit and neither Tenant nor any
                   other Household Member is disabled.

                   4.      Tenant or another Household Member needs to live in a unit with
                   special features (e.g., disabled access) and the Unit is not reasonably suited
                   for such use.

                   5.     A transfer is necessary in order for OHA to repair, retrofit, replace
                   or modify the Unit.

                   6.      A court-ordered stipulation is executed or Tenant enters into a
                   written agreement to transfer.

                   7.     Other good cause as defined in the ACOP and in accordance with
                   any priorities established by the ACOP.



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        B.     If there is a transfer to a new dwelling unit, this Lease shall automatically
terminate and a new lease shall be executed for the new unit. Provided, however, by
transferring Tenant to a new unit, OHA does not waive its right to terminate the lease for
the new unit or to evict the household from that unit based upon conduct that occurred
before the transfer.

       C.       If Tenant is required by OHA to move, Tenant must do so within fifteen
(15) days after delivery of a notice to transfer. If Tenant refuses to move, OHA may
terminate this Lease.

11.     GRIEVANCE PROCEDURE:

        A.     If OHA seeks to terminate this Lease or takes some other adverse action
against the Household, Tenant may, in some instances, be entitled to request a grievance
hearing to contest the action. Tenant may also be entitled, in some instances, to a hearing
to resolve other disputes or grievances with OHA.

       B.      OHA's Grievance Procedure sets forth the matters that can be subject of a
grievance haring as well as the process for requesting a hearing and the procedures to be
followed during the hearing. A copy of OHA's current Grievance Procedure, which may
be modified from time to time, is attached as Exhibit A_ and incorporated herein by
reference. OHA's Grievance procedure is also posted in OHA District Offices and on the
OHA website http://www.oakha.org.

12.     OHA'S OBLIGATIONS: OHA is obligated to:

       A.          Maintain the Unit and the Development in decent, safe and sanitary
condition.

       B.      Comply with the requirements of all applicable building and housing codes
materially affecting health and safety and all applicable U.S. Department of Housing and
Urban Development regulations.

        C.         Make necessary repairs to the Unit.

       D.      Keep the development's buildings, facilities and common areas, not
otherwise assigned to Tenant for maintenance and upkeep, in clean and safe condition.

       E.      Maintain in good and safe working order and condition, electrical,
plumbing, sanitary, heating, ventilating and other facilities and appliances, including
elevators, supplied or required to be supplied by OHA.

       F.     Provide and maintain appropriate receptacles and facilities for the deposit of
garbage and other waste removed from the Unit by Tenant.



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       G.      Supply running water and reasonable amounts of hot water and heat, except
where heat or hot water is within Tenant's exclusive control.

       H.     Notify Tenant of the specific grounds for any proposed adverse action by
OHA. The term "proposed adverse action" includes, but is not limited to, a proposed
Lease termination, transfer of the household to another unit or imposition of charges for
maintenance or repair, or for excessive utility consumption.

       I.     Provide, at Tenant's request, reasonable accommodations of a disability of
Tenant or any other Household Member. Accommodations are not reasonable if they
impose undue financial or administrative burdens on OHA.

13.     OBLIGATIONS OF TENANT, HOUSEHOLD MEMBERS, AND GUESTS:
In addition to obligations set forth elsewhere in this Lease, Tenant must comply with, and
must cause all Household Members, guests, and others under Tenant's control to comply
with the following rules. As used in this Lease, "person under Tenant's control" shall mean
a person who enters the Development at the invitation of Tenant or another Household
Member.

       A.      Use of Unit. Not to assign or sublease the unit. Not to provide
accommodations for boarders or lodgers. To use the unit solely as a private dwelling for
Tenant and Household Members, and not for any other purpose, except when Tenant has
received written permission from OHA to conduct a specific lawful business.

     B.      Mail Drop. Not to knowingly permit anyone other than a Household
Member to use the Unit as an address or "mail drop."

        C.     House Rules. To abide by the House Rules, and all other rules established
by OHA for the benefit of the Development, residents and neighbors of the Development.
Such rules, are attached to this Lease as Exhibit B_, which may be modified by OHA from
time to time, will be posted on the Development property or available at OHA offices and
are incorporated by reference into this Lease.

       D.      Health and Safety. To comply with all obligations imposed upon Tenant by
applicable provisions of building and housing codes materially affecting health and safety.
To keep the Unit and other areas assigned to Tenant for exclusive use in a clean and safe
condition. Not to create (by act or omission) or permit to exist, any condition on the
premises which results in risk to personal health or safety of any person or damage to any
property.

       E.     Garbage and Trash Removal. To dispose of all garbage, trash and other
waste from the unit in a sanitary and safe manner. To refrain from littering or leaving trash
around the Unit or the Development.




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        F.      Care in Use of Facilities. To use only in a reasonable and safe manner, all
electrical, plumbing, heating, ventilating, air conditioning, elevators and other facilities in
the unit, the Development, and the common areas.

      G.      Damage to Unit or Development. To refrain from destroying, defacing,
damaging, removing or tampering with any part of the unit or the Development. To
immediately report to OHA any vandalism on the premises, or need for repair to the unit or
common areas.

        H.     Alterations. To make no alterations, additions or repairs of any kind to the
unit without prior written approval of OHA, including but not limited to the following:

                   1.   Dismantling, changing or removing any part of OHA-owned
                        appliances, fixtures or equipment.

                   2.   Painting or installing wallpaper or contact paper.

                   3.   Attaching any shelves, awnings, window security bars, screen doors,
                        or other permanent improvements.

                   4.   Attaching or placing any fixtures, signs (excluding political signs) or
                        fences on the building(s), the common areas, or the Development
                        grounds.

                   5.   Installing or altering carpeting, resurface floors or alter woodwork.

                   6.   Installing washing machines or dryers unless appropriate
                        connections are available in the Unit.

                   7.   Installing any antennas or satellite dishes.

                   8.   Installing additional or different locks or gates on any doors or
                        windows.

       I.    Community Service. To participate in community service in accordance
with the ACOP and federal law.

       J.      Grounds Maintenance. To maintain walkways, stairs, landings, hallways,
grounds, patios and landscaping adjacent to the unit. To notify OHA if Tenant is unable to
maintain the grounds.

       K.       Smoke Detectors, Sprinklers, Safety Devices. To maintain all smoke
detectors in the unit in proper working order, and to immediately report any malfunctions
to OHA. To not damage, remove, tamper with or otherwise interfere with the normal
operation of smoke detectors, sprinklers, or other safety devices within the unit of the
Development. To not remove live batteries and to replace worn out batteries.
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       L.      Fire Safety. To neither store nor keep any ammunition, explosives,
fireworks, flammable or other hazardous materials in or around the unit. To use all
reasonable precautions to avoid causing a fire, including but not limited to refraining from
smoking in bed, failing to control lit materials, or overloading electrical circuits or
extension cords.

        M.      Guests. Not to allow anyone to enter an OHA building or property unless
that person is Tenant's guest and known to Tenant. To require guests to remain in Tenant's
control and not to allow guests to loiter on OHA property.

        N.      Quiet Enjoyment. To act in a manner that will not disturb the rights of
other residents or neighbors of the Development to the peaceful enjoyment of their
accommodations. To refrain from playing musical instruments and electronic devices such
as radios, televisions, CD's, DVD's, record and tape players at an unreasonable volume
anywhere within the Development at any time. To refrain from creating any noise that is
reasonably objectionable to other residents or neighbors of the Development.

        O.         Unsupervised Children. To not leave minor children unsupervised.

       P.       Mold and Mildew. To take positive steps to prevent the growth of mold
and/or mildew, including properly ventilating rooms, cleaning, and promptly reporting
growth of mold and/or mildew to OHA. To fully cooperate with OHA in the abatement of
mold and/or mildew, including moving furniture away from walls, emptying closets,
removing items from cupboards, and other actions necessary to make the affected areas
accessible for abatement. Further information about Tenant's obligations in regard to the
prevention of mold and mildew is contained in Exhibit C_, attached hereto and
incorporated herein by this reference.

14.    CRIMINAL AND DRUG RELATED ACTIVITIES: Tenant agrees that OHA
may terminate this Lease if Tenant, any other Household Member, any guest or other
person under Tenant's control engages in any of the activities listed below. As used
throughout this Lease, "other person under Tenant's control" means a person other than a
guest who enters the Development at the invitation of Tenant, any other Household
Member, or a guest.

        A.      Criminal Activity. Tenant shall not engage in and shall insure that no other
Household Member, guest, or any other person under Tenant's control engages in any
criminal activity on or off OHA owned property, including HOPE VI sites under private
management. Such criminal activity includes, but is not limited to any conduct that
threatens the health, safety or right of peaceful enjoyment of any OHA resident, employee
or member of the public who is at or near OHA property, or that threatens the right of any
OHA resident, guest or neighbor to the peaceful and quiet enjoyment of their residence.
Tenant will be held responsible for any criminal activity of all Household Members,
guests, and any other persons under Tenant's control. OHA may terminate this Lease for
criminal activity regardless of whether there is an arrest or a conviction.


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        B.      Drug-related Criminal Activity. Tenant shall not engage in and shall insure
that no other Household Member, guest, or other person under Tenant's control engages in
drug-related criminal activity on or off OHA property. "Drug-related criminal activity"
means the illegal manufacture, sale, distribution, possession or use of a controlled
substance or drug paraphernalia in violation of state or federal law. OHA may terminate
this Lease for drug-related criminal activity regardless of whether there is an arrest or
conviction.

        C.     Alcohol Abuse. Tenant shall not engage in and shall insure that no other
Household Member, guest, or other person under Tenant's control engages in abuse or a
pattern of abuse of alcohol that affects the health, safety, or right to peaceful enjoyment of
the premises of any OHA resident, guest or neighbor.

         D.     Methamphetamine Conviction. OHA will immediately terminate this Lease
if it determines that Tenant or any other Household Member has ever been convicted of
drug-related criminal activity for the manufacture or production of methamphetamine on
the premises of any federally or publicly assisted housing.

       E.       Registered Sex Offenders. OHA will immediately terminate this Lease if it
determines that Tenant or any Household Member or any unauthorized occupant has ever
been convicted of a sexual criminal offense that is subject to the California Sex Offender
Registration Program, or otherwise subject to a lifetime registration requirement under
another state's sex offender registration program.

        F.       Fraud. OHA will immediately terminate this Lease upon thirty (30) days'
notice if it determines that Tenant or any other Household Member has submitted
fraudulent information or committed fraud or bribery to secure or otherwise remain in the
Unit.

15.     PET POLICY:

        A.      Animals are forbidden in the Unit or on other OHA property without the
prior written approval of OHA, unless allowed by state or federal law or a verified
disability warrants the possession of a service animal or a companion animal.

       B.      If keeping an animal is approved by OHA, Tenant must sign a Pet
Agreement as an addendum to this Lease in accordance with OHA's Pet Policy, which is
available in OHA's district and central offices and incorporated by reference into this
Lease.

        C.      Keeping an animal in violation of the Pet Policy is a serious and material
violation of this Lease and grounds for termination of the Lease and eviction.




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16.     INSPECTION AND ACCESS: OHA may enter the Unit as follows:

        A.      After at least twenty-four (24) hours' written notice stating that purpose for
entry. OHA's entry shall be during normal business hours to perform routine inspections
and/or repairs.

        B.     OHA may enter the Unit at any time without advance notification when
there is reasonable cause to believe an emergency exists.

17.     TERMINATION OF LEASE BY TENANT:

        A.      This Lease may be terminated at any time by Tenant giving thirty (30) days'
written notice to OHA.

         B.    Tenant shall leave the Unit in clean and as good condition as received at the
start of occupancy, reasonable wear and tear excepted. Tenant shall return the keys to
OHA upon moving out.

       C.      If through any cause, a signer of this Lease ceases to reside in the Unit, this
Lease shall terminate. OHA reserves the right to approve or disapprove the execution of a
new lease with any remaining Household Member(s).

18.     TERMINATION BY OHA:

       A.      Any termination of this Lease shall be carried out in accordance with U.S.
Department of Housing and Urban Development regulations, state and local law, and the
terms of this Lease.

        B.      OHA may terminate this Lease for violations of material terms of the Lease,
such as failure to fulfill the obligations set out herein, or for other good cause. Such
serious or repeated violations of terms of the Lease shall include, but not be limited to, the
following:

                   1.    Failure to pay Rent or other charges when due, or habitual late
                   payment of Rent as defined in Section 8.A.5.

                   2.     Failure to pay utility bills for which Tenant is responsible.

                   3.     Failure to comply with the obligations set forth in Section 13.

                   4.    Failure to supply timely and accurate statements of income, assets,
                   expenses and family composition.

                   5.     Failure to attend scheduled rent redetermination interviews or to
                   cooperate in the verification process.


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                   6.     Serious or repeated damage to Unit, nuisance, creation of physical
                   hazards in the Unit, common areas, grounds or parking areas of any OHA
                   Development.

                   7.     Criminal activity or alcohol abuse as provided in Section 14.

                   8.      Failure to perform community service or participate in an economic
                   self-sufficiency program in accordance with the ACOP or federal law.

                   9.     Failure to allow inspection of the Unit.

                   10.     Failure to comply with a court order or written agreement affecting
                   the tenancy.

                   11.    Fraud.

                   12.    Failure to accept OHA's offer of a revised Lease on a form adopted
                   by OHA with written notice of the offer of the revision at least sixty (60)
                   days before the Lease revision is scheduled to take effect, and with the offer
                   specifying a reasonable time limit within that period for acceptance by
                   Tenant.

                   13.     Inability to comply with Lease Terms if Tenant, by reason of
                   physical or mental impairment is no longer able to comply with the material
                   terms of this Lease, and cannot make arrangements for someone to aid
                   her/him in complying with the Lease, and OHA cannot make any
                   reasonable accommodation that would enable Tenant to comply with the
                   Lease, then this Lease will terminate.

       C.       OHA shall give Tenant written notice of termination of the Lease, stating
the ground for the termination and informing Tenant to make such reply as Tenant wishes.
The notice shall also inform Tenant of the right to examine OHA documents directly
relevant to the Lease termination, and the right to request a grievance hearing, if
applicable. The length of the termination notice shall be as follows:

                   1.     Fourteen (14) days in the case of failure to pay Rent.

                   2.       Three (3) days when the health or safety of other residents, OHA
                   employees or contractors, or neighbors in the immediate vicinity of the
                   Development is threatened; or if any Tenant or any other Household
                   Member has committed or permitted a nuisance upon the Development as
                   described in California Code of Civil Procedure Section 1161, subdivision
                   4; or if any Tenant or any other Household Member has a dog or other
                   animal in violation of the Lease; or if a Tenant or any other Household
                   Member has engaged in any criminal or drug-related activity as described in


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                   Section 14; or if Tenant or any other Household Member has been
                   convicted of a felony.

                   3.      Thirty (30) days, or such other period allowed by state or local law,
                   in any other case.

        D.     In deciding to evict for criminal activity, as described in Section 14, OHA
shall have sole discretion to consider all circumstances of the case, including the
seriousness of the offense, the extent of participation by or awareness of Tenant or any
other Household Member, and the effect the eviction would have on Household Members
who did not engage in the prohibited activity. OHA may, in its sole discretion, permit
continued occupancy by non-offending Household Members provided they agree that the
offending Household Member shall not reside at or visit the Unit and shall not be invited
or allowed upon the Development.

       E.      The receipt of money by OHA from the Tenant or any other Household
Member after notice of termination of the Lease shall not affect the notice. By depositing
any such payment, OHA shall not be deemed to have waived its right to terminate this
Lease or to prosecute and maintain an action for eviction.

       F.      Any notice to vacate or quit that is required by state or local law may be
combined with, or run concurrently, with the notice of Lease termination pursuant to this
Section. The notice to vacate must be in writing, and specify that if Tenant fails to vacate
the Unit within the applicable period, appropriate action will be brought against Tenant.

        G.     When OHA is required to offer Tenant the opportunity for a grievance
hearing concerning the Lease termination under OHA's grievance procedure, the tenancy
shall not terminate until the period to request a hearing has expired, or, if a hearing is
requested, the grievance process has been completed.

       H.      When OHA is not required to offer Tenant the opportunity for a hearing
under the grievance procedure, the notice of Lease termination shall:

                   1.     State that Tenant is not entitled to a grievance hearing on the
                   termination.

                   2.      Specify the judicial eviction process to be used by OHA for eviction
                   and state that HUD has determined that this eviction procedure provides the
                   opportunity for a hearing in court that contains the basic elements of due
                   process as defined in HUD regulations.

                   3.     State whether the eviction is for criminal activity as defined in
                   Section 14.




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19.     ABANDONMENT:

        A.      If Tenant is absent from the Unit for fourteen (14) consecutive days without
notifying OHA and Rent is owed, OHA will proceed in accordance with state law to
establish that Tenant had abandoned the Unit and will dispose of Tenant's property
pursuant to state law.

        B.      OHA reserves the right to terminate this Lease in accordance with Section
17 if Tenant is absent from the residence for more than sixty (60) days without providing
advance written notice to OHA. This Lease will not continue if Tenant is absent for more
than six (6) months. Provided, however, OHA, in its sole discretion may waive this
requirement based on Tenant's medical needs if the Rent is paid and the Unit is well kept.

20.     NOTICES:

       A.      Notices to Tenant from OHA shall be in writing and delivered to Tenant or
any other adult Household Member, or sent by properly addressed, prepaid first class mail.

       B.     Notices to OHA from Tenant shall be in writing, delivered to the
responsible OHA District Office or the OHA Main Office.

       C.      The notice of a proposed adverse action shall inform Tenant of the right to
request a grievance hearing. In the case of lease termination, a notice of lease termination
in accordance with Section 18.C. of the Lease shall constitute adequate notice.

21.     PROVISIONS FOR MODIFICATION:

       A.      This Lease, together with all attachments and documents incorporated by
reference, constitutes the entire agreement between the parties.

        B.     Documents incorporated by reference into this Lease may be changed from
time to time by OHA. Such documents include the Schedule of Charges for Services and
Repairs, Schedule of Rents, Utility Allowances, Grievance Procedure, Pet Policy, House
Rules, and ACOP. OHA shall give thirty (30) days' notice prior to the effective date of any
changes, setting forth the proposed changes, and providing residents the opportunity to
make written comments. OHA will consider resident comments before the proposed
changes become effective.

22.     ___________________:


23.     ____________________:




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24.       MISCELLANEOUS PROVISIONS:

          A.       Materiality. Each and every term of this Lease is considered material.

       B.      Severability. If any provision of this Lease is found to be void,
unenforceable or illegal, the remaining provisions shall remain in effect.
       C.      Attorneys' Fees. In any legal action to enforce any provision of this Lease,
each party shall bear its own costs and attorneys' fees.

          D.       Non-Assignable. Tenant may not assign this Lease not transfer it to another
person.

        E.     No Waiver. OHA's failure to insist in any one or more instance upon the
strict observance of any terms of this Lease shall not be considered a waiver by OHA to
enforce the provisions of the Lease.

      F.      Acceptance of Rent after Violation. Acceptance of Rent by OHA with
knowledge of any violations of this Lease shall not operate as a waiver of the violations.

25.    EXHIBITS TO THE LEASE: Tenant certifies that she/he has received a copy of
the Lease and the following listed attachments to the Lease, and understands that these
attachments are part of this Lease as if fully set forth herein.

          A.       Lead-Based Paint Notification and Disclosure




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BY SIGNING THIS LEASE, EACH TENANT CERTIFIES THAT:

       1.     Tenant has read this Lease or had it read or explained, and that Tenant
understands the Lease;

        2.         That all information Tenant has given to OHA is true and correct;

        3.     That Tenant will occupy the Unit as Tenant's sole residence as of the
Effective Date.


TENANT(S) SIGNATURE(S):


                                                                                  (Date)
Print Name:



                                                                                  (Date)
Print Name:



                                                                                  (Date)
Print Name:


HOUSING AUTHORITY OF THE CITY OF OAKLAND


By:
                   Manager                                                         (Date)

Print Name:




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