Pa. Month to Month Rental Agreement

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Pa. Month to Month Rental Agreement Powered By Docstoc
					                          RENTAL AGREEMENT

THIS AGREEMENT, is made effective as of the ________ day of _______________, 20_____,
by and between the Emil W. Sennholz Trust (Lyn M. Sennholz, trustee), hereinafter called "Owner,"
and ______________________________________________, hereinafter called "Tenant." The
parties agree as follows:

1. PREMISES: Owner hereby agrees to rent to the Tenant the real property located at 512 S.
Center St., 2nd floor, Grove City, PA. Owner also hereby agrees to rent to the Tenant the
common areas, including the basement, stairwells, and grounds, subject to the right of the first
floor tenant and landlord to use these common areas as well.

2. TERM: The rental of said premises shall commence on _________________, 20_____, and
monthly thereafter. The first day of the rental month is the ____________ of each month. Tenant's
occupancy of the premises is conditioned on the following:

3. POSSESSION: Tenant shall be entitled to possession on the first day of the term of this Rental
Agreement and shall yield possession to Owners on the last day of the term of the Rental Agreement,
unless otherwise agreed by both parties in writing. Tenant shall notify Owners of any extended absence
from the premises and failure to do so will be considered abandonment of the premises and default

4. HOLDOVER: If tenant maintains possession of the premises for any period of time after the
termination of the Rental Agreement, tenant shall pay to Owner the rent for the entire month under the
terms and conditions of the RENT section below. Such holdover shall constitute a month to month
extension of this Rental Agreement at the option of the Owner.

5. RENT: Tenant agrees to pay owner as base rent the sum of $525.00 per month, due and payable
monthly in advance on the second day of each rental month during the term of this agreement without prior
demand by Owner. Rent must be received before 2:00 pm. If the rent has not been received by 9:00 am on
the third day of the rental month, then a notice to quit will be issued. For discount information, see
Paragraph 7.

6. PAYMENT OF RENT: The initial payment of rent and security deposit under the terms of this Rental
Agreement must be made in cash or with a money order. Thereafter, monthly rent payments may be made
by check until the first is dishonored and returned unpaid. Time is of the essence and no excuses will be
accepted. Rent shall be made payable to Owner and delivered to Citizens Bank, Grove City and deposited to the
account of the Emil W. Sennholz Trust (Account #610023-607-2). Any rents lost in the mail will be treated as if
unpaid until deposited into the correct bank account.

7. DISCOUNT PROGRAM: As an incentive for tenant to pay rent ahead of time or on the first day of the
rental month by 2:00 p.m., and for being responsible for all minor maintenance and repairs (up to $50 in any
one month), a discount in the amount of $50 may be deducted from the above rental sum each month
if the rent is paid by 2:00 p.m. on the first day of the rental month or before. The discount will be
automatically forfeited if the tenant fails to perform as stated above. Tenant acknowledges that with regard to
repairs, Owner has, in effect, a $50 deductible by reason hereof.

8. APPLIANCES: The premises are rented without appliances. The above rental payment specifically excludes
all appliances of any kind. Such appliances as are in the property are there solely at the convenience of the
Owner, who assumes no responsibility for their operation. Owner agrees to remove appliances, on the
premises at the request of tenant. Any appliances or other furnishings in or on the premises must be returned
to Owner at the termination of this Agreement in as good a condition as at the beginning of the Agreement,
except for such deterioration as might result from normal usage of the property.

9. RENTAL COLLECTION CHARGE: Tenant hereby acknowledges that late payment of rent will cause
Owner to incur costs not contemplated by this Rental Agreement, the exact amount of which is unknown at
this time. In the event rent is not received prior to 2:00 pm on the second day of each rental month, regardless
of cause, including dishonored checks, tenant further agrees to pay a late fee to the Owner of Five ($5.00)
Dollars per day.

10. BAD CHECK SERVICING CHARGE: In the event tenant's check is dishonored and returned
unpaid for any reason to Owner, Tenant agrees to pay as additional rental charge the amount of twenty five
($25) dollars per check.

11. USE: The tenant agrees to use the premises only as a residence for the following people:

Tenant agrees to pay the fee of Fifty ($50.00) Dollars per month for each additional person or pet who shall
occupy the premises in any capacity. If tenant fails to inform Owner that additional persons or pets have lived in
the premises, the Fifty ($50.00) dollar per person/pet charge shall be assessed retroactively to the date
commencing this Rental Agreement. Tenant shall permit no unlawful activity on the premises, nor shall tenant
allow any hazardous or noxious substance on the premises, nor any activity that would increase the risk of fire,
explosion or other casualty. Tenant shall refrain from making loud noises between the hours of 11:00 p.m. and
8:00 a.m.

12. PETS. There shall be no pets on the rental premises except as may be agreed by owner in writing. In the
event pets are permitted in the rental premises by landlord, tenant agrees to be fully responsible for any damages
to the premises that may result from maintenance of the pet. Tenant agrees to pay for pest infestation services, if
necessary, upon termination of this lease, and the charges for the same shall be deducted from the tenant's
security deposit. If Owner determines that tenant's pet is a nuisance, then Owner may revoke consent to allow
the pet and tenant must remove the pet from the owner's property forthwith. Failure to comply with this
provision will constitute default.

13. NONASSIGNMENT OF RENTAL AGREEMENT. Tenant agrees not to assign or sublet any
portion of the premises, nor to allow any person to live thereon except as set forth above.

14. LEGAL OBLIGATIONS--PENNSYLVANIA STATUTES: Tenant hereby acknowledges that he
has a legal obligation to pay rent on time each and every month regardless of any other debts or
responsibilities tenant may have. Tenant is responsible for any back rent that s/he may owe. Tenant
acknowledges that s/he must comply with all terms and conditions of this rental agreement or will be
deemed in default, and will work a forfeiture of this rental agreement, which will entitle owner to repossess
the premises (68 Pa.CSA s. 250.501). Defaulting on this rental agreement may result in a judgment being
filed against the tenant and a lien filed against the tenant's current and future assets and or earnings. (68
Pa.CSA s. 250.301-313). Tenant acknowledges the following additional responsibilities imposed on tenants
under Pennsylvania law:
                     SECTION 250.503-A. Tenant's Duties
  The tenant shall comply with all obligations imposed upon tenants by applicable provisions of all municipal,
  county and Commonwealth codes, regulations, ordinances, and statutes, and in particular shall:
    (1) Not permit any person on the premises with his permission to willfully or wantonly destroy, deface,
         damage, impair, or remove any part of the structure or dwelling unit, or the facilities, equipment, or
         appurtenances thereto or used in common, nor himself do any such thing.
    (2) Not permit any person on the premises with his permission to willfully or wantonly disturb the peaceful
         enjoyment of the premises by other tenants and neighbors.

15. LEAD PAINT DISCLOSURE: Because this apartment that you are about to rent was erected prior
to 1978, we are required to inform you that such property may present exposure to lead from lead-based
paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children
may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient,
behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant
women. Owners are unaware of any lead-based paint having been used in this house. Tenant has 10 days
from the signing of this rental agreement to conduct a risk assessment or inspection for the presence of
lead-based paint and/or lead-based paint hazards. If tenant does conduct a risk assessment or inspection,
tenant agrees not to move in to the premises prior to receiving the results of the assessment/inspection. If
tenant does not conduct the risk assessment or inspection within 10 days, tenant is deemed to have waived
his/her right to such inspection and assumes the risk of damage resulting from living in potentially
hazardous premises. In the event lead-based paint and/or lead-based paint hazards are found on the
premises, tenant may elect either a.) to assume the risk of living in the presence of lead and hold Owner
harmless in the event damages are incurred as a result of living in the premises, or b.) to terminate the lease
immediately and vacate the premises (if tenant has already moved in). In this event, the first month’s rent
and security deposit received by the Owner shall be immediately refunded. Furthermore, tenant agrees to
hold Owner harmless for any and all damages resulting from having lived in the premises and or from the
delay/inconvenience associated with finding new living quarters.

16. SECURITY DEPOSIT: Tenant hereby agrees to pay a security deposit equal to the first
month's rent prior to any discount. The security deposit shall be held in trust by the Owners and
shall be applied to any damages or other liabilities hereunder, if any. Upon termination of this
rental agreement, Owner shall furnish tenant an itemized list of damages, if any, and shall refund
the appropriate amount to tenant within thirty (30) days of tenant vacating the premises. Any return of
security deposit due shall be refunded to the Tenant first listed below. Tenant is responsible for dividing the
security deposit up and distributing it to co-tenants as their interests may appear. Tenant agrees that no
interest shall be paid on the amount held as security deposit. Owner's responsibility ends upon tendering
the balance of the security deposit, if any, to tenant. In the event that one of the co-tenants moves out and
the other(s) remain, the entire security deposit shall remain in the landlord’s possession until the last co-
tenant/tenant vacates the premises.
A SECURITY DEPOSIT OF $ 525.00 WAS RECEIVED ON ___________________, 20_____.
17. CLEANING FEE: Tenant hereby agrees to accept the premises in its present state of cleanliness
and to return the property in the same condition or pay a $100 cleaning fee if the Owner needs to
have the premises professionally cleaned.

18. MONTH TO MONTH TENANCY: This Agreement creates a month-to-month tenancy and not a
lease or other long-term agreement. After one month rental payment has been received, either party may
terminate this lease upon giving the other party written notice forty-five (45) days or more prior to the end of
any monthly period. {Example: If tenant intends to leave on May 31, the latest he/she can notify Owner is
April 16, assuming tenant’s lease began on the first day of any month}. However, all parties agree that
termination of this rental agreement without said prior notice before the stated commencement date above
will constitute breach of the tenancy and all Security Deposits shall be forfeited in favor of the Owner as
full liquidated damages at Owner's option following termination without notice.

19. TENANT COOPERATION: Tenant agrees to cooperate with Owner or his agent in showing
property to prospective tenants, prior to termination of occupancy.

20. REMOVAL OF PROPERTY: Tenant shall not remove nor allow anyone to remove any property in
the premises belonging to Owner without Owner's express written consent.

21. PROPERTY INSURANCE: Owner and tenant shall be responsible for maintaining appropriate insurance
for their respective interests in the premises and the property located on the premises, each at their own expense.
Owner does not and can not carry casualty insurance on tenant's personal property. Tenant is encouraged to
purchase liability insurance along with renter's casualty insurance. Tenant agrees to hold owner harmless for
damage or loss occurring to tenant’s property. Tenant stores/maintains his/her personal property in common
areas at his/her own risk.

22. DESTRUCTION OR CONDEMNATION OF PREMISES: If the premises are partially destroyed in
a manner that prevents the conducting of tenant's use of the premises in a normal manner, and if the damage is
reasonably repairable within sixty (60) days after the occurrence of the destruction, and if the cost of repair is
less than $2000, Owner shall repair the premises and rental payments shall abate during the period of the repair.
However, if the damage is not repairable within sixty (60) days, or if the cost of repair is $2000 or more, or if
Owner is prevented from repairing the damage by forces beyond owner's control, or if the property is
condemned, this Rental Agreement shall terminate upon twenty (20) days written notice of such event or
condition by either party.

23. HABITABILITY: Tenant acknowledges that the premises are rented in “as is” condition. Tenant has
inspected the premises, acknowledges that they are in a reasonable and respectable condition of habitability for
their intended use, and that the agreed rental payments are fair and reasonable. If the condition changes so that,
in tenant's opinion, the habitability and rental value of the premises are adversely affected, tenant shall
promptly provide written notice to Owner.

24. MAINTENANCE RESPONSIBILITIES OF TENANTS: Tenant acknowledges that the premises are
to be kept in clean and sanitary condition. Tenants agree not to permit any deterioration or destruction to occur
to Owner's property. Tenant is responsible for the following maintenance pursuant to the Discount Program
outlined in Section 7:
   a. inside walls, woodwork, floors, fixtures, appliances on premises, windows, screens, doors, general
plumbing, heating, electrical and mechanical systems—including any repairs or purchases costing $50 or less
per month regarding the above;
   b. lawn care (mowing and raking), parking lot, sidewalk, driveways or alleyways giving access to the
property. This includes snow or ice removal, as well as leaf and rubbish removal.

25. MAINTENANCE RESPONSIBILITIES OF OWNER: Owner is responsible for the following
regarding the premises:
    a. the roof, outside walls, and other structural parts of the building;
    b. repairs to the plumbing, heating, electrical system approved in advance and requiring expenditure
of more than $50, unless such repairs are caused by the misuse, negligence, or intentional acts of the

26. UTILITIES: Tenant is responsible for payment of the following utilities: water, sewage, garbage removal,
electric, gas. Tenant is responsible for any other utilities or charges in connection with the premises. Tenant
acknowledges that the rental payments are based upon his/her payment for the said utilities. If said utilities
are not paid for by tenant, tenant acknowledges that the Borough of Grove City and or the gas company
may be forced to terminate the utilities service. Furthermore, in the event that the Borough of Grove City
should collect tenant’s utilities from owner, such sums of money shall be added to the tenant’s financial
obligations under this Rental Agreement, and shall be deemed additional rent. Tenant shall be in default of
this Agreement if tenant becomes delinquent in paying his/her utilities bills.

27. VEHICLE POLICY: Tenant agrees not to park or store any mobile home, camper, trailer, or any
recreational vehicle on the premises. Tenant shall park his vehicle(s) on the paved or gravel areas of the
premises and shall not block access to the parking areas for other tenants. Junk cars, cars on blocks,
non-functional vehicles, or unlicensed vehicles are not permitted on the property. Removal will be at the
expense of the Tenant. Tenants agree that any vehicle parked on ungraveled areas may be towed and stored at
tenant's expense.

28. ROOF AND TERMITE ALERT: Tenant agrees to notify Owner immediately if roof leaks, water
spots appear on ceiling, or at the first sign of termite activity.

29. NONLIABILITY FOR TENANT REPAIRS: Tenants agree that any repair work on the premises will
be handled by competent repair persons unless tenant is qualified and capable of performing the repairs
himself. Tenant is responsible for any injury he may suffer doing any repair work. Tenant agrees to arrange for
professional help if unable to perform repairs himself. Owner is not liable for any injuries or damages on
account of repair work done by or secured by the tenant. If repair work will exceed $50 in any one month,
Owner must be notified (#24).

30. OWNER ACCESS: Tenant is entitled to exclusive possession of the rented premises so long as tenant is in
compliance with all terms and conditions of this rental agreement; however, tenant hereby consents that Owner
and his agents shall have access to the premises to make inspections, repairs, to provide necessary services, to
show the unit to prospective buyers or their agents, mortgagees, prospective renters. Owner shall give tenant
reasonable notice of his intent to enter premises for the above-stated reasons. As provided under Pennsylvania
law, Owner may enter the premises without tenant's knowledge only if there is an emergency situation. Owner
is permitted in the common areas to do maintenance of any nature at any time without notice to tenants.
31. NONWAIVER OF REMEDIES: All rights and remedies of Owner hereunder are cumulative. Any
exercise of any rights by Owner or any failure to exercise any rights hereunder shall not act as a waiver of
those rights nor any other rights hereunder. No statement made by Owner or his agent with regard to rental
amounts, repairs, improvements or any other matters shall be binding on the Owner unless said statement is
put in writing and made a part hereof.

32. VALIDITY OF RENTAL AGREEMENT PROVISIONS: Owner represents that all of the provisions
of this Rental Agreement are, at the present time and to the best of his knowledge and belief, valid and legal
provisions. Any provision set forth in this Rental Agreement which is now or in the future contrary to the
laws of the Commonwealth of Pennsylvania shall be treated by the parties as void; however, all other
provisions of the Rental Agreement shall remain in full force and effect.

33. ATTORNEY’S FEES AND COSTS: If Owner shall enforce the provisions of this agreement in any
court against the tenant, owner shall be entitled as part of any court judgment to be reimbursed for all costs
and expenses of enforcement including reasonable attorney’s fees.

34. BINDING EFFECT: Tenant hereby acknowledges that he or she has the legal right and authority to
sign any necessary documents in connection herewith for any and all other residents, and commits them to
abide by this contract. Adult tenants are fully responsible for any child who was a minor at the time this
rental agreement was signed. The parties acknowledge that in this agreement the singular number where
used will include the plural, the masculine gender will include the feminine, and the term tenant will include
resident and co-tenant.

35. JOINT AND SEVERAL LIABILITY: Tenant acknowledges that each resident who is a party to
this agreement is jointly and severally liable for performance hereunder. Tenant and any and all co-tenants
acknowledge that should any resident tenant vacate the premises, the remaining resident(s) are still
responsible for the full amount of the rent as well as all other obligations hereunder, and that said liability
shall continue to be joint and several.

36. FULL DISCLOSURE: The tenants signing this Rental Agreement hereby state that all questions
about this Rental Agreement have been answered, that they fully understand all the provisions of the
agreement to the best of their ability, and that they understand the obligations and responsibilities of each
party. They further state that they agree to fulfill their obligations in every respect or suffer the full legal and
financial consequences of their actions or derelictions. Signature by the Tenant on this Rental Agreement is
acknowledgement that he/she has received a signed copy of the agreement.

37. GOVERNING LAW: This Rental Agreement shall be construed in accordance with the laws of
the Commonwealth of Pennsylvania.

38. ENTIRE AGREEMENT-AMENDMENT: This Rental Agreement contains the entire
agreement of the parties and there are no other promises or conditions in any other agreement, whether
oral or in writing, that are binding on the parties except that which is written herein. This agreement
may be modified or amended in writing, but must be signed by the party obligated under the
39. NOTICE: Notices required under this Rental Agreement shall not be deemed valid unless given or
served in writing and forwarded by mail, postage prepaid, addressed as follows:

        Lyn M. Sennholz, Trustee
        Emil W. Sennholz Trust
        P.O. Box 309
        Grove City, PA 16127

Such address may be changed from time to time by providing notice as set forth above.

40. DEFAULT: Tenant shall be in default of this Agreement if Tenant fails to fulfill any obligation, condition
or covenant set forth hereunder. Subject to any governing provisions of law to the contrary, if Tenant fails to
cure any financial obligation within five (5) days or fails to cure any other obligation breached within fifteen (15)
days after notice of default is provided by Owner, Owner may take possession of his property without further
notice, and without prejudicing Owner's right to recover monetary damages.
        In the alternative, Owner may elect to cure the Tenant's default and the cost of such action shall be added
to Tenant's financial obligations under this Rental Agreement. All sums of money or charges required to be paid
by Tenant hereunder shall be deemed additional rent, whether or not such sums or charges are designated as
"additional rent."
        Tenant expressly acknowledges and agrees that if unpaid, said additional rent and other financial
obligations will be deducted from the Tenant's Security deposit.

IN WITNESS whereof, and intending to be legally bound hereby, the parties have hereunto set their hands
and seals the day and year above first written:

OWNER: _______________________________________________

TENANT: ______________________________________________

CO-TENANTS: ___________________________________________

Tenant Mailing Address:           _______________________________


Telephone Number:                 _______________________________

E-mail Address:                   _______________________________

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