Lease Overview
Typically, we offer a 1-year lease that is renewed or extended annually. Short term or month-to-month leases, when available, usually require a monthly rent premium. Often $100 - 200 per month.
Everyone who will be living in the home is required to be named on the application to rent. Anyone who is over the age of 18 is required to fill out their own application and is expected to be on the lease agreement. Dependents 18 or older are an exception to the policy and are not expected to be named on the lease. Please note, that in the event of eviction proceedings the eviction is made effective on all occupants regardless of whether or not they are signers on the lease.
Below is a summary of some of the main provisions found in the lease, some "boiler-plate" provisions have been omitted for the sake of brevity. Approved applicants are give ampule time to review the lease (usually a day or two-- more if needed) before being expected to sign. I will happily answer any questions. You are welcome to seek a third party's opinion; such as an attorney. It does not benefit anyone, least of all me, for you to sign a lease that you don't understand.
Everyone who will be living in the home is required to be named on the application to rent. Anyone who is over the age of 18 is required to fill out their own application and is expected to be on the lease agreement. Dependents 18 or older are an exception to the policy and are not expected to be named on the lease. Please note, that in the event of eviction proceedings the eviction is made effective on all occupants regardless of whether or not they are signers on the lease.
Below is a summary of some of the main provisions found in the lease, some "boiler-plate" provisions have been omitted for the sake of brevity. Approved applicants are give ampule time to review the lease (usually a day or two-- more if needed) before being expected to sign. I will happily answer any questions. You are welcome to seek a third party's opinion; such as an attorney. It does not benefit anyone, least of all me, for you to sign a lease that you don't understand.
Provisions:
RENT: Paid in advance, due on the 1st of each month.
LATE FEES: Rent paid after the 5th day of the month is assessed a late fee of $100.
EVICTION: If rent is not paid by the 15th along with any late and/or bounced check fees. Eviction will be filed.
Also refer to the payment policy web page (click here).
Deposit: A security/cleaning deposit is required. Typically it is $100 to $200 less than the monthly rent. Deposits are refundable after vacancy, minus a small carpet cleaning fee and any deductions for cleaning and damages beyond normal wear and tear.
Termination: You may terminate the agreement before expiration of the original term by:
(a) Giving Management at least one month’s written notice to be effective only on the last day of a given month; plus
(b) Paying all monies due through date of termination; plus
(c) Paying an amount equal to one month’s rent; plus
(d) Returning residence in a clean, ready to rent condition.
(e) Resident must pay for advertising necessary to rent residence.
Note: If you break a lease you must be prepared to pay an extra month's rent. However, if proper advanced notice is given a replacement tenant may
be able to move in soon after you vacate which may reduce or eliminate your obligation for any additional rent. In short; behaving responsibly,
rather than trying to "get over" on the manager often results in more money saved -- for everyone.
Sublet: Subletting is not allowed.
Pets: Pets are not allowed, except by written approval. See pet policy web page (click here).
Reairs: Management will make necessary repairs to the exterior with reasonable promptness after receipt of written notice from Resident. Resident shall
make all necessary repairs to interior and keep premises in a safe, clean, and sanitary condition. Resident shall notify Management of need for
maintenance and shall be responsible for paying the first $25.00 of said maintenance cost. Resident may not remodel or paint or structurally change,
nor remove any fixture therefrom without written permission from Management. (This is verbatim from the lease agreement -- please note that
maintenance is included in your rent, during the past 20+ years I have only twice asked a tenant pay a $25 fee. This provision is in our lease to protect
management from destructive tenants -- at least until we can get rid of them.)
Utilities: You must maintain and pay for your own utilities, unless specified that a particular utility is provided by management.
Rules: (a) Signs: Resident shall not display any signs, exterior lights, or markings. No awnings or other projections shall be attached to the out side of
building.
(b) Locks: Resident is prohibited from adding locks to, changing, or in any way altering locks installed on the doors. All keys must be returned to
Management upon termination of the occupancy.
(c) Entrances, walks, lawns, and driveways shall not be obstructed or used for any purpose other than ingress and egress.
(d) Radio or television aerials (including satellite dishes) shall not be placed or erected on the roof or exterior.
(e) Parking: Non-operative vehicles are not permitted on premises. Any such non-operative vehicle may be removed by Management at the expense of Resident owning same, for storage or for public or private sale, at Management’s option, and Resident owning same shall have no right of recourse against Management therefor.
(f) Storage: No goods or materials of any kind or description which are combustible or would increase fire risk or shall in any way increase the fire
insurance rate with respect to the premises or any law or regulation, may be taken or placed in a storage area of the residence itself. Storage in all
such areas shall be at Resident’s risk and Management shall not be responsible for any loss or damage.
(g) Walls: No nails, screws or adhesive hangers except standard picture hooks, shade brackets, and curtain rods brackets may be placed in walls,
woodwork or any part of residence.
(h) Guest: Resident shall be responsible and liable for the conduct of his guests. Acts of quests in violation of this agreement or Management’s rules
and regulations may be deemed by Management to be a breach by Resident. No quest may stay longer than ten days without permission of
Management; otherwise a $10 per day quest charge will be due Management.
(i) Noise: All radios, television sets, phonographs, etc., must be turned down to a level of sound that does not annoy or interfere with neighbors.
(j) Resident shall maintain his own yard and shrubbery and furnish his own garbage can.
(k) No pools of any kind may be placed on the property.
(l) Outdoor grills must be moved a safe distance from the dwelling and structures to prevent a fire hazard and damage to the property. Hot grills will
melt siding, tenant will be held financially responsible for any damage caused by grills.
(m) Resident’s Guide: Management reserves the right at any time to prescribe such additional rules and make such changes to the rules and
regulations set forth and referred to above, as Management shall, in its judgment, determine to be necessary for the safety, care, and cleanliness of the premises, for the preservation of good order or for the comfort or benefit of Residents generally.
The actual lease is 4 pages in length and is mostly standardized, containing a substantial amount of "boilerplate" language. There are no tricks or "gotcha" type provisions. I hope the above description gives you a basic understanding of your obligations when leasing a home from me. If there is any confusion or uncertainty concerning any aspect of the lease paperwork, please ask questions. Never sign a contract that you have not read or do not understand. Any and all provisions outlined, or summarized, above are subject to change without notice. Lease agreements are constantly being updated to comport with the law and the needs of the parties entering the agreement; such changes may not be reflected in the above description.
LATE FEES: Rent paid after the 5th day of the month is assessed a late fee of $100.
EVICTION: If rent is not paid by the 15th along with any late and/or bounced check fees. Eviction will be filed.
Also refer to the payment policy web page (click here).
Deposit: A security/cleaning deposit is required. Typically it is $100 to $200 less than the monthly rent. Deposits are refundable after vacancy, minus a small carpet cleaning fee and any deductions for cleaning and damages beyond normal wear and tear.
Termination: You may terminate the agreement before expiration of the original term by:
(a) Giving Management at least one month’s written notice to be effective only on the last day of a given month; plus
(b) Paying all monies due through date of termination; plus
(c) Paying an amount equal to one month’s rent; plus
(d) Returning residence in a clean, ready to rent condition.
(e) Resident must pay for advertising necessary to rent residence.
Note: If you break a lease you must be prepared to pay an extra month's rent. However, if proper advanced notice is given a replacement tenant may
be able to move in soon after you vacate which may reduce or eliminate your obligation for any additional rent. In short; behaving responsibly,
rather than trying to "get over" on the manager often results in more money saved -- for everyone.
Sublet: Subletting is not allowed.
Pets: Pets are not allowed, except by written approval. See pet policy web page (click here).
Reairs: Management will make necessary repairs to the exterior with reasonable promptness after receipt of written notice from Resident. Resident shall
make all necessary repairs to interior and keep premises in a safe, clean, and sanitary condition. Resident shall notify Management of need for
maintenance and shall be responsible for paying the first $25.00 of said maintenance cost. Resident may not remodel or paint or structurally change,
nor remove any fixture therefrom without written permission from Management. (This is verbatim from the lease agreement -- please note that
maintenance is included in your rent, during the past 20+ years I have only twice asked a tenant pay a $25 fee. This provision is in our lease to protect
management from destructive tenants -- at least until we can get rid of them.)
Utilities: You must maintain and pay for your own utilities, unless specified that a particular utility is provided by management.
Rules: (a) Signs: Resident shall not display any signs, exterior lights, or markings. No awnings or other projections shall be attached to the out side of
building.
(b) Locks: Resident is prohibited from adding locks to, changing, or in any way altering locks installed on the doors. All keys must be returned to
Management upon termination of the occupancy.
(c) Entrances, walks, lawns, and driveways shall not be obstructed or used for any purpose other than ingress and egress.
(d) Radio or television aerials (including satellite dishes) shall not be placed or erected on the roof or exterior.
(e) Parking: Non-operative vehicles are not permitted on premises. Any such non-operative vehicle may be removed by Management at the expense of Resident owning same, for storage or for public or private sale, at Management’s option, and Resident owning same shall have no right of recourse against Management therefor.
(f) Storage: No goods or materials of any kind or description which are combustible or would increase fire risk or shall in any way increase the fire
insurance rate with respect to the premises or any law or regulation, may be taken or placed in a storage area of the residence itself. Storage in all
such areas shall be at Resident’s risk and Management shall not be responsible for any loss or damage.
(g) Walls: No nails, screws or adhesive hangers except standard picture hooks, shade brackets, and curtain rods brackets may be placed in walls,
woodwork or any part of residence.
(h) Guest: Resident shall be responsible and liable for the conduct of his guests. Acts of quests in violation of this agreement or Management’s rules
and regulations may be deemed by Management to be a breach by Resident. No quest may stay longer than ten days without permission of
Management; otherwise a $10 per day quest charge will be due Management.
(i) Noise: All radios, television sets, phonographs, etc., must be turned down to a level of sound that does not annoy or interfere with neighbors.
(j) Resident shall maintain his own yard and shrubbery and furnish his own garbage can.
(k) No pools of any kind may be placed on the property.
(l) Outdoor grills must be moved a safe distance from the dwelling and structures to prevent a fire hazard and damage to the property. Hot grills will
melt siding, tenant will be held financially responsible for any damage caused by grills.
(m) Resident’s Guide: Management reserves the right at any time to prescribe such additional rules and make such changes to the rules and
regulations set forth and referred to above, as Management shall, in its judgment, determine to be necessary for the safety, care, and cleanliness of the premises, for the preservation of good order or for the comfort or benefit of Residents generally.
The actual lease is 4 pages in length and is mostly standardized, containing a substantial amount of "boilerplate" language. There are no tricks or "gotcha" type provisions. I hope the above description gives you a basic understanding of your obligations when leasing a home from me. If there is any confusion or uncertainty concerning any aspect of the lease paperwork, please ask questions. Never sign a contract that you have not read or do not understand. Any and all provisions outlined, or summarized, above are subject to change without notice. Lease agreements are constantly being updated to comport with the law and the needs of the parties entering the agreement; such changes may not be reflected in the above description.