NewYorkResidentialLeaseAgreement

THISLEASEAGREEMENT(hereinafterreferredtoasthe"Agreement")madeandenteredintothis____________dayof
________________________,20____,byandbetweenMOBARHANANDBURKELLC(hereinafterreferredtoas"Landlord")and
_____________________________________________________________________(hereinafterreferredtoas"Tenant").
WITNESSETH:

WHEREAS,Landlordisthefeeownerofcertainrealpropertybeing,lyingandsituatedin_______________County,
NewYork,suchrealpropertyhavingastreetaddressof______________________________________________________________
(hereinafterreferredtoasthe"Premises").
WHEREAS,LandlordisdesirousofleasingthePremisestoTenantuponthetermsandconditionsascontainedhereinand

WHEREAS,TenantisdesirousofleasingthePremisesfromLandlordonthetermsandconditionsascontainedherein

NOW,THEREFORE,forandinconsiderationofthesumofTENDOLLARS($10.00),thecovenantsandobligations
containedhereinandothergoodandvaluableconsideration,thereceiptandsufficiencyofwhichisherebyacknowledged,theparties
heretoherebyagreeasfollows:
1.

TERM.LandlordleasestoTenantandTenantleasesfromLandlordtheabovedescribedPremisestogether
withanyandallappurtenancesthereto,foratermof__________________[specifynumberofmonthsor
years],suchtermbeginningon__________________,andendingat12o'clockmidnighton
______________________.
2. RENT.Thetotalrentforthetermhereofisthesumof
______________________________________________________________DOLLARS($____________)
payableonthe______dayofeachmonthoftheterm.AllsuchpaymentsshallbemadetoLandlordat
Landlord'saddressassetforthinthepreambletothisAgreementonorbeforetheduedateandwithout
demand.
3. DAMAGEDEPOSIT.UponthedueexecutionofthisAgreement,TenantshalldepositwithLandlordthesumof
______________________________________________________________DOLLARS($________)receipt
ofwhichisherebyacknowledgedbyLandlord,assecurityforanydamagecausedtothePremisesduringthe
termhereof.SuchdepositshallbereturnedtoTenant,withoutinterest,andlessanysetofffordamagestothe
PremisesupontheterminationofthisAgreement.
4. USEOFPREMISES.ThePremisesshallbeusedandoccupiedbyTenantandTenant'simmediatefamily,
consistingof____________________________________________________________,exclusively,asa
privatesinglefamilydwelling,andnopartofthePremisesshallbeusedatanytimeduringthetermofthis
AgreementbyTenantforthepurposeofcarryingonanybusiness,profession,ortradeofanykind,orforany
purposeotherthanasaprivatesinglefamilydwelling.Tenantshallnotallowanyotherperson,otherthan
Tenant'simmediatefamilyortransientrelativesandfriendswhoareguestsofTenant,touseoroccupythe
PremiseswithoutfirstobtainingLandlord'swrittenconsenttosuchuse.Tenantshallcomplywithanyandall
laws,ordinances,rulesandordersofanyandallgovernmentalorquasigovernmentalauthoritiesaffectingthe
cleanliness,use,occupancyandpreservationofthePremises.
5. CONDITIONOFPREMISES.Tenantstipulates,representsandwarrantsthatTenanthasexaminedthe
Premises,andthattheyareatthetimeofthisLeaseingoodorder,repair,andinasafe,cleanandtenantable
condition.
6. ASSIGNMENTANDSUBLETTING.TenantshallnotassignthisAgreement,orsubletorgrantanylicenseto
usethePremisesoranypartthereofwithoutthepriorwrittenconsentofLandlord.AconsentbyLandlordto
onesuchassignment,sublettingorlicenseshallnotbedeemedtobeaconsenttoanysubsequent
assignment,sublettingorlicense.Anassignment,sublettingorlicensewithoutthepriorwrittenconsentof
Landlordoranassignmentorsublettingbyoperationoflawshallbeabsolutelynullandvoidandshall,at
Landlord'soption,terminatethisAgreement.
7. ALTERATIONSANDIMPROVEMENTS.Tenantshallmakenoalterationstothebuildingsorimprovementson
thePremisesorconstructanybuildingormakeanyotherimprovementsonthePremiseswithouttheprior
writtenconsentofLandlord.Anyandallalterations,changes,and/orimprovementsbuilt,constructedorplaced
onthePremisesbyTenantshall,unlessotherwiseprovidedbywrittenagreementbetweenLandlordand
Tenant,beandbecomethepropertyofLandlordandremainonthePremisesattheexpirationorearlier
terminationofthisAgreement.
8. NONDELIVERYOFPOSSESSION.IntheeventLandlordcannotdeliverpossessionofthePremisesto
TenantuponthecommencementoftheLeaseterm,throughnofaultofLandlordoritsagents,thenLandlordor
itsagentsshallhavenoliability,buttherentalhereinprovidedshallabateuntilpossessionisgiven.Landlordor
itsagentsshallhavethirty(30)daysinwhichtogivepossession,andifpossessionistenderedwithinsuchtime,
TenantagreestoacceptthedemisedPremisesandpaytherentalhereinprovidedfromthatdate.Intheevent
possessioncannotbedeliveredwithinsuchtime,throughnofaultofLandlordoritsagents,thenthisAgreement
andallrightshereundershallterminate.
9. HAZARDOUSMATERIALS.TenantshallnotkeeponthePremisesanyitemofadangerous,flammableor
explosivecharacterthatmightunreasonablyincreasethedangeroffireorexplosiononthePremisesorthat
mightbeconsideredhazardousorextrahazardousbyanyresponsibleinsurancecompany.
10. UTILITIES.Tenantshallberesponsibleforarrangingforandpayingforallutilityservicesrequiredonthe
Premiseswiththeexceptionofwater.

11. MAINTENANCEANDREPAIRRULES.Tenantwill,atitssoleexpense,keepandmaintainthePremisesand
appurtenancesingoodandsanitaryconditionandrepairduringthetermofthisAgreementandanyrenewal
thereof.Withoutlimitingthegeneralityoftheforegoing,Tenantshall:
(a)Notobstructthedriveways,sidewalks,courts,entryways,stairsand/orhalls,whichshallbeusedforthe
purposesofingressandegressonly
(b)Keepallwindows,glass,windowcoverings,doors,locksandhardwareingood,cleanorderandrepair
(c)Notobstructorcoverthewindowsordoors
(d)Notleavewindowsordoorsinanopenpositionduringanyinclementweather
(e)Nothanganylaundry,clothing,sheets,etc.fromanywindow,rail,porchorbalconynorairordryanyofsame
withinanyyardareaorspace
(f)Notcauseorpermitanylocksorhookstobeplaceduponanydoororwindowwithoutthepriorwrittenconsent
ofLandlord
(g)Keepallairconditioningfilterscleanandfreefromdirt
(h)Keepalllavatories,sinks,toilets,andallotherwaterandplumbingapparatusingoodorderandrepairandshall
usesameonlyforthepurposesforwhichtheywereconstructed.Tenantshallnotallowanysweepings,
rubbish,sand,rags,ashesorothersubstancestobethrownordepositedtherein.Anydamagetoanysuch
apparatusandthecostofclearingstoppedplumbingresultingfrommisuseshallbebornebyTenant
(i)AndTenant'sfamilyandguestsshallatalltimesmaintainorderinthePremisesandatallplacesonthe
Premises,andshallnotmakeorpermitanyloudorimpropernoises,orotherwisedisturbotherresidents
(j)Keepallradios,televisionsets,stereos,phonographs,etc.,turneddowntoalevelofsoundthatdoesnotannoy
orinterferewithotherresidents
(k)Depositalltrash,garbage,rubbishorrefuseinthelocationsprovidedthereforandshallnotallowanytrash,
garbage,rubbishorrefusetobedepositedorpermittedtostandontheexteriorofanybuildingorwithin
thecommonelements
(l)AbidebyandbeboundbyanyandallrulesandregulationsaffectingthePremisesorthecommonarea
appurtenanttheretowhichmaybeadoptedorpromulgatedbytheCondominiumorHomeowners'
Associationhavingcontroloverthem.
12. DAMAGETOPREMISES.IntheeventthePremisesaredestroyedorrenderedwhollyuntenantablebyfire,
storm,earthquake,orothercasualtynotcausedbythenegligenceofTenant,thisAgreementshallterminate
fromsuchtimeexceptforthepurposeofenforcingrightsthatmayhavethenaccruedhereunder.Therental
providedforhereinshallthenbeaccountedforbyandbetweenLandlordandTenantuptothetimeofsuch
injuryordestructionofthePremises,TenantpayingrentalsuptosuchdateandLandlordrefundingrentals
collectedbeyondsuchdate.ShouldaportionofthePremisestherebyberendereduntenantable,theLandlord
shallhavetheoptionofeitherrepairingsuchinjuredordamagedportionorterminatingthisLease.Intheevent
thatLandlordexercisesitsrighttorepairsuchuntenantableportion,therentalshallabateintheproportionthat
theinjuredpartsbearstothewholePremises,andsuchpartsoinjuredshallberestoredbyLandlordas
speedilyaspracticable,afterwhichthefullrentshallrecommenceandtheAgreementcontinueaccordingtoits
terms.
13. INSPECTIONOFPREMISES.LandlordandLandlord'sagentsshallhavetherightatallreasonabletimes
duringthetermofthisAgreementandanyrenewalthereoftoenterthePremisesforthepurposeofinspecting
thePremisesandallbuildingsandimprovementsthereon.Andforthepurposesofmakinganyrepairs,
additionsoralterationsasmaybedeemedappropriatebyLandlordforthepreservationofthePremisesorthe
building.LandlordanditsagentsshallfurtherhavetherighttoexhibitthePremisesandtodisplaytheusual"for
sale","forrent"or"vacancy"signsonthePremisesatanytimewithinfortyfive(45)daysbeforetheexpiration
ofthisLease.Therightofentryshalllikewiseexistforthepurposeofremovingplacards,signs,fixtures,
alterationsoradditions,butdonotconformtothisAgreementortoanyrestrictions,rulesorregulationsaffecting
thePremises.
14. SUBORDINATIONOFLEASE.ThisAgreementandTenant'sinteresthereunderareandshallbesubordinate,
juniorandinferiortoanyandallmortgages,liensorencumbrancesnoworhereafterplacedonthePremisesby
Landlord,alladvancesmadeunderanysuchmortgages,liensorencumbrances(including,butnotlimitedto,
futureadvances),theinterestpayableonsuchmortgages,liensorencumbrancesandanyandallrenewals,
extensionsormodificationsofsuchmortgages,liensorencumbrances.
15. TENANT'SHOLDOVER.IfTenantremainsinpossessionofthePremiseswiththeconsentofLandlordafter
thenaturalexpirationofthisAgreement,anewtenancyfrommonthtomonthshallbecreatedbetween
LandlordandTenantwhichshallbesubjecttoallofthetermsandconditionsofthislease.Wittennoticemust
begiven60daysinadvancetoterminatetheagreementandmustterminateonthefinaldayofamonth.

16. SURRENDEROFPREMISES.Upontheexpirationofthetermhereof,TenantshallsurrenderthePremisesin
asgoodastateandconditionastheywereatthecommencementofthisAgreement,reasonableuseandwear
andtearthereofanddamagesbytheelementsexcepted.

17. PETS.Petsandanimalsarenotpermittedonpremise.
18. QUIETENJOYMENT.Tenant,uponpaymentofallofthesumsreferredtohereinasbeingpayablebyTenant
andTenant'sperformanceofallTenant'sagreementscontainedhereinandTenant'sobservanceofallrules
andregulations,shallandmaypeacefullyandquietlyhave,holdandenjoysaidPremisesforthetermhereof.
19. INDEMNIFICATION.LandlordshallnotbeliableforanydamageorinjuryofortotheTenant,Tenant'sfamily,
guests,invitees,agentsoremployeesortoanypersonenteringthePremisesorthebuildingofwhichthe
Premisesareapartortogoodsorequipment,orinthestructureorequipmentofthestructureofwhichthe
Premisesareapart,andTenantherebyagreestoindemnify,defendandholdLandlordharmlessfromanyand
allclaimsorassertionsofeverykindandnature.
20. DEFAULT.IfTenantfailstocomplywithanyofthematerialprovisionsofthisAgreement,otherthanthe
covenanttopayrent,orofanypresentrulesandregulationsoranythatmaybehereafterprescribedby
Landlord,ormateriallyfailstocomplywithanydutiesimposedonTenantbystatute,withinseven(7)daysafter
deliveryofwrittennoticebyLandlordspecifyingthenoncomplianceandindicatingtheintentionofLandlordto
terminatetheLeasebyreasonthereof,LandlordmayterminatethisAgreement. IfTenantfailstopayrent
whendueandthedefaultcontinuesforseven(7)daysthereafter,Landlordmay,atLandlord'soption,declare
theentirebalanceofrentpayablehereundertobeimmediatelydueandpayableandmayexerciseanyandall
rightsandremediesavailabletoLandlordatlaworinequityormayimmediatelyterminatethisAgreement.
21. LATECHARGE.IntheeventthatanypaymentrequiredtobepaidbyTenanthereunderisnotmadenythe
firstdayofthemonthTenantshallpaytoLandlord,inadditiontosuchpaymentorotherchargesdue
hereunder,a"latefee"intheamountoftendollarsperdaylateDOLLARS($10perday)
22. ABANDONMENT.IfatanytimeduringthetermofthisAgreementTenantabandonsthePremisesoranypart
thereof,Landlordmay,atLandlord'soption,obtainpossessionofthePremisesinthemannerprovidedbylaw,
andwithoutbecomingliabletoTenantfordamagesorforanypaymentofanykindwhatever.Landlordmay,at
Landlord'sdiscretion,asagentforTenant,reletthePremises,oranypartthereof,forthewholeoranypart
thereof,forthewholeoranypartofthethenunexpiredterm,andmayreceiveandcollectallrentpayableby
virtueofsuchreletting,and,atLandlord'soption,holdTenantliableforanydifferencebetweentherentthat
wouldhavebeenpayableunderthisAgreementduringthebalanceoftheunexpiredterm,ifthisAgreementhad
continuedinforce,andthenetrentforsuchperiodrealizedbyLandlordbymeansofsuchreletting.If
Landlord'srightofreentryisexercisedfollowingabandonmentofthePremisesbyTenant,thenLandlordshall
consideranypersonalpropertybelongingtoTenantandleftonthePremisestoalsohavebeenabandoned,in
whichcaseLandlordmaydisposeofallsuchpersonalpropertyinanymannerLandlordshalldeemproperand
Landlordisherebyrelievedofallliabilityfordoingso.

23. SMOKING.Smokingisnotpermittedindoorsandwillresultinlossoffullamountofsecuritydeposit.
23. ATTORNEYS'FEES.ShoulditbecomenecessaryforLandlordtoemployanattorneytoenforceanyofthe
conditionsorcovenantshereof,includingthecollectionofrentalsorgainingpossessionofthePremises,Tenant
agreestopayallexpensessoincurred,includingareasonableattorneys'fee.
24. RECORDINGOFAGREEMENT.TenantshallnotrecordthisAgreementonthePublicRecordsofanypublic
office.IntheeventthatTenantshallrecordthisAgreement,thisAgreementshall,atLandlord'soption,
terminateimmediatelyandLandlordshallbeentitledtoallrightsandremediesthatithasatlaworinequity.
25. GOVERNINGLAW.ThisAgreementshallbegoverned,construedandinterpretedby,throughandunderthe
LawsoftheStateofNewYork.
26. SEVERABILITY.IfanyprovisionofthisAgreementortheapplicationthereofshall,foranyreasonandtoany
extent,beinvalidorunenforceable,neithertheremainderofthisAgreementnortheapplicationoftheprovision
tootherpersons,entitiesorcircumstancesshallbeaffectedthereby,butinsteadshallbeenforcedtothe
maximumextentpermittedbylaw.
27. BINDINGEFFECT.Thecovenants,obligationsandconditionshereincontainedshallbebindingonandinure
tothebenefitoftheheirs,legalrepresentatives,andassignsofthepartieshereto.
28. DESCRIPTIVEHEADINGS.Thedescriptiveheadingsusedhereinareforconvenienceofreferenceonlyand
theyarenotintendedtohaveanyeffectwhatsoeverindeterminingtherightsorobligationsoftheLandlordor
Tenant.
29. CONSTRUCTION.Thepronounsusedhereinshallinclude,whereappropriate,eithergenderorboth,singular
andplural.
30. NONWAIVER.Noindulgence,waiver,electionornonelectionbyLandlordunderthisAgreementshallaffect
Tenant'sdutiesandliabilitieshereunder.

31. MODIFICATION.Thepartiesherebyagreethatthisdocumentcontainstheentireagreementbetweenthe
partiesandthisAgreementshallnotbemodified,changed,alteredoramendedinanywayexceptthrougha
writtenamendmentsignedbyallofthepartieshereto.

32. NOTICE.AnynoticerequiredorpermittedunderthisLeaseorunderstatelawshallbedeemedsufficiently
givenorservedifsentbyUnitedStatescertifiedmail,returnreceiptrequested,addressedasfollows:
IftoLandlordto:

MobarhanandBurkeLLC
1367EggertRd
AmherstNY14226
IftoTenantto:
______________________________________________
[Tenant'sName]

______________________________________________

______________________________________________
[Tenant'sAddress]
Landlord andTenant shall each have therightfromtime totime tochangetheplacenoticeistobe givenunder
thisparagraphbywrittennoticethereoftotheotherparty.
33. ADDITIONALPROVISIONSDISCLOSURES.
____________________________________________________________
____________________________________________________________
____________________________________________________________
____________________________________________________________
____________________________________________________________
____________________________________________________________
[LandlordshouldnoteaboveanydisclosuresaboutthepremisesthatmayberequiredunderFederalorNew
Yorklaw,suchasknownleadbasedpainthazardsinthePremises.TheLandlordshouldalsodiscloseany
floodhazards.]

AstoLandlordthis______dayof________________________,20_____.
LANDLORD:AndrewC.Burke(MemberofMobarhanandBurkeLLC)

Sign:___________________________________Print:_________________________________Date:______________

AstoTenant,this______dayof________________________,20_____.
TENANT("Tenant"):

Sign:___________________________________Print:__________________________________Date:______________