RESIDENTIAL LEASE LANDLORD-FRIENDLY

THIS RESIDENTIAL LEASE (Lease) is made this ___ day of ________________, 20__, by and
between _______________________ (Landlord) and _____________________________ (Tenant).

The parties agree as follows:

1. REAL PROPERTY. Landlord agrees to lease and Tenant agrees to rent that certain real
property located at _______________________________, Apt. No _____________, located in the
Town of ________________, in the State of _____________________________ (Real Property).
2. TERM. This Lease covers a period of _____ months, beginning on ______________, ___,
20__ and ending at noon (12:00pm) on _______________, ____, 20__(Term), subject to any
renewals.
3. RENEWAL TERM. This Lease shall automatically renew for a period of one year at the
option of the Tenant, pursuant to the execution of a Renewal Agreement by Tenant on or
before thirty (30) days prior to the expiration of the term of this Lease or any extension
thereof. In the event that Tenant has not executed a Renewal Agreement at the
expiration of the Term or any extension thereof, Tenant becomes a holdover tenant under
the covenants of this lease and a month-to-month term.
4. SUBLETTING & ASSIGNMENT. Tenant shall not sublet the entire Real Property or any
portion thereof or assign this Lease, without first obtaining written consent from
Landlord.
5. MONTHLY PAYMENT. On the first (1st) of each month, Tenant shall pay to Landlord
$_________ (Rent). Payments shall be made to Landlord at the following address:
Attn:
_____________________________________
_____________________________________
_____________________, _____ _________
Unless otherwise notified in writing, the Rent shall increase annually by ten percent
(10%), beginning the month following the initial term and adjusting annually thereafter.
6. ADDITIONAL RENT & RETURNED CHECKS. In the event that any payment by Tenant
is returned by the bank unpaid, Tenant will pay Landlord fifty dollars ($50) as additional
rent. Any returned payment must be redeemed in the form of cashiers check, certified
bank check or money order. In the event that more than one payment by Tenant is
returned by the bank, Tenant agrees to pay all future payments in the form of cashiers
check, certified bank check or money order. In the event that Landlord and/or its agents
must collect payment of Rent at the Real Property, Tenant agrees to pay a thirty-dollar
($30) collection fee per occurrence as additional rent for the additional service.
7. DEPOSIT. Tenant hereby pays to Landlord or Landlords agent a security deposit in the
amount of $_____________(Deposit), to guaranty Tenants faithful performance of the
conditions of this Lease. Upon Tenants faithful performance of the terms of this Lease,
Landlord will refund the amount of the Deposit, less costs, to Tenant within thirty (30)
days of the last of the following conditions being met:
a. the Term of the Lease has expired or Lease has been terminated by mutual
agreement of both parties;
b. all payments due under the Lease have been paid;
c. Tenant has put the Real Property in to a clean, broom-swept condition, with
all personal property not belonging to Landlord removed by Tenant at
Tenants expense;
d. Tenant has given Landlord sixty (60) days notice of his intent to vacate;
e. Tenant has returned all keys to Landlord;
f. Tenant has given Landlord his forwarding address and phone number; and
g. Tenant has paid all bills and utilities relating to his tenancy under this
Lease.
Costs to be subtracted from the Deposit shall include the following with respect to the
Real Property: cost of repairing damage, other than normal wear and tear; cost of
 cleaning; cost of enforcing any of the Landlords rights and/or Tenants responsibilities
under this Lease.
8. REAL PROPERTY MANAGER. The person or entity responsible for managing this Real
Property is:
Attn:
_____________________________________
_____________________________________
_____________________, _____ _________
Business Phone: ______________________
Emergency Phone: ____________________
9. OCCUPANTS & GUESTS. In addition to Tenant, the following persons occupy the Real
Property:
__________________________________________________________________________________________
and ________ minor children. No other persons may occupy the dwelling without
Landlords prior written consent. Tenant may entertain guests for a period of no longer
than fourteen (14) days every six months without Landlords prior written consent, or
whatever other period applicable law allows. Tenant agrees to pay for all repairs of all
damage created by Tenant and/or its guests or occupants. In the event that any guest
stays for more than fourteen (14) days, consecutive or non-consecutive, Tenant shall pay
to Landlord an additional rent in the amount of $100 per guest.
10. POSSESSION. Landlord will endeavor to deliver possession at the beginning of the
Term. Should Landlord be unable to do so, Landlord shall not be held liable for the
suffering of any damages by Tenant. Upon the failure of the delivery of possession at the
beginning of the Term, rent shall be abated in the amount of 1/30 th of the monthly Rent
per day possession is delayed and Tenant shall begin payment of Rent upon possession.
11. UTILITIES. Tenant shall pay for all electricity, has, fuel and other services or utilities
used on the property, except for the following, which Landlord shall pay:
__________________________________________________________________________________________
_____________________________________________________________________________________.
12. APPLIANCES. All appliances included at the Real Property are provided as a
convenience to Tenant and not as an obligation on the part of Landlord. Landlord
assumes no responsibility for their continued operation, and no part of the Rent is
attributable to the appliances. Any appliance at the Real Property shall be maintained by
Tenant and, upon Tenants vacating the Real Property, shall be returned to Landlord in
the same condition as of the signing of this Lease.
13. PETS. No pets are allowed at the Real Property, unless Tenant has obtained the prior
written consent of Landlord and paid to Landlord a pet deposit in the amount of
$___________.
___ Acknowledgement of pet deposit received at signing of lease. Tenant, in
consideration for the Landlord allowing Tenants pet ____________ named
________________ at the Real Property, has paid to Landlord a pet deposit in the
amount of $_________, returnable to Tenant only upon satisfactory completion of the
terms of this Lease.
14. VEHICLES. Tenant shall park no more than _____ vehicles at the Real Property, shall
park only in their assigned spaces, and shall keep the grounds free of all oil drippings.
Tenant shall not park boats, recreational vehicles or utility trailers at the Real Property,
without first obtaining the written consent of Landlord.
15. INSURANCE. Tenant shall maintain insurance to cover the damage or theft of its
personal property, including fire insurance, and shall name Landlord as an additional
insured. Landlord shall maintain, at Landlords expense, hazard and fire insurance on the
Real Property, but not on Tenants personal property.
16. INDEMNIFICATION. Landlord shall not be liable for any damage or injury to Tenant
and/or its guests, occupants, assigns and invitees, unless such damage is the proximate
result of the negligence or unlawful act of Landlord. Tenant agrees to hold Landlord
harmless for any claims for damages, except for injury or damages for which Landlord is
 legally held responsible. Landlord agrees to hold Tenant harmless for any damages
caused by acts of nature.
17. ALTERATIONS, IMPROVEMENTS AND DECORATIONS. Tenant agrees not to alter or
decorate the Real Property or any common areas without first obtaining the written
permission of Landlord, including painting, wallpapering or holiday decorations. Any
alterations or decorations become property of Landlord upon Tenants vacating the Real
Property.
18. REPAIRS. Tenant agrees to notify Landlord in writing of any defect in the Real Property
that is a concern for the life, health or safety of its occupants, within seventy-two (72)
hours of Tenants becoming aware of such a problem. Examples of such defects include,
but are not limited to, a crack in the foundation, a tilting porch, a crack in the plaster or
stucco, moisture in the ceiling, buckling sheetrock or siding, a leaky roof, a spongy floor,
a leaky water heater or termite activity. Should there be a delay of more than seventy-
two (72) hours in making the repairs, Landlord agrees to keep Tenants informed as to the
progress of the work.
19. ACCESS. Landlord and its agents may enter the Real Property for the purpose of repairs,
inspections, maintenance or the showing of the Real Property to prospective tenants or
purchasers, upon twenty-four hours advance notice by Landlord. In the event of an
emergency, Landlord will not be required to provide advance notice.
20. TRASH. Tenant agrees to dispose of its household trash by placing it into a receptacle
for periodic collection. Tenant further agrees to dispose of its extraordinary household or
non-household trash, such as Christmas trees, furniture and broken appliances, at its
own expense and efforts. Tenant agrees that the presence of extraordinary trash on the
Real Property for a period of seven (7) days or longer will constitute a breach by Tenant
of this Lease.
21. LIMITATIONS ON TENANTS USE. Tenant agrees to the following limitations on its use
of the Real Property:
a. Tenant agrees not to keep any liquid-filled furniture, including water beds
on the Real Property.
b. Tenant agrees not to use or keep any free-standing grills or barbecues on
the Real Property.
c. Tenant agrees to use the sewage drains and/or plumbing to dispose of only
the normal household waste for which they were designed and not for
things such as diapers, sanitary napkins, childrens toys, balls of hair,
grease, oil, table scraps, sand, dirt, rocks or newspapers. Tenant agrees to
pay for the clearing of all drains of any and all stoppages.
d. Tenant may not change the locks to the Real Property without first
obtaining Landlords written consent, and Tenant agrees to pay the cost of
changing the locks.
e. Tenant agrees to refrain from making loud noises and disturbances to
other occupants or neighbors.
f. Tenant agrees to comply with all statutes, ordinances and requirements of
all municipal, state and federal authorities, and a violation of any such
statute, ordinance or requirement will constitute a breach of this Lease.
22. SALE OF THE DWELLING. In the event that the building within which the Real Property
is located is sold to a third-party, Landlord has the option to terminate this Lease, by
giving Tenant sixty (60) days written notice.
23. RESIDENTIAL USE ONLY. Tenant shall use the Real Property for its residential purpose
only and will not conduct business at the Real Property without first obtaining Landlords
written consent.
24. NO ILLEGAL ACTIVITIES. Tenant shall not engage in any illegal activities or allow
others to engage in illegal activities on the Real Property.
25. SERVICE OF PROCESS. Tenant agrees to be the agent for any other person occupying,
residing or staying at the Real Property, including guests and occupants, whether
authorized or unauthorized.
26. CHANGES IN TERMS OF TENANCY. In the event that this tenancy becomes a month-
to-month tenancy, Landlord shall provide to Tenant ten (10) days notice of any change
in tenancy, including notices of termination or rent adjustments.
27. NOTICE OF INTENTION TO VACATE. In the event that this tenancy becomes a month-
to-month tenancy, Tenant shall provide sixty (60) days advance notice of its intention to
vacate the Real Property.
28. SALE OF THE DWELLING. If the dwelling that includes the Real Property or any part
thereof is sold, transferred or conveyed, Landlord may terminate this Lease upon thirty
(30) days notice to Tenant.
29. RENTAL APPLICATION PART OF THIS LEASE. Any rental application completed by
Tenant at the request of Landlord shall be considered part of this Lease, and any falsified
information on the rental application shall be considered a breach of this Lease.
30. DEFAULT AND ATTORNEYS FEES. In the event that Landlord hires an attorney to
enforce its rights under this Lease, Tenant agrees to pay reasonable attorneys fees plus
costs.
31. SEVERABILITY CLAUSE. In the event that any provision, covenant or term of this
Lease is determined to be illegal, only that provision, covenant or term shall be
considered null and void and shall not affect the validity of any other provision, covenant
or term.
32. NON-WAIVER. Failure of Landlord to enforce its rights under this Lease shall not be
considered a waiver of any of Landlords rights under this Lease, nor shall it be
considered a continuing waiver of any later breach. In the event that Landlord and/or its
agents accepts payment by Tenant while Tenant is in breach of this Agreement, Landlord
is accepting payment only as use and occupancy and not as Rent, and Landlord is by no
means waiving its rights to enforce the breach. Landlord may only waive its rights
through a writing signed by both Landlord and Tenant.
33. ENTIRE AGREEMENT. Where the context so requires, all terms shall be deemed to
include both masculine and feminine, as well as both singular and plural. There are no
agreements, promises or understandings between Landlord and Tenant, other than those
contained in this Agreement, and this Agreement represents the entire understanding
between Landlord and Tenant. The terms of this Agreement shall be modified only by
written agreement, signed by both Landlord and Tenant.

ACKNOWLEDGEMENT. Tenant hereby acknowledge that it has read this Lease,

understands it, and has been given a copy.

Tenant: Date Landlord: Date