LANDLORD’S ASSISTANCE GROUP
RESIDENTIAL LEASE
1. PARTIES:
The parties to this lease are ______, hereinafter called Property Owner; and
______hereinafter called Tenant.
2. PROPERTY AND TERM:
In consideration for the rents and promises set forth in this agreement, Property Owner agrees to rent to Tenant the property described as: ______, a) for a period of time starting the 1st day of ______, 2011, to ______, 2012
, or b) on a month by month basis (delete a or b). Unless renewed to a later date, this lease automatically becomes a month-to-month lease after the end of the term, and it can then be terminated by either party giving 30 days notice.
3. RENT:
Tenant agrees to pay Property Owner or his agent for rent, the sum of $ per month. If tenant moves in on any day other than the first of the month, then thirty days after the date of commencment of this lease, Tenant shall pay the sum of $ as a proration of rent. Thereafter, rent shall be due on the first day of each month. If the rent has not been paid by the 5th day of each month, a late fee of $2.00 per day shall be due from the 1st day of the month. If more than one tenant signs this lease they are deemed jointly and severally responsible for rent.
4. UTILITIES:
Utilities shall be paid by the party indicated on the following chart:
Property Owner Tenant
Electricity o o
Gas o o
Water and Sewer o o
Garbage Service o o
Snow and Lawn Care o o
Any utility service not specifically stated as the responsibility of the Property Owner shall be the responsibility of the Tenant.
5. TENANT'S USE OF PREMISES:
This property shall be occupied for residential purposes only.
6. CLEANLINESS:
Tenant shall keep the property in a clean and sanitary condition at all times. Tenant shall not violate any State or local ordinances regarding the habitability of rental housing. Tenant shall dispose of all rubbish and garbage in an approved manner. Any rubbish which is not accepted by the garbage service shall be removed by the Tenant within 24 hours. At the time Tenant vacates the property, it should be left clean enough for a new tenant to move in. If Tenant fails to do any of the above, Property Owner may authorize it to be done at Tenant's expense. Charges for such, if not paid, may be deducted from monies paid as rent by Tenant, and shall be paid in full before the balance of money paid is applied to rent.
7. DAMAGES:
Any damages caused to the property or common areas by a Tenant or a guest of a Tenant shall be repaired at the Tenant's expense. In addition to anything broken or missing, damages shall include the use of wallpaper, contact paper, self-adhesive wall hangers, double-sided tape, stickers, self-adhesive racks or holders, non-slip materials in bathtubs, excessive use of nails, shelf brackets, and burns or tears in floor coverings.
8. NOISE:
Tenant agrees not to engage in or allow any noise or activity in or around the premises which disturbs the other Tenant's rights to peace and quiet. Noise shall be kept to a level which cannot be heard beyond the walls of the rental unit.
Property Owner agrees to evict any other Tenants who unreasonably interfere with Tenant's right to peace and quiet.
9. PETS:
Dogs, cats, and other fur-bearing pets are not allowed on the premises. If a Tenant brings a dog or cat onto the premises, there will be an additional rent owed for the animal at the rate of $10.00 per day until it is removed from the premises. Tenant authorizes Property Owner to have any such animal found on the premises removed by the local animal shelter without further notice to the Tenant.
10. VEHICLES:
Tenant is permitted to have operating, licensed vehicles on the premises. Vehicles shall be kept in approved parking areas only. Storage of inoperable or unlicensed vehicles on the premises is not permitted. At locations where parking permits are required, Tenant shall display the permit in the top front windshield of the vehicle. Tenant shall not perform any mechanical work on any vehicle on the premises. Oils, antifreeze, and other fluids shall be disposed of in a reasonable manner, off the premises. Vehicles in violation of this provision will be posted for towing and, unless removed from the premises within 24 hours, will be towed at Tenant's expense.
11. INSURANCE:
Tenant will obtain personal property insurance for Tenant's own property. Property Owner will not be liable for any damages to Tenant's property which are not caused by its own negligence or which would be covered by Tenant's insurance. Tenant's insurance policy shall contain an appropriate clause stating that the insurer waives all rights of subrogation against the Property Owner or his agents. Tenant will be responsible for any damages resulting from the negligent acts of themselves, their children, or their guests up to the amount of any deductible limits of the Property Owner’s insurance.
12. TERMINATION FOR VIOLATIONS:
In the event Tenant shall violate any provision of this lease, Property Owner may terminate this lease by issuing Tenant with a 30 day Notice of Termination of Lease. Upon expiration of that notice Property Owner may proceed with eviction under the Summary Proceedings Act of the State of Michigan. Termination for illegal drug activity on premises may be done by 7 day notice in accordance with statute.
13. CONTINUING LIABILITY FOR RENT:
Even if Tenant vacates the premises, Tenant may continue to be responsible for rent for the premises:
1. If Tenant is on a lease to a specific date, the obligation to pay rent continues until that date or until a subtenant begins paying rent for the premises.
2. If Tenant is on a month to month lease, the obligation to pay rent continues for 30 days after Tenant gives notice of intent to vacate the premises.
It is specifically agreed between the parties that the use by the Property Owner of a Notice to Tenant of Non-Payment of Rent does not terminate the lease agreement between the parties, and Tenant does not void his obligation to pay rent by simply vacating the premises or failing to pay the rent due.
14. STORAGE:
Tenant shall keep personal belongings in those areas rented by Tenant. No personal property will be kept in common areas, carports, hallways, balconies, porches, or the grounds or parking lot of the premises. Any unidentified improperly stored personal property may be disposed of by the Property Owner.
15. SECURITY DEPOSITS:
Tenant has deposited with Property Owner a security deposit in the amount of ______, which sum shall be held on deposit as security for the faithful performance of this lease. Property Owner shall apply the security deposit only to reimburse the Property Owner for actual damages to the premises or any ancillary facility that are the result of conduct not reasonably expected in the normal course of habitation, including reconditioning expenses in excess of the normal, reasonable amount, or to pay Property Owner for any rent due in arrearage under this lease, including sums due under Section 12, or for utility bills owed and not paid by Tenant. In case of damage to the premises or other obligation against the security deposit, Property Owner shall mail to Tenant within 30 days after termination of occupancy, an itemized list of damages claimed for which the security deposit has been used.
TENANT SHALL NOT ATTEMPT TO USE THE SECURITY DEPOSIT AS THE LAST MONTH'S RENT.
16. TRANSFER OF OWNERSHIP:
In the event of sale of the property, Property Owner shall transfer all leases and security deposits to the new owner. Both Tenant and the new owner will be bound to the terms of this lease. Once Property Owner has notified Tenant of the transfer of security deposits, the Tenant will look to the new owner or his agent for all obligations regarding security deposits. Tenant agrees to allow access to the premises for prospective purchasers, appraisers, or inspectors so long as Tenant is given at least 24 hours notice of such inspection.
17. INSPECTIONS AND ACCESS TO PREMISES:
Tenant agrees to allow access to the premises during reasonable business hours. Prior notice will be given to Tenant except in cases where: 1) The Tenant has requested certain repairs to be made; 2) Access to the apartment is necessary to complete repairs needed for another apartment; 3) If Property Owner or his agent has reason to believe Tenant is in violation of the terms of this lease, inspection may be made without notice to determine if there is in fact such a violation.
18. NOTICES:
Unlesss Tenant is notified otherwise, the proper address for sending notices to the Property Owner is ______. The proper address for sending notices to Tenant is at the premises leased.
19. SUBTENANTS:
Tenant shall not sublease the premises without the approval of the Property Owner. Tenants will be released of all obligations under the lease at the time the subtenants execute a lease for the property. Tenants will be responsible for the cost of reconditioning, painting, and cleaning the premises necessary to prepare the premises for the subtenant. Subtenants will lease the property at the then current market rent for the property and must pay a security deposit so that Tenant's security deposit will be available for release. There will be a subleasing fee equal to one half a month’s rent which shall be charged to Tenant to cover the costs of rental commissions, advertising, credit reports, and paperwork required for the sublease.
20. KEYS:
At such time as this lease is terminated, Tenant shall return all keys for the premises to the office. It shall be assumed that Tenant continues to occupy the premises and continues to be responsible for rent until the keys have been returned.
22. OCCUPANCY LIMITS:
Occupancy shall be limited to persons; unregistered persons on the premises in the absense of any registered tenant shall be considered unauthorized occupants; guests who remain more than one week shall be considered unauthorized occupants; unregistered persons who remain overnight more than two nights per week shall be considered unauthorized occupants. There will be an additional rental charge of $10.00 per day for each unauthorized occupant.
21. ADDITIONAL PROVISIONS:
WHEREFORE, WE THE UNDERSIGNED, DO HEREBY EXECUTE AND AGREE TO THIS LEASE.
PROPERTY OWNER TENANT
______
______
MICHIGAN LAW ESTABLISHES RIGHTS AND OBLIGATIONS FOR PARTIES TO RENTAL AGREEMENTS. THIS AGREEMENT IS REQUIRED TO COMPLY WITH THE TRUTH IN RENTING ACT. IF YOU HAVE A QUESTION ABOUT THE INTERPRETATION OR LEGALITY OF A PROVISION OF THIS AGREEMENT,YOU MAY WANT TO SEEK ASSISTANCE FROM A LAWYER OR OTHER QUALIFIED PERSON.
Landlord’s Assistance Group
© 2000