RESIDENTIAL RENTAL LEASE

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.

SECTION I – PROPERTY INFORMATION

  1. Owner/Landlord of Rental Unit

Roxy Property Management LLC, 2915 102nd Avenue, Allegan, MI 49010-9736 (herein known as RPM).

  1. Address of Rental Unit

______

  1. TERM OF LEASE

Fixed term Lease beginning at noon on ___ / ___ / ___ and ending at noon on ___ / ___ / ___.

  1. NON-REFUNDABLE CLEANING FEE

There is a $200.00 (Two hundred dollar and no/100s) non-refundable cleaning fee charged on each rental unit at the beginning of Lease period.

  1. RENTS & OTHER MONTHLY CHARGES

PAYMENTS ARE DUE ON THE 1ST AND LATE BY THE 3RD OF EACH MONTH.

RENTAL RATE $______/MO. TOTAL RENT DUE FOR THIS LEASE $______

Tenant NameShare/Rentini Tenant NameShare/Rentini

1.______5.______

2.______6.______

3.______7.______

4.______8.______

If all rent is not paid on or before the 3rd of the month, TENANT(S) will be held liable for a $25.00 (Twenty Five Dollars and 00/100s) late fee per TENANT(S) who is late. Payment date is defined by either hand delivery to RPM or postmark date. TENANT(S) agree to pay a $25.00 (Twenty-five Dollars and 00/100s) charge for each dishonored check, plus a late payment charge of $25.00 (Twenty Five Dollars and 00/100s) if account is not brought up to balance by the 3rd of each month; and further agrees to pay all installments by certified check or money order after two checks have been dishonored. Non-payment of rent or habitual late payment of rent shall be deemed sufficient reason for eviction. Any balance carried forward from the previous month will also be subject to a late fee.

Each TENANT is responsible for their individual share of rental fees. RPM will track all payments, deposits and late fees individually by TENANT. This will enable each TENANT to establish a credit history individually with RPM to be used later as a reference.

To secure Lease the Security Deposit, cleaning fee and any pet fees are due and payable at lease signing; and possibly first and / or last month’s rent shall be pre-paid.

  1. SECURITY DEPOSIT

Total Deposit, w/o pets $ ______(equal to one month rent, but not to exceed 1.5 month’s rent)

Total Deposit, with pets $ ______ (equal to 1.5 month’s rent)

The Security Deposit shall be deposited at PNC Bank, 101 East Allegan Street, Otsego, MI 40978.

TENANT agrees to deposit with RPM the required security deposit for the performance of all covenants and agreements of this Lease. RPM agrees to return this sum to TENANT(S), plus interest, and less any amount due RPM for non-compliance of the agreements contained herein within thirty (30) days after redelivery of possession of the premises, return of the keys and having provided RPM with a forwarding address. TENANT(S) agrees to restore any funds drawn from the security deposit to repair damages caused by TENANT(S) during the term, within five (5) business days of notice from RPM. It is agreed that failure to restore the security deposit within five (5) days may be considered a material breach of this Lease.

The deposit to be held by RPM to insure against loss from, but not limited to: damage, missing items, non- return of keys, trash and debris left by TENANT(S) or others and any other charges RPM is entitled to levy against TENANT(S) under the terms of this agreement and / or applicable law. This deposit is not to be used by TENANT for the last month’s rent or any other sums due to RPM by the TENANT(S) without the express written agreement by RPM. RPM will give TENANT(S) an itemized statement of reasons and amounts, if any, for any of the security deposit retained by RPM along with a check for any deposit balance due TENANT(S). The TENANT(S) upon receipt of the list of damages and charges shall respond by ordinary mail to the address provided by RPM within seven (7) days, indicating in detail their agreement or disagreement with the damage charges listed.

Tenant NameShare/Dep. Tenant NameShare/Dep.

1.______5.______

2.______6.______

3.______7.______

4.______8.______

YOU MUST NOTIFY YOUR LANDLORD IN WRITING WITHIN FOUR (4) DAYS AFTER YOU MOVE OF A FORWARDING ADDRESS WHERE YOU CAN BE REACHED AND WHERE YOU WILL RECEIVE MAIL; OTHERWISE YOUR LANDLORD SHALL BE RELIEVED OF SENDING YOU AN ITEMIZED LIST OF DAMAGES AND THE PENALTIES ADHERENT TO THAT FAILURE.

  1. PAYMENT LOCATION

Rental payments shall be made by PayPal or by check or money order payable to:

Roxy Property Management, LLC, and mailed to 2915 102nd Avenue, Allegan, MI 49010-9736

  1. TENANT(S)

(Occupancy limited solely to individuals listed below)

Tenant’s Names (print clearly)

1.______5.______

2.______6.______

3.______7.______

4.______8.______

  1. MAXIMUM NUMBER OF TENANTS

Occupancy shall be restricted to only TENANT(S) named on this Lease. If individuals are found residing at the subject rental unit that are not on the Lease for more than a three (3) day period without prior written approval by RPM, then RPM may pursue eviction of the entire house at its sole discretion. Further, TENANT(S) agrees to pay $100/month or portion thereof per person for occupancy by anyone not listed in this agreement.

  1. JOINT AND SEVERAL AGREEMENT

All TENANT(S) who sign this Lease are jointly and severally responsible for the payment of rent to RPM and for damages caused to the rental unit (late fees, physical damage, City incurred fees, rent in arrears, etc.) Failure to meet the terms and conditions of the contract by one or more of the TENANT(S) shall be considered a failure of all TENANT(S) to meet the terms and conditions of the contract, and shall make all equally responsible.

TENANT(S) are encouraged to openly communicate with Landlord about roommate and payment discrepancies. RPM may, at its sole discretion, negate the Joint and Several Agreement under certain circumstances. TENANT(S) acknowledge this clause by initialing below:

______

11. RENTER’S INSURANCE

TENANT(S) is strongly urged to obtain renter’s insurance on his/her personal property (e.g. clothing, furniture). Landlord is not responsible for damage to TENANT(S) personal property, unless Landlord’s negligence or intentional act or omission causes the damage.

SECTION II – MOVE-IN

12. INSPECTION OF UNIT BEFORE MOVE-IN

TENANT(S) has the right to inspect the unit at reasonable times before move-in. If TENANT(S) fails to do so or fails to make a written request of repairs prior to move-in, the TENANT(S) agrees to accept the unit AS-IS with no representations or warranties expressed or implied not withstanding the requirements set forth by the Kalamazoo Building & Housing Code. All written requests of repairs will be reviewed by RPM and performed at the sole discretion of RPM.

The taking possession of the leased premises shall be conclusive evidence that the TENANT(S) has examined the unit and building that the unit is in, with all common areas, and that they were in good condition at the time of occupancy.

13. INVENTORY CHECKLIST & FILE PICTURES

The TENANT(S) shall note the condition of the unit and the furnishings on a furnished checklist and RPM will maintain pictures on file. Broken windows, siding and other items that may or may not be considered vandalism that are not marked on the beginning inventory inspection are the responsibility of the TENANT(S) as the TENANT(S) assumes care and custody of the rental unit. Where there are more than one TENANT(S), all TENANT(S) accept the property in the condition documented in the previous beginning Inventory Checklist / Inspection.

The check list shall include all items in the rental unit owned by RPM including but not limited to: carpeting, appliances, windows, furnishings, walls, ceilings, closets, shelves, paint, doors, plumbing fixtures, and electrical fixtures. Once completed, said check list will become Addendum A to this Lease Agreement.

14. FIRE EXTINGUISHERS AND SMOKE DETECTORS

RPM acknowledges that all smoke and carbon monoxide detectors (hereinafter referred to as “safety devices”) upon the premises have had new batteries installed at the beginning of this term. Should any replacement of batteries become necessary during the term of the Lease, RPM agrees to do so immediately upon notification by TENANT(S). The TENANT(S) agrees to notify RPM should any maintenance become necessary. The TENANT(S) agrees to assume all liability for harm due to failure to report needed maintenance or if TENANT(S) tampers with safety devices in any way. TENANT(S) agrees to pay a charge of $25.00 (Twenty-Five Dollars and no/100s) per safety device if any are found without batteries or have been removed. TENANT(S) agrees to pay a charge of $50.00 (Fifty Dollars and no/100s) when a fire extinguisher has been discharged or has had a seal broken without the presence of fire. Further, the TENANT(S) agrees that any tampering with the safety devices or fire extinguishers may be considered a material breach of this Lease agreement.

# of smoke detectors - _____; # of fire extinguishers - _____; # of carbon monoxide detectors - ______

TENANT(S) have inspected all safety devices in the unit and have found them to be in good working condition and agree not to tamper with them and if said devices become in need of repair, TENANT(S) agree to contact the RPM in writing of their disrepair.

TENANT(S) acknowledges that the safety devices were tested in their presence and found to be in working order and that its operation was explained to the TENANT(S). TENANT(S) agrees to test the safety devices at least monthly and report any problems to RPM in writing.

1.______5.______

2.______6.______

3.______7.______

4.______8.______

15. KEYS AND LOCKS

RPM will change locks at the beginning of Lease term, TENANT(S) accept existing locks as safe and acceptable. It is agreed RPM will provide one key to each TENANT upon execution of Lease and move-in date. At the end of the Lease term all keys and any copies made are to be returned to RPM. Any keys not returned by noon on the last day of tenancy are subject to a $75.00 (Seventy-Five Dollars and no/100s) per lock re-keying fee applied against Security Deposit. TENANT(S) may request locks to be changed any time for a flat fee of $75.00 (Seventy-Five Dollars and no/100s) per lock. Any locks that are found installed by individuals other than RPM will be removed and RPM will assess a $75.00 (Seventy-Five Dollars and no/100s) per lock change-out fee. TENANT(S) agrees that no additional lock or fastening device shall be placed on any door and that TENANT(S) will not alter any existing lock so as to limit access by RPM.

16. SERVICES

RPM (Landlord)TENANT(S)

Electricity (up to $50/mo.) * X

Gas X

Water/Sewer X

Laundry Facilities X

Appliance Repairs X

(stove, refrigerator, washer, dryer, microwave)

Safety Device batteries & replacement X

Lawn Care X

Garbage Pickup X

Transporting garbage to curb X

Telephone X

Cable X

Internet X

Drive/parking/steps/walkway snow removal X

Light bulb replacement** X

Regular removal of lint from dryer X

*Any excess utilities which are billed to TENANT(S) by RPM shall become integral with and due along with the next monthly installment.

AIR CONDITIONERS AND SPACE HEATERS: It is hereby mutually agreed that no electric space heaters or air-conditioners will be used upon the premises without express written permission by RPM. TENANT(S) further agrees to remove any space heaters or air-conditioners found on the premises by RPM immediately upon request and to pay a service charge of $50.00 (Fifty Dollars and no/100s) per apparatus for the calendar month or any part thereof in which these apparatuses are used.

**Replacement supply made available by RPM on premises for TENANT(S) use.

17. TELEPHONE / CABLE LINES AND JACKS (LINEBACKER SERVICE)

TENANT(S) are required to obtain linebacker service through their local phone provider. RPM shall not be responsible for providing working phone / cable jacks in any room requested by TENANT(S). RPM will provide at least one working phone jack and cable jack in the rental unit in an area to be solely determined by RPM. Additional phone and cable jacks or service to existing phone jacks will be at the TENANT(S) expense.

18. PARKING

  • TENANT(S) agrees that each automobile kept upon the premises will be currently licensed at all times. TENANT(S) further agrees that RPM may have automobiles that are not currently licensed towed from premises at TENANT(S)’ expense if not removed from the premises within twenty-four (24) hours of notice from RPM.
  • Vehicles must be registered with RPM. Any unauthorized vehicle may be towed at owner’s expense.

1.______

TenantMakeModelYearColorLicense #

2.______

TenantMakeModelYearColorLicense #

3.______

TenantMakeModelYearColorLicense #

4.______

TenantMakeModelYearColorLicense #

SECTION III – OCCUPANCY

19. NON-RESIDENTIAL AND GENERAL USE

  • Premises shall be used for residential purposes only and only by the undersigned TENANT(S) or an Assignee who has been properly approved by RPM. It shall not be used for business, illegal or other non-residential activities. If it is determined that illegal activities are occurring on the premises, RPM may immediately declare the Lease null and void.
  • TENANT(S) agrees to comply with all statutes ordinances and requirements of all city, state and Federal authorities now in force, or which may hereafter be in force, pertaining to the use of the premises.
  • TENANT(S) also agrees that said premises shall be used and occupied in a safe, careful and proper manner and that TENANT(S) will not bring or store any products or materials that would be considered unlawful, hazardous, inflammable or explosive in character by law enforcement, RPM or any responsible insurance company.
  • TENANT(S) agrees not to use the premises in any unusual manner which disturbs or annoys joint TENANTS of said building or disturbs the neighborhood, and will not harass, annoy, or endanger any other TENANT or neighbor, or their guests, or create any excessive noise or public nuisance.
  • TENANT(S) agrees to keep the surrounding grounds clear of rubbish and refuse which may appear from time to time.
  • TENANT(S) agrees that all cooking shall be done only in the kitchen and no where else within the premises or on porches or other exterior appurtenances.
  • TENANT(S) agrees that they will exit windows of the premises for emergency purposes only and will not enter onto sections of the roof except in case of emergency. TENANT(S) agrees to pay an inspection charge of $50.00 (Fifty dollars and no/100s) if found on any section of the roof and further agrees to pay for any damages to roof found in said inspection.
  • A refrigerator has been provided and will be maintained by RPM for the convenience of the TENANT(S); however, RPM assumes no responsibility for lost food due to failure of said refrigerator during the term of this Lease.
  • A washing machine and dryer has been provided for the convenience of TENANT(S); however, RPM assumes no responsibility for damaged clothes from the use of said machines.
  • RPM shall provide blinds or curtains for windows in the common areas of the premises, excluding basement windows; and may provide blinds in the bedrooms at its sole discretion.
  • TENANT(S) acknowledge that this Lease is for an unfurnished premises.
  • TENANT(S) agree to only burn incense and/or candles in proper containers, and only when TENANT(S) is present and awake.
  • TENANT(S) agree to not install any antenna or satellite without RPM’s written consent.
  • TENANT(S) agree to not pour any commercial anti-clogging agent into the sink(s) or drain(s) that may harm the water pipes.
  • TENANT(S) agrees to not iron on the carpeting (use carpeting as an ironing board) and to be responsible for replacing all damaged carpeting due to misuse.
  • TENANT(S) agrees to not remove, loan or sell any items provided with the premises. RPM will provide the following items:

____Stove;____Refrigerator; ____Microwave; ____Washer; ___ Dryer

20. ALTERING PREMISES

TENANT(S) will not alter or permit others to alter the premises or RPM supplied furnishings in any way without the prior written consent of RPM. TENANT(S) agree not to paint, paper, contact or wall paper, remodel, drive nails or screws into woodwork or other surfaces, and use any adhesive items on wall or other surfaces unless prior written permission is given to TENANT(S) by RPM.

All alterations, changes, and improvements built, constructed, or placed on the premises by the TENANT(S), with the exception of items removable without damage to the premises and movable personal property, shall unless otherwise agreed to in writing by RPM be the property of RPM and remain on the premises at the expiration or sooner termination of this Lease.

RPM will consider all alterations as damages and charge TENANT(S) against their security deposit to restore the premises to its original state.

21. REPAIRS AND MAINTENANCE

TENANT(S) agree to give RPM prompt notice of all needed repairs. RPM will make all necessary interior and exterior repairs to the rental unit to keep it in a habitable condition as prescribed by local or state housing ordinances. Serious heating, plumbing, and electrical failures will be attended to within twenty-four (24) hours of a request.

Responsibility for the loss, theft, or damage to any property belonging to any TENANT(S) cannot be assumed by RPM and all TENANT(S) are encouraged to keep their houses locked and valuables secured at all times.

TENANT(S) is responsible for all his/her activities, any other TENANT(S)’ activities, and any guest’s activities taking place on the premises. TENANT(S) shall take good care of the premises and the appurtenances, equipment and fixtures therein, and shall keep them in good order and sanitary condition, and shall return the same at the end or other termination of this Lease Agreement in as good of condition as when received, except in the case of ordinary wear and damage or destruction not caused by negligent or willful acts or omissions of TENANT(S).

22. RIGHT TO PRIVACY

TENANT(S) agrees to let RPM enter unit within twenty-four (24) hours of a request to repair, inspect, or show the unit. Failure by the TENANT(S) to respond to a pre-arranged time of entry is viewed as permission to enter. Immediate entry without notice is permissible for emergency conditions and/or when a specific request for repair is made by TENANT(S). Refusal by TENANT(S) to let RPM enter unit subject to the above notice requirements will be considered reasonable grounds for eviction.