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Residential Lease Agreement


YOU SHOULD READ AND UNDERSTAND THIS LEASE, IT IS A LEGAL AND BINDING CONTRACT.  This agreement is made and entered into this ______ day of ____________, 20 ____, by and between ______________________________________ herein after referred to as "Landlord" and __________________________________, herein after referred to as "Tenant".


  1. Landlord leases to Tenant and Tenant leases from Landlord, upon the terms and conditions contained in this contract, the dwelling located at __1524 Ashwood Lane, Grapevine, TX, 76051 ________________ for the period commencing on the _____ day of __________,20 ___, and thereafter until the _____ day of _____________, 20 ___, at which time this Lease Agreement shall automatically renew each month unless terminated in writing or amended.  The Tenant is required to give the Landlord in writing or email a notice 30 days in advance of his/her desire to terminate the lease.  Tenant is required to pay rent during the 30-day period prior to moving out.  Rent may be increased at any time after the initial lease period expires.  The security deposit can not be used for rent.
  2. Tenant shall pay monthly rent in the sum of $ ____________ per month, due prior to the 1st day of the month.   Rent is late if not received by 12:00pm (noon) on the 1st day of the month regardless of reason.  Tenant further agrees to pay a late charge of $50 for each day rent is not received by noon on the 1st of the month regardless of reason.   If the 1st of the month is a Sunday or holiday then it is the Tenantís responsibility to deliver the rent so that it arrives prior to the 1st day of the month.  Tenant understands that the eviction process will be initiated shortly after noon on the 1st day of the month.  An additional service charge of $100 will be paid to Landlord for all dishonored checks.  Tenant shall provide a security deposit of $_______________.  If the Tenant takes possession after the 1st of the month, rent will be prorated for the first month based on monthly rent divided by 30 times the number of days remaining in the month.   Prorated rent amount:  $_____________  Payment of rent may be made by personal check until the first check is returned unpaid.  Regardless of cause, no additional payments may afterwards be made by personal check.  Rent must then be made by cashier's check, money order, certified check or cash.  Rent may be mailed through the United States Postal Service at Tenant's risk.  Any rents lost in the mail will be treated as if unpaid until received by Landlord.  The address to send rent payments is:  P.O. Box 652, Colleyville, TX 76034
  3. Tenant agrees to use the property as living quarters only for ________ adults and ________children, namely:  ______________________________________________________________________ and to pay the Landlord $200.00 each month for each other person who shall occupy the premises in any capacity except for family visiting 7 days or less.  Tenant agrees not to assign this Lease, nor to sublet any portion of the property, nor to allow any other person to live at the property other than those people specifically listed above without first obtaining written permission from Landlord and paying the appropriate surcharge.
  4. Tenant agrees to accept the property in its current condition and to return it in "move-in clean" condition, or to pay a special cleaning charge upon vacating the premises.   The amount of the special cleaning charge is at the sole discretion of the Landlord but will not exceed the security deposit.  The carpets are to be professionally cleaned by the Tenant upon move-out or a $200.00 charge will be assessed.  The carpet cleaning charge is in addition to the special cleaning charge.
  5. Pets are not allowed without written permission from landlord.  Tenant agrees to pay a non-refundable pet fee of $500.00.  Tenant desires to keep a pet named ______________________________ and described as _____________________.    If Tenant obtains a pet after moving in the $500 non-refundable pet deposit must be paid immediately.  Tenant agrees to keep their pet under control at all times.  Tenant agrees not to leave their pet unattended for longer than 1 day.  Tenant agrees to dispose of their pet's droppings properly and quickly.  Tenant agrees to keep pet from causing any annoyance or discomfort to others and will remedy immediately any complaints made as a result of their petís behavior.  Tenant agrees to get rid of their pet's offspring within eight weeks of birth.  Tenant agrees to pay immediately for any damage, loss, or expense caused by their pet.  Tenant agrees that Landlord reserves the right to revoke permission to keep the pet should Tenants break this agreement.
  6. Tenant agrees to keep the yard in good condition.  Landlord will govern the watering schedule on the automatic sprinkler controller and the Tenant is responsible for contacting the Landlord before changing the schedule unless the grass, trees, or shrubs are in need of additional water.   The Landlord will maintain the water/sewer/garbage bill in the Landlordís name up to $100 to cover the cost of watering the grass.  Tenant is responsible for keeping the yard cut and edged and shrubs trimmed in a neat manner.
  7. It is agreed that covenants contained in this Lease, once breached, cannot afterward be performed, and that unlawful detainer proceedings may be commenced at once, without notice to Tenant.  Should any provision of this Lease be found to be invalid or unenforceable, the remainder of the Lease shall not be affected thereby and each term and provision herein shall be valid and enforceable to the fullest extent permitted by law.  All rights given to Landlord by this Lease shall be cumulative to any other laws which might exist or come into being.  Any exercise or failure to exercise by Landlord of any right shall not act as a waiver of any other rights.  No statement or promise of Landlord or his agent as to tenancy, repairs, alterations, or other terms and conditions shall be binding unless in written form and signed by Landlord.  No rights of storage are given by this Agreement.  Landlord shall not be liable for any loss of Tenant's property by fire, theft, breakage, burglary, or otherwise, nor for any accidental damage to persons or property in or about the leased premises resulting from electrical failure, water, rain, windstorm, etc., which may cause issue or flow into or from any part of the premises or improvements, including pipes, gas lines, sprinklers, or electrical connections, whether caused by the negligence of Landlord, Landlord's employees, contractors, agents, or by any other cause whatsoever.  Tenant hereby agrees to make no claim for any such damages or loss against Landlord.  Tenant shall purchase renter's insurance.  If Tenant leaves premises unoccupied while rent is due and unpaid, Landlord is granted the right hereunder to take immediate possession and to exclude Tenant from the premises; removing all Tenant's property contained therein and placing it into storage at Tenant's expense.  Tenant agrees to reimburse Landlord for all actual and reasonable expenses incurred by way of Tenant's violation of any term or provision of this lease, including, but not limited to $10.00 for each Notice to Pay, or other notice mailed or delivered by Landlord to Tenant due to Tenant's non-payment of rent, all court costs and attorney's fees and all costs of collection.  Both Landlord and Tenant waive trial by jury and agree to submit to the personal jurisdiction and venue of a court of subject matter jurisdiction located in Tarrant County, State of Texas. In such event, no action shall be entertained by said court or any court of competent jurisdiction if filed more than one year subsequent to the date the cause(s) of action occurred
  8. Tenant will be responsible for payment of all utilities except the city water/sewer/garbage bill.  Tenant will pay the Landlord for any amount in excess $100 per month of the water/sewer/garbage bill.  Tenant authorizes Landlord to deduct amounts of any unpaid bills from the Security deposit upon termination of this Agreement.
  9. Any improvements to the property made by tenant inside or outside must not be removed without written permission from the Landlord. This includes landscaping, shrubs, flowers, walkways, out-buildings such as storage sheds and play-houses, etc.  Any interior improvements the tenant may have made to the property must also remain.  Improvements such as but not limited to the following are ceiling fans, book shelves, shelving, light fixtures, window treatments, etc.  Any removal of Landlord's property without express written permission from the Landlord shall constitute abandonment and surrender of the premises and termination by the Tenant of this Agreement.  Landlord may take immediate possession, exclude Tenant from property and store all Tenant's possessions at Tenant's expense pending reimbursement in full for Landlord's loss and damages.
  10. Landlord has the right of emergency access to the leased premises at any time and normal access during reasonable hours to inspect the property or to show property to a prospective tenant or buyer.  In the event that the property is sold, the lease/rental agreement between Landlord and Tenant is canceled on the date the new owner takes possession of property.  Tenant has thirty days to vacate the property or sign new lease with new owner at new owner's option.
  11. Tenant agrees to pay a Security Deposit to bind Tenant's pledge of full compliance with the terms of this agreement.  NOTE:  SECURITY DEPOSIT MAY NOT BE USED TO PAY RENT.  Any damages will be repaired at Tenant's expense prior to move-out.  Release of the security deposit, at the discretion of the Landlord is subject to the provisions below:

1.      The full term of the Agreement has been completed.

2.      No damage to the premises, buildings, or grounds is evident.

3.      The entire dwelling, appliances, closets, and cupboards are clean and free from insects. The refrigerator is defrosted and clean. The range is clean including the racks and broiler pan, all windows are clean inside and outside, all debris and rubbish have been removed from the property, carpets have been professionally cleaned immediately prior to move-out and left clean and odorless.

4.      All unpaid charges have been paid including late charges, visitor charges, delinquent rents, etc.

5.      All keys (house and mail) and garage door openers have been returned.

6.      A forwarding address for Tenant has been left with the Landlord. Within thirty (30) days after termination of the occupancy, the Landlord will mail the balance of the deposit to the address provided by Tenant or at the option of the Landlord will impose a claim on the deposit and attempt to notify the Tenant.

7.      All appliances, fireplace logs, light fixtures, ceiling fans, etc are present and operable.

8.      All light bulbs work.

9.      Tenant is responsible for costs associated with the eviction process.

  1. Tenant agrees to accept the dwelling and all of the furnishings and appliances as being in good and satisfactory condition unless a written statement of any objections is delivered to Landlord within three (3) days after resident takes possession.  Tenant agrees that failure to file such statement shall be proof that there were no defects in the property.  Tenant agrees not to permit any damage to the premises during the period of this agreement to woodwork, floors, walls, furnishings, fixtures, appliances, windows, screens, doors, lawns, landscaping, fences, plumbing, electrical, air conditioning and heating, and mechanical systems.  Tenant agrees that he will be responsible for, and agrees to pay for, any damage done by rain, wind, or hail caused by leaving windows open; overflow of water or stoppage of waste pipes, breakage of glass, damage to screens, deterioration of lawns and landscaping whether caused by drought, abuse or neglect.  Tenant agrees abide by Grapevine city ordinances i.e. no trailers in front of the house, garbage collection regulations, pet regulations, etc.  Tenant will ensure that nothing is done which might place Landlord in violation of applicable building, housing, zoning, and health codes and regulations.  Tenant will keep the dwelling clean and sanitary, removing garbage and trash as it accumulates, maintaining plumbing in good working order to prevent stoppages and leakage of plumbing fixtures, faucets, pipes, etc.  Tenant is responsible for all pest (bugs, rodents, etc.) control after move-in.  Tenant will operate all electrical, plumbing, sanitary, heating, ventilating, air conditioning, and other appliances in a reasonable, safe manner.  Tenant will assure that property belonging to Landlord is safeguarded against damage, destruction, loss, removal, or theft.  Tenant will conduct himself, his family, friends, guests, visitors in a manner which will not disturb the neighbors.  Tenant will allow the Landlord or his agent access to the premises for the purpose of inspection, repairs, serving legal notices, emergencies, or to show the property to someone else at reasonable hours, and to specifically authorize unannounced access anytime rent is late.  Tenant will comply with all provisions of this Agreement, particularly with respect to paying the rent on time and caring for the property.  Tenant warrants that he/she will meet the above conditions in every respect, and acknowledges that failure to perform the obligations herein stipulated will be considered grounds for eviction and loss of all deposit money.  Tenant is responsible for maintaining the yard, trees, bushes in good condition.  Landlord will pay for the water bill and therefore the watering cycle is at the discretion of the Landlord.  No additional locks will be installed on any door without written permission from the Landlord.  Landlord is to be provided duplicate keys for all locks installed at Tenant's expense within 24 hours of installation of the locks.  Tenant agrees to provide his/her telephone number and email address to landlord so that contact can be made for scheduling repairs, inspections, etc.   Landlord agrees not to share Tenantís phone number or email address with anyone else unless specifically authorized by the Tenant.
  2. In the event repairs are needed beyond the competence of the Tenant, Tenant is required to contact the Landlord before contracting the repairs unless the Tenant is willing to pay for the entire repair bill.  In the event that repairs are contracted out, the Tenant is responsible for the first $50.00 of the repair bill.  Tenant warrants that any work or repairs performed by the Tenant will be undertaken only if the Tenant is competent and qualified to perform the work.  Tenant will be totally responsible for all work performed by the Tenant to assure the work is done in a safe manner and will meet all the applicable codes and statutes.  Tenant further warrants that he will be accountable for any mishaps and/or accidents resulting from such work.  Tenant is responsible for all plumbing repairs including, leaks, stopped up pipes, frozen pipes, and water damage.
  3. Appliances or furniture in the unit at date of lease per the attached Addendum "A", are loaned to Tenant.  Maintenance of appliances or furniture is the responsibility of Tenant who will keep them in good repair.  No money is to be deducted by Tenant from rent payment for any reason without express written permission of Landlord.  Tenant will replace the furnace filter monthly at Tenantís expense.  If Tenant fails to comply then a $200 fee will be assessed to clean the evaporator coil and Tenant will also be responsible for any consequential damages (i.e. service call to fix A/C unit as a result of low airflow from a clogged filter). 
  4. Five (5) Smoke Detectors have been installed and are in operable condition in the following places: each bedroom, 2nd floor landing, 1st floor hallway.  From this time on Tenant will be required to maintain the smoke detectors including replacing the batteries.  The Tenant will check the smoke alarms and verify them to be in working order prior to moving in.  The Tenant is required to maintain the alarms and keep fresh batteries in them.  Tenantís failure to do so absolves the Landlord from any responsibility for losses due to the Tenantís non-compliance with this agreement or malfunction of the alarm.  Tenantís initials_______ 
  5. No water beds permitted.  No smoking inside the house unless the tenant wants to pay to have the entire inside of the house re-painted (walls, ceilings, trim, cabinets, doors) and carpets and carpet pads to be replaced.
  6. Tenant will not allow standing water on the laminate floor in the living room or hallway.  Water that is spilled will be dried up immediately.   The laminate floor will not be cleaned with a wet mop, towel, or sponge.  Only a damp mop, towel, or sponge can be used.  Failure to dry the water immediately or using a wet mop, towel, or sponge will result in the laminate flooring buckling.  Repair of the laminate floor as a result of water damage will be the responsibility of the Tenant.  The value of the laminate floor in 2010 is $2100.
  7. All parties agree that termination of this Agreement prior to termination date will constitute breach of the contract.  If the Tenant terminates early the deposit and one full month's rent shall be forfeited in favor of Landlord as liquidated damages plus the Tenant will be charged the cost of restoring the property to rental condition plus advertising and rent loss incurred until the new resident moves in. Your liability for rent loss is limited to thirty (30) days after restoration is complete.
  8. Tenant agrees to send all notices to Landlord in writing by certified mail, return receipt requested.  This is the only form of notice permitted in a court hearing as evidence of notice given.  The Tenant was asked if he/she could speak, read and understand English.  He/she was told that signing below would indicate that they understood what they were signing and that he/she did speak and read English.  Signing below means you have read the Lease, are in full agreement with it and have received a copy of the contract. 




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