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".
- 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.
- 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
- 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.
- 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.
- 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.
- 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.
- 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
- 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.
- 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.
- 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.
- 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:
The full term of the Agreement has been completed.
No damage to the premises, buildings, or grounds is
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
All unpaid charges have been paid including late
charges, visitor charges, delinquent rents, etc.
All keys (house and mail) and garage door openers have
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.
All appliances, fireplace logs, light fixtures, ceiling
fans, etc are present and operable.
All light bulbs work.
Tenant is responsible for costs associated with the
- 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.
- 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.
- 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).
- 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
- 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.
- 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.
- 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.
- 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.