CENTRAL PENNSYLVANIA LANDLORD ASSOCIATION



CENTRAL PENNSYLVANIA LANDLORD ASSOCIATION

RESIDENTIAL LEASE AGREEMENT

THIS IS A RESIDENTIAL LEASE (THE “LEASE”). THE LEASE IS A LEGALLY BINDING CONTRACT BETWEEN LANDLORD AND EACH TENANT. EACH TENANT SHOULD READ THIS LEASE CAREFULLY.

THIS LEASE CONTAINS WAIVERS OF CERTAIN RIGHTS OF TENANT. EACH TENANT SHOULD NOT SIGN THIS LEASE UNTIL EACH TENANT UNDERSTANDS ALL THE AGREEMENTS IN THIS LEASE.

1. NAMES OF LANDLORD AND TENANT.

Name of Landlord: ______________________________________________________

Name(s) of Tenant(s): ______________________________________________________

______________________________________________________

2. LEASED PREMISES.

The leased premises is the property that Landlord agrees to lease to Tenant. The leased premises is:

______________________________________________________________________________ (House num/apt. num.) (Street/avenue) (City) (State) (Zip code)

3. START AND END DATES OF LEASE.

This Lease starts on _________________________________.

This Lease ends on __________________________________.

[Option: Tenant shall have the option to renew the Lease for an additional year. Tenant may renew the Lease by providing Landlord notice of Tenant’s intent to renew at least 30 days prior to the end date of the Lease. The renewed term shall be upon the same terms, covenants, and conditions as the initial term of this Lease, except that the monthly rent shall increase by 5%, unless otherwise agreed by both parties.]

4. RENT.

The amount of rent for the leased premises is: $ per month. The rental amount for partial months shall be pro rated based upon the daily rental amount.

Tenant agrees to pay the monthly rent in advance on or before the _______day of each month. Landlord is not required to demand Tenant to pay the rent. Tenant agrees to pay rent by first class mail postage prepaid or in person to Landlord at the following address: _____________________________________________________________________________.

Tenant agrees to pay a LATE CHARGE of $ _________per day if Tenant fails to pay the rent on time. If Tenant mails the rent to Landlord, the date of payment will be the date the letter is postmarked.

5. SECURITY DEPOSIT.

Tenant agrees to pay a security deposit of $_____________ (the “Security Deposit”) to Landlord. Tenant agrees to pay the Security Deposit to Landlord upon execution of this Lease.

At the expiration or earlier termination of the Lease, Landlord may retain all or a portion of the Security Deposit to pay for (a) any damages caused by Tenant or Tenant’s guests or invitees and (b) any unpaid rent. After paying for any damages or unpaid rent from the Security Deposit, Landlord agrees to send Tenant the remaining Security Deposit within 30 days after the Lease has ended or terminated provided that Tenant has provided written notice of Tenant’s forwarding address to Landlord. Landlord also agrees to send to Tenant a written list of damages and amounts of money taken from the Security Deposit.

Tenant may not use the Security Deposit as payment for the last month's rent due under the Lease.

6. LANDLORD'S DUTY AT THE START OF THE LEASE.

Except as provided below, Landlord agrees to give Tenant possession of the leased premises on the starting date of the Lease. The Lease will commence on the starting date even if Landlord cannot give Tenant possession of the leased premises because prior tenant still occupies the leased premises or the leased premises is damaged. IF LANDLORD CANNOT GIVE TENANT POSSESSION OF THE LEASED PREMISES ON THE START DATE OF THIS LEASE, TENANT WILL NOT BE REQUIRED TO PAY RENT UNTIL THE DATE LANDLORD GIVES POSSESSION OF THE LEASED PREMISES TO TENANT.

7. QUIET ENJOYMENT.

Landlord covenants and agrees with Tenant that, upon Tenant paying rent and any other monetary sums due under the Lease and performing its various covenants and obligations, Tenant shall and may peaceably and quietly have, hold, and enjoy the leased premises for the agreed upon term of this Lease, subject however to the terms of this Lease and any mortgages on the leased premises.

8. USE OF LEASED PREMISES.

Tenant agrees to use the leased premises only as a residence. Tenant agrees to obey all federal, state and local laws, regulations, and ordinances when using the leased premises. Tenant agrees not to engage in any activities in or around the leased premises which could harm anyone or damage any property.

Tenant agrees that the leased premises shall be occupied by no more than ______ persons consisting of __ adult (s) and __ child(ren), without the prior written consent of Landlord.

9. CONDITION OF LEASED PREMISES.

Tenant acknowledges that Tenant has examined the leased premises, the building in which the Leased Premises is located, if applicable, and the grounds surrounding or adjacent to the Leased Premises, if applicable, and agrees that they are, at the time of this Lease, in good order and repair and in a safe, clean, and leasable condition, except for the following:

______________________________________________________________________________

______________________________________________________________________________

10. INSURANCE.

Landlord agrees to have insurance on the building where the leased premises is located. Tenant's own property is not insured by Landlord's insurance. Tenant is responsible for Tenant's own property that is located in the leased premises. Landlord is not liable or responsible for damages to personal property of Tenant unless such damage arises or results from the willful misconduct of Landlord.

11. ALTERATIONS AND IMPROVEMENTS.

Tenant shall make no alterations or improvements to the leased premises without the prior written consent of Landlord. All alterations, changes, and improvements built, constructed, or placed on the leased premises by Tenant, with the exception of fixtures removable without damage to the leased premises and movable personal property, shall, unless otherwise provided by written agreement between Landlord and Tenant, be the property of Landlord and remain on the leased premises at the expiration or earlier termination of this Lease.

12. DANGEROUS MATERIALS.

Tenant shall not keep or have on the leased premises any article or thing of a dangerous, inflammable, or explosive character that might unreasonably increase the danger of fire on the leased premises or that might be considered hazardous or extra hazardous by any responsible insurance company.

13. RIGHT OF INSPECTION.

Landlord and its agents shall, with or without prior notification, have the right at all reasonable times during the term of this Lease and any renewal thereof to enter the leased premises for the purpose of inspecting the leased premises and all improvements and determining Tenant’s adherence to its covenants under this Lease.

14. MAINTENANCE AND REPAIR.

Tenant shall, at its sole expense, keep and maintain the leased premises and appurtenances in good and sanitary condition and repair during the term of this Lease and any renewal thereof.

Tenant agrees to promptly notify Landlord of any major repairs that are needed to the leased premises, appliances, fixtures, or mechanical systems. Landlord agrees to make such repairs within a reasonable time after Tenant notifies Landlord of the need for repairs in writing. Any repairs necessitated by the misconduct or negligence of the Tenant or the guests or invitees of Tenant shall not be the responsibility of Landlord.

Additional maintenance responsibilities may be outlined in the Rules and Regulations of Landlord, if applicable.

Tenant agrees that no signs shall be placed on the leased premises by Tenant and that no painting shall be done on or about the leased premises by Tenant without the prior written consent of Landlord.

15. PETS.

Option #1: Pets are permitted on the leased premises when (a) Tenant obtains the prior written consent of Landlord to permit each individual pet on the Leased Premises, (b) Tenant executes a Pet Addendum provided by Landlord, and (c) Tenant pays any pet deposit required under the Pet Addendum.

Option #2: Pets of any kind or nature are not permitted on the leased premises at any time. Tenant agrees not to keep any pets on the leased premises and to not allow Tenant’s guests or invitees to have pets on the leased premises. If Landlord discovers any indication that a pet was kept at the leased premises, Tenant will pay Landlord the cost of replacing the carpet in the leased premises completely or any part of it as may be necessary to remove any stains as determined by Landlord.

16. DISPLAY OF SIGNS.

Landlord or its agents may display the usual “For Sale”, “For Rent”, or “Vacancy” signs on the leased premises and may access the leased premises upon reasonable notice to Tenant in order to show the leased premises to prospective purchasers or lessees.

17. SUBORDINATION OF LEASE.

This Lease and Tenant’s leasehold interest hereunder are and shall be subject, subordinate, and inferior to any liens or encumbrances now or hereafter placed on the leased premises by Landlord, all advances made under any such liens or encumbrances, the interest payable on any such liens or encumbrances, and any and all renewals of extensions of such liens or encumbrances.

18. HOLDOVER BY TENANT.

If Tenant remains in possession of the leased premises with the written consent of Landlord after the end date of this Lease, then a new month-to-month tenancy shall be created between Landlord and Tenant which shall be subject to all the terms and conditions of this Lease but such tenancy may be terminated by either party by serving written notice on the other party at least 30 days before the end of the monthly term.

19. SURRENDER OF PREMISES.

At the expiration of the lease term, Tenant shall quit and surrender the leased premises in as good state and condition as they were at the commencement of this Lease, reasonable use and normal wear and tear excepted. Normal wear and tear means deterioration which is not caused by the negligence, carelessness, accident, or abuse of Tenant.

20. ABANDONMENT.

If at any time during the term of this Lease, Tenant abandons the leased premises or any part thereof, Landlord may, at its option, enter the leased premises by any means, and may, at its discretion, relet the leased premises, or any part thereof, for any part of the then unexpired term of the Lease, and may receive and collect all rent payable by virtue of such reletting, and, at Landlord’s option, hold Tenant liable for any difference between the rent that would have been payable under this Lease during the balance of the unexpired term of the Lease, if this Lease had continued in force, and the net rent realized by Landlord by means of reletting during the balance of the unexpired term of the Lease, if this Lease had continued in force.

21. DISPOSITION OF TENANT’S ABANDONED PERSONAL PROPERTY.

At the time Tenant surrenders or abandons possession of the leased premises, Tenant shall remove from the leased premises all of Tenant’s personal property. After Tenant gives up and Landlord accepts possession of the leased premises, Tenant shall have 10 days to contact Landlord regarding Tenant’s intent to remove any personal property remaining on the leased premises. If Tenant provides said intentions to Landlord, the personal property shall be retained by Landlord for 30 days; following the expiration of such 30-day period, Landlord may dispose of the personal property at its discretion. If Tenant fails to provide notice of such intent, Tenant’s personal property may be disposed of after 10 days at the discretion of Landlord.

22. BINDING EFFECT; SEVERABILITY.

The covenants and conditions of this Lease shall apply to and bind the heirs, legal representatives, successors, and assigns of the parties. If any clause, sentence, provisions or other portion of this Lease is or becomes illegal, null, void, or unenforceable for any reason, or is held by any court of competent jurisdiction to be so, the remaining portions of this Lease shall remain in full force and effect.

23. RADON GAS DISCLOSURE.

Radon gas is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Pennsylvania. Additional information regarding radon and radon testing may be obtained from the _____________ public health unit.

24. LEAD PAINT DISCLOSURE.

Every purchaser or lessee of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The seller or lessor of any interest in residential real estate is required to provide the buyer or lessee with any information on lead-based paint hazards from risk assessments or inspection in the seller or lessor’s possession and notify the buyer or lessee of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase. Tenant acknowledges that Tenant received a brochure from Landlord on lead poisoning entitled “Protect Your Family From Lead in Your Home.”

25. DAMAGE TO LEASED PREMISES.

Tenant agrees to notify Landlord immediately if the leased premises is damaged by fire or any other cause. Tenant agrees to notify Landlord if there is any condition in the leased premises that could damage the leased premises or harm Tenant or others. If Tenant cannot live in the whole leased premises because it is damaged or destroyed by no fault of Tenant, then Tenant may: (a) live in the undamaged part of the leased premises and be entitled to a pro rata reduction in the amount of rent until the leased premises is repaired or (b) terminate the Lease and leave the leased premises.

Tenant agrees that if the leased premises is damaged or destroyed and Tenant terminates the Lease, Landlord has no further responsibility to Tenant, except as may otherwise be provided in the Lease.

26. RESPONSIBILITY FOR DAMAGE TO PROPERTY OR INJURY TO PEOPLE.

Landlord is responsible for all damage to property or injury to people caused by the willful misconduct of Landlord (or Landlord's representatives) on the leased premises. Tenant is responsible for all damage to the leased premises and injury to property or people caused by Tenant or Tenant’s guests or invitees.

Tenant agrees that Landlord is not responsible to Tenant or Tenant’s guests or invitees for damage or injury to property or persons caused by water, snow or ice on the leased premises unless such damages or injuries resulted from the willful misconduct.

Tenant shall indemnify and hold Landlord harmless from and against any liability or damages caused by the willful misconduct or negligence of Tenant or Tenant’s guests or invitees. Tenant shall be responsible for any fines assessed or fees incurred against Landlord as a result of any of Tenant’s actions.

27. ASSIGNMENTS OR SUBLETTING.

Tenant shall not assign this Lease or sublet the leased premises without the prior written consent of Landlord provided that any assigning or subletting shall not alter Tenant’s obligations under the Lease.

28. APPLIANCES.

The following appliances are the property of Landlord and shall be provided by Landlord to Tenant during the term of the Lease:

? Stove ? Dryer

? Refrigerator ? Garbage Disposal

? Dishwasher ? Microwave

? Washer ? Air Conditioning

? Other________ ? Other_________

Landlord is responsible for repairs to appliances listed above unless otherwise stated here:

______________________________________________________________________________

______________________________________________________________________________

29. UTILITY SERVICES.

Landlord and Tenant agree to pay for the charges for utilities and services supplied to the leased premises as follows:

Charge or Service: Paid By:

Electric to Premises ---------------------------------- -__________________________

Natural Gas -----------------------------------------------__________________________

Water Service & Sewer Charges----------------------- __________________________

Refuse Collection ----------------------------------------__________________________

Lawn Maintenance----------------------------------------__________________________

Water Softener Charges----------------------------------__________________________

Snow and Leaf Removal -------------------------------- __________________________

Pest Control Charges--------------------------------------__________________________

Parking Fee -------------------------------------------------__________________________

Television Cable -------------------------------------------__________________________

Condominium /Homeowner's Association Fee ----- __________________________

Other:---------------------------------------------------------__________________________

Other ---------------------------------------------------------__________________________

Landlord has the right to temporarily turn off any utility or other service to the leased premises in order to make repairs or to perform necessary maintenance on the leased premises. Landlord is not responsible for loss of service if interrupted by circumstances beyond the control of Landlord.

30. GOVERNMENTAL POWER OF EMINENT DOMAIN.

Eminent domain is the legal name for the right of a government such as the state or county or city to take private property for public use. The government must pay fair compensation to anyone who has any right in the property that is taken by the government. If all or any part of the leased premises (or the building within which the leased premises is located) is taken by eminent domain, this Lease will terminate automatically. Landlord and Tenant agree to release each other from any responsibilities or damages resulting from the leased premises being taken by eminent domain.

31. VIOLATIONS.

Tenant violates this Lease Agreement if Tenant:

a. Fails to pay rent or other charges to Landlord on time; or

b. Leaves (abandons) the leased premises without Landlord’s permission before the end of the Lease; or

c. Does not leave the leased premises at the end of the Lease, unless Landlord consents to Tenant remaining on the leased premises on a month-to-month basis; or

d. Does not comply with any other provision in the Lease.

If Tenant violates the Lease, Landlord may sue each Tenant in court:

a. To collect overdue rent, late charges, and money damages caused by Tenant’s violation of the Lease; or

b. To recover possession of the leased premises (eviction); or

c. To collect unpaid rent until the end of the Lease or until another person takes possession of the leased premises as a new tenant.

32. WAIVER OF NOTICE TO QUIT.

IF TENANT VIOLATES THIS LEASE, EACH TENANT AGREES TO WAIVE NOTICE TO QUIT. THIS MEANS THAT LANDLORD MAY FILE A COMPLAINT IN COURT ASKING FOR AN ORDER EVICTING EACH TENANT FROM THE LEASED PREMISES WITHOUT GIVING EACH TENANT NOTICE TO QUIT FIRST. LANDLORD DOES NOT HAVE THE RIGHT TO THROW TENANT OUT OF THE LEASED PREMISES (SELF-HELP EVICTION). LANDLORD CAN ONLY EVICT TENANT BY COURT ACTION.

LANDLORD DOES NOT HAVE THE RIGHT TO SUE IN COURT FOR EVICTION UNLESS A TENANT HAS VIOLATED AN AGREEMENT IN THIS LEASE. EVEN THOUGH EACH TENANT IS WAIVING NOTICE TO QUIT, EACH TENANT WILL HAVE A CHANCE IN COURT TO CHALLENGE LANDLORD’S CLAIM FOR EVICTION.

33. LIABILITY.

? THIS IS A JOINT AND SEVERAL LEASE .

? THIS IS NOT A JOINT AND SEVERAL LEASE

IF THIS IS NOT A JOINT AND SEVERAL LEASE, THEN THE LANDLORD CAN ONLY SUE ONE TENANT FOR THAT TENANT'S VIOLATION OF THE LEASE.

IF THIS IS A JOINT AND SEVERAL LEASE, THEN THAT MEANS THAT ALL THE TENANTS AS A GROUP AND EACH OF THE TENANTS AS AN INDIVIDUAL ARE RESPONSIBLE TO LANDLORD FOR ALL OF THE AGREEMENTS OF THIS LEASE. FOR EXAMPLE, IF THE RENT IS NOT PAID, LANDLORD CAN SUE ALL OF THE TENANTS (JOINTLY) FOR ANY UNPAID RENT OR, LANDLORD CAN BRING A SUIT AGAINST ANY ONE TENANT SEPARATELY (SEVERALLY) FOR ALL OF THE UNPAID RENT.

34. NOTICES.

Except as otherwise provided in this Lease, any notices required or allowed to be given under this Lease by either Tenant or Landlord must be in writing and will be considered to be received when sent by U.S. Mail, postage prepaid and registered or certified, with return receipt requested, at the address set forth below or by delivering the notice in person to the person listed below. For purposes of notice, the addresses of the parties shall be as follows:

If to Landlord: If to Tenant:

35. OTHER AGREEMENTS BETWEEN LANDLORD AND TENANT.

Landlord and Tenant agree that the additional agreements marked with a “yes” below are part of and incorporated into this Lease.

|YES--NO |= |CHECK-IN AND CHECK-OUT PROCEDURES |

|YES--NO |= |RULES AND REGULATIONS |

|YES--NO |= |PET ADDENDUM |

|YES--NO |= |OTHER: |

BY SIGNING THIS LEASE, EACH TENANT AGREES THAT TENANT HAS READ AND UNDERSTANDS ALL OF THE AGREEMENTS IN THIS LEASE.

Landlord ___________________________________________ Date ______/_____/_______

Tenant_____________________________________________ Date ______/_____/_______

Tenant_____________________________________________ Date ______/_____/_______

Rules and Regulations

1. Tenant ♦ shall or ♦ shall not arrange for a garbage collector to service the Leased Premises. If Landlord arranges for the provision of such service, Tenant shall be required to pay an administrative charge to Landlord in addition to the monthly trash collection fee charged to Tenant.

2. Tenant acknowledges that Landlord will conduct 2 inspections of the leased premises within the first 6 months of the term of the Lease. The first inspection shall be announced; the second inspection will be unannounced. If the Landlord is satisfied that the leased premises is maintained in a good fashion, there will be only one inspection conducted annually, unless an emergency occurs.

3. SMOKING is not permitted on the leased premises. Tenant and the guests and invitees of Tenant shall comply with this policy. In the event that Tenant or a guest or invitee of Tenant smokes on any property adjacent to the leased premises, then Tenant shall provide a receptacle for the disposal of any cigarette butts. Tenant shall not throw or permit guests or invitees of Tenant to throw cigarette butts on any sidewalk or street adjacent to the leased premises.

4. If any check of Tenant is returned for insufficient funds or any other cause to Landlord, then Tenant shall pay all costs incurred by Landlord or Tenant as a result of the returned check. Thereafter, at the discretion of Landlord, all future rental payments shall be made by cashier check or money order for a minimum of 1 year.

5. Tenant shall not dispose of grease, coffee grounds, sanitary napkins, or smoking material in drains or toilets on the leased premises.

6. Tenant shall dispose of all trash, garbage and any other waste materials on the leased premises as required by law.

7. Tenant shall maintain the parking areas and sidewalks adjacent to the leased premises, which includes snow removal. All snow and ice removal by Tenant must be completed in accordance with any applicable local ordinances.

8. Tenant shall maintain all smoke alarms on the leased premises in good working order.

9. Tenant may park 1 vehicle on the leased premises, unless otherwise agreed to in writing. All vehicles must be properly registered and licensed under the laws of the Commonwealth of Pennsylvania.

10. Tenant shall not destroy, damage or deface any part of the leased premises or common areas in the building where the leased premises is located.

11. Tenant shall not disturb the peace and quiet of other tenants or neighbors.

12. Tenant agrees that Tenant will mow the lawn on the leased premises and keep the landscaping in a neat condition.

13. [Add additional rules and regulations here.]

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