Residential Lease (tenant copy) property address: _______________________________ date ___________
1. Parties: (circle one) Oakview Rentals Woodlawn Courts ETC for John R. Ables IRA
And the following tenants that are jointly and severally liable for rent and performance of this agreement:
Other occupants: ___________________________________________________________________________
2. No roommates without pre -approval and $25 monthly per person payment (guests stay 7 days maximum).
3. Term of lease: ______ months. Lease begins on ______________ and ends on ____________
The lease will automatically renew month to month. Either party can cancel lease after the ending date with a 30 day written notice. This is a binding contract. Tenant
must occupy property within 5 days of signing lease.
4. Rent: you will pay $_________ per month in advance without demand on the 1st day of the month. Late fees apply after the 4th of the month. Returned checks will be
charged at $50 plus late fees regardless of reason. Rent payment will be made to: on-site at the drop box or mailed to: PO Box 6255 McKinney, TX 75071.
Make rent payable to: ________________________________ Late fees: If you don't pay all rent on or before the 4th day of the month you pay a late charge of $10 the 5th
day and a late charge of $5 per day after that. If we do not receive any rent by the 13th we will begin the eviction process via the courts in your county.
4.1 Security deposit: Before move-in you will pay $__________ in security deposit. The security deposit cannot be used as last month's rent. No portion of a deposit return
will be mailed until two weeks after move out. No interest is earned on this deposit. Deductions from security deposit: Landlord may deduct reasonable charges for
damages, costs to properly clean, deodorize, exterminate, replace un-returned keys, repairs to appliances, blinds, removing furniture, trash, and other unpaid charges
for which the tenant is responsible, including attorney fees and court costs related to tenant violations. All of the security deposit will be forfeited if you break your lease
for any reason or do not provide a 30 day notice to vacate at the end of your lease. Pet fees are not returned. Pet deposits are subject to deposit rules. Call 972-837-5541
5. Utilities: you are responsible for: electric, cable tv, and water/sewer lawn gas
5.1 Animals: no pets are allowed some pets are allowed only after a pet fee and deposit are paid:
_____ Cats: Pet fee is $_______ per ________ plus $_________ deposit: Maximum 2
_____ Dogs: Pet fee is $_______ per ________ plus $_________ deposit: Maximum 2 NO Pit-bulls or mixes.
If you board a pet (even if it is not your own pet) unauthorized; you will risk terminating your lease.
5.2 Policies: NO SMOKING INSIDE ($450 fee assessed if it occurs), no illegal drugs, do not paint rooms, no stickers on walls, no marking walls, music at reasonable
levels, no oil leaks from vehicles, no repairing vehicles. Toilet or plumbing stops if your fault $25 fee. No handy wipes, baby wipes, or tampons in toilet, no grease down
kitchen sink, 1 vehicle is permitted per adult. No commercial trucks larger than a pickup. No scrap collecting. No dish installations without permission. No daycare
operations or babysitting more than 2 children.
Total Move in: rent: $________+ utilities (if applicable): $_________+ deposit: $__________= $___________
5.3 Default: you will be in default if you do not pay the rent you owe, you or a guest violates our policies, you give false information, are arrested, convicted, detained,
charged with a felony involving drugs or violence. *see full lease for all policies and information. If you default we may in terminate of your lease with 24 hour notice.
5.4 Agreement of parties: There are no oral agreements between landlord and tenant. This lease contains the entire agreement. Your agreement is confirmed on this
first page summary with more details in the full lease you initialed. Landlord's past delay or non-enforcement of any rents of policies, or due dates, shall not be deemed
a waiver of any other part of this agreement. You may request a full copy of your lease at any time. *The full lease is also available on-line at: oakviewrentals.info
______________________________ _________ _______________________________ ___________
Tenant Date Tenant Date
Landlord /Agent: John Ables 972-837-5541 email@example.com for repairs contact John Ables 9am to 5 pm. no calls after 6 please
RULES AND POLICIES (Tenant copy)
DO NOT PUT COOKING GREASE DOWN THE KITCHEN DRAIN. Use a coffee can or other can to pour excess grease into and keep it covered and in the refrigerator until
you are ready to throw it into the dumpster.
NO DOGS OR CATS without prior written permission and deposit & fee paid. You cannot "add" a cat or dog to an existing lease without prior approval.
DO NOT PAINT ANY ROOM without permission.
STOPPED TOILETS: Do not flush anything but toilet paper down the drain. ABSOLUTELY no feminine hygiene products can be flushed. No paper towels or baby wipes.
Use a plunger yourself to try and clear the stoppage. If we come out and clear a drain line and determine that the stoppage is from a toy, feminine hygiene product, or
non-flushing paper products there will be a $25 charge to be paid with the next month's rent. If we have to call a plumber and it is not our fault, then the tenant is
responsible for the bill.
KEEP YOUR PLACE CLEAN: You are expected to keep your living quarters clean. That means regular vacuuming, cleaning of counter tops, bathtub, toilet, and
refrigerator. If the landlord determines that your home is not clean and therefore at risk for roach infestation he may: 1. require you to clean the home; or, 2. require you
to pay $100 at your expense for cleaning; or, 3. terminate your lease if the problem is not resolved within 30 days of written notice.
DOMESTIC VIOLENCE. If we receive complaints from your neighbors regarding domestic disturbances your lease can be terminated. You will normally receive one
warning before being asked to leave.
NO ILLEGAL DRUGS or paraphernalia. If you are convicted or arrested your lease may be terminated.
IF YOUR VEHICLE LEAKS OIL or fluids you will need to get it repaired or park it on the street.
PLEASE KEEP MUSIC VOLUME AT RESPONSIBLE LEVELS
EXTERMINATOR: We will use professional exterminators when necessary. If you have a reason that you do not want these services please let management know in
MOVE OUT: You must notify management in writing and provide a minimum 30-day notice. Move Out Procedures will be provided after the 30-day notification. Any
security deposit amount owed will be mailed to your forwarding address within two weeks of move out / key return. An itemized list of deductions, if applicable, will be
included with the check. No refunds will be paid at the time of move-out.
NEW ROOMATES: Any adult living in the home more than 7 days and not on this lease must be approved by management with a complete background check.
Additional roommates may cost additional rent and/or city utility charges if applicable on your lease. Minimum charge per person $25 per month.
NO SMOKING INSIDE you could pay $450 to re paint the unit if smoking odors are present.
6. USE and CONDITIONS: Tenant may not: install a hot tub, trampoline, pool or spa, repair vehicles in drive, conduct child care services for pay, conduct any activity that
is noisy or smelly or paint rooms.
A. PHONE NUMBERS: Tenant agrees to always inform landlord of any changes in tenant's phone numbers and e-mail. (Including cell phone numbers).
B. PARKING: Tenant may not park more than 2 vehicles at the property including all types of vehicles or craft. There is no parking on the grass. No storage of any
vehicles that are not currently registered and insured. No vehicles are allowed to be parked that are not owned by the tenant. No boats are allowed to be stored on
C. ACCESS BY LANDLORD: Landlord may post "for rent" signs on the property at will. When accessing the property landlord will attempt to contact tenant, but may
enter the property at reasonable times to make repairs, perform maintenance, inspect property's condition, leave written notices, or exercise contractual statutory liens.
D. MOVE-IN: Landlord makes no express or implied warranty about the property's condition. Tenant will complete an inventory and condition form and return it to the
landlord within 10 days of move in. If tenant fails to deliver the move-in form the property will be considered free of damage.
E. MOVE OUT. The tenant will provide 30-day written notice and surrender the property in the same condition that it was received, clean and free of all trash. Tenant
may not abandon the property.
F. ABANDONMENT: Abandonment occurs when all occupants have vacated the property and the tenant is in breach of the contract for lack of rent payment. The
landlord will affix a written notice of abandonment to the inside of the main entrance, or if the property is not accessible the landlord will post a written notice to the
outside of the door that the landlord considers the property abandoned. The tenant will have 2 business days to prove the property is not abandoned.
G. POSSESSIONS LEFT BEHIND: If tenant leaves personal property after a move out or abandonment the landlord may donate the property to charity, or sell such
property according to the state code 54.045.
H. TENANT'S RESPONSIBILTIES: Tenant shall: Keep the property clean, supply replacement light bulbs, replace lost keys, keep entry clean and organized. Tenant will
not put grease down drain. Tenant will regularly clean floors. Tenant should move vehicles out of harm's way during weather events (ice and wind on trees).
I. SUBLET: There are not provisions for sublets or assignments of this lease.
7. REPAIRS AND SECURITY DEVICES: All requests for repairs should be made in writing and delivered to or e-mailed to the landlord using the reapir request form at
www.oakviewrentals.info . Repairs that are chargeable to the tenant: Damage or stoppage to drains caused by objects in the line such as toys, diapers, baby wipes,
grease, damage to doors, windows, blinds, screens. Request for changes in door locks or any security device shall be made in writing.
8. SMOKE DETECTORS: We'll furnish smoke detectors as required by statute or city ordinance, and we'll test them and provide working batteries when you first take
possession. After that, you must pay for and replace batteries as needed, unless the law provides otherwise. We may replace dead or missing batteries, without prior
notice to you. You must immediately report smoke detector malfunctions to us. Neither you nor others may disable smoke detectors.
9. ANIMALS: No animals (including mammals, reptiles, birds, fish, rodents, amphibians, arachnids, and insects) are allowed, even temporarily, anywhere in the home or
home community unless we've so authorized in writing. If we allow an animal you must pay an animal fee and deposit. An animal fee is not returned on move out and
a deposit is considered a general security deposit. We will authorize a support animal for a disabled (handicapped) person. We may require a written statement from a
qualified professional verifying the need for the support animal. You must not feed stray or wild animals. If an unauthorized dog or cat is in your home for any reason
you will need to pay a fine of $100 per animal, due immediately, plus $10 per day for each day until the animal is removed. Cat fee:$50 plus $50 deposit per cat. Dog
fee: $200 plus $200 deposit <30 pounds.
No pit bulls or pit mixes or Rottweilers are allowed.
10. DEFAULT BY RESIDENT: You'll be in default if: (1) you don't pay rent or other amounts that you owe on time; (2) you or any guest or occupant violates this Lease
Contract, home rules, or fire, safety, health, or criminal laws, regardless of whether arrest or conviction occurs; (3) you abandon the home; (4) you give incorrect or false
answers in a rental application; (5) you or any occupant is arrested, charged, detained, convicted, or given deferred adjudication or pretrial diversion for (i) a felony
offense involving actual or potential physical harm to a person, or involving possession, manufacture, or delivery of a controlled substance, marihuana, or drug
paraphernalia as defined in the Texas Controlled Substances Act, or (ii) any sex related crime, including a misdemeanor; (6) any illegal drugs or paraphernalia are
found in your home; or (7) you or any occupant, in bad faith, makes an invalid habitability complaint to an official or employee of a utility company or the government.
Eviction. If you default, we may end your right of occupancy by giving you a 24-hour written notice to vacate. If you break your lease you owe the balance of the lease.
The exceptions are identified in the property code and relate to military service and family violence.
11. SECURITY GUIDELINES: for Residents
o Check the door viewer before answering the door. Don't open the door if you don't know the person or have any doubts. Children who are old enough to take care of
themselves should never let anyone inside when home without an adult. o Regularly check your security devices and smoke detector to make sure they are working
properly. Smoke detector batteries should be tested monthly and replaced at least twice a year. o Immediately report in writing (dated and signed) to us any needed
repairs of security devices, doors, windows, smoke detectors, as well as any other malfunctioning safety devices on the property, such as broken access gates, burned
out exterior lights, etc. o If your doors or windows are not secure due to a malfunction or break-in, stay with a friend or neighbor until the problem is fixed. o When you
leave home, make sure someone knows where you're going and when you plan to be back. o Lock your doors and leave a radio or TV playing softly while you're gone.
Close curtains, blinds and window shades at night. o While gone for an extended period, secure your home and use lamp timers. Also stop all deliveries (such as
newspaper and mail) or have these items picked up daily by a friend. o Don't give entry keys, codes or gate access cards to anyone. o Always lock the doors on your
car, even while driving. Take the keys and remove or hide any valuables. Park your vehicle in a well-lit area.o Check the backseat before getting into your car. Be
careful stopping at gas stations or automatic-teller machines at night- or anytime when you suspect danger. There are many other crime prevention tips readily
available from police departments and others. We recommend that all residents and occupants use common sense and follow crime prevention tips, such as those
listed below: o In case of emergency, call 911. Always report emergencies to authorities first and then contact the management. o Report any suspicious activity to the
police first, and then follow up with a written notice to us. o Know your neighbors. Watching out for each other is one of the best defenses against crime. o Always be
aware of your surroundings and avoid areas that are not well-traveled or well-lit. o Keep your keys handy at all times when walking to your car or home. o Do not go
inside if you arrive home and find your door open. Call the police from another location and ask them to meet you before entering. o Make sure door locks, window
latches and sliding glass doors are properly secured at all times. o Use the keyless deadbolt in your unit when you are at home.
12. SMOKING: There is no smoking allowed at any time inside the rental unit. This applies to residents and visitors. If smoking occurs a $450 fee is assessed. If smoking
continues the lease will be terminated. If you do smoke outside you must not throw cigarette butts on the ground, rather you must put them in a container.
13. RESIDENTIAL LANDLORD'S LIEN: Landlord will have a lien for unpaid rent against all of Tenant's nonexempt personal property that is in the property and may seize
such nonexempt property if tenant fails to pay rent. Subchapter C, Chapter 54, Property code governs the rights of the parties regarding Landlord's lien. Landlord may
collect a charge for packing, removing, and storing property seized in addition to other amounts owed.
14. HOLDOVER: If tenant fails to vacate at the end of the lease termination by either party, the rent will increase to three times the normal rent calculated on a daily
15. LIABILITY: Unless caused by landlord, landlord is not responsible to tenant, their guests, relatives for any damages to personal property including vehicles, caused
by (but not limited to) ice, water leaks, chemicals, radon, mold, smoke, odors, winds, snow, hail, or broken/falling dead tree branches. This includes damage to furniture
or belongings and personal injuries due to slips and falls, or other hazards. Tenant will promptly reimburse landlord for damages caused to the landlord's property by
their occupants, pets, or guests. Landlord is not responsible for any food lost in refrigerators or freezers due to malfunction or power loss.
16. AGREEMENT OF PARTIES: This section supports the agreement summary signatures on page 1. There are no oral agreements between landlord and tenant. This
lease contains the entire agreement. Landlord's past delay or non-enforcement of any rents of policies, or due dates, shall not be deemed a waiver of any other part of
this agreement. Should the court find any part of this lease unenforceable, the remainder of this lease will remain enforceable. All tenants are jointly and severally
liable for the terms and provisions of this lease. It is the tenant's responsibility to determine before signing this lease all aspects of services, schools, transportation that
are sufficient for tenant's needs. Unpaid rent will be reported to credit monitoring agencies. The laws of the state of Texas shall be the laws governing this lease.
Your Cell phone number: ___________________________________________________________________
Your emergency Contact information: _____________________________________________________________
ORIGINALS AND ATTACHMENTS. This Lease Contract has been with single original signatures a copy of which will be provided to you. Our rules and community
policies, if any, will be provided to you at signing. When an Inventory and Condition form is completed, both you and we should retain a copy. The items checked
below are attached to this Lease Contract and are binding even if not initialed or signed.
___ Additional Special Provisions
___ Animal Addendum
___ Apt. Rules or Community Policies
___ Asbestos Addendum (if asbestos is present)
___ Inventory & Condition Form
___ Lead Hazard Information and Disclosure Addendum
___ Lease Contract Guaranty (______ guaranties, if more than one)
___ Mold Information and Prevention Addendum
___ Move-Out Cleaning Instructions
___ Notice of Intent to Move Out Form
___ TCEQ Tenant Guide to Water Allocation
___ Utility Allocation Addendum for: ? electricity ? water ? gas
___ Other ________________________________________________
When it is time to move out: Instructions
Your lease requires you to notify us 30 days before you want to move out. We hope you have enjoyed living here. In order that we may mutually end our relationship on
a positive note, this move-out letter describes how we expect your unit to be left and what our procedures are for returning your security deposit.
Please provide to us your new address and any phone changes. We will need this to mail you refunds from your security deposit. The normal time for this is one or two
weeks after move out. A reminder: Texas law Property Code 92.108 states "no tenant may withhold any portion of the last month's rent on grounds that the security
deposit is for unpaid rent" violation of this law subjects you to up to three times the rent in penalties via the courts.
Basically, we expect you to leave your rental unit in the same condition it was when you moved in, except for normal wear and tear. Specifically, here's a list of items
you should thoroughly clean before vacating:
[ ] Vacuum carpets and rugs (shampoo if necessary)
[ ] Mop kitchen and bathroom floors. Clean laundry room floor and walls.
[ ] Clean any marks off walls, doors, and mirrors
[ ] Clean baseboards of any dust. Clean any built-in shelves
[ ] Kitchen cabinets, countertops and sink, stove and oven--inside and out (use easy-off)
[ ] Refrigerator -- clean inside and out, empty it of food, and turn it off, with the doors left open
[ ] Bathtubs, showers, toilets, and plumbing fixtures clean with Clorox and a brush
Please don't leave anything behind--that includes bags of garbage, clothes, food, newspapers, furniture, appliances, dishes, plants, cleaning supplies, or other items
that belong to you. Once you have cleaned your unit and removed all your belongings, please call me at 972-837-5541 to arrange for a walk-through inspection and to
return all keys.
This Mold and Mildew Addendum (the "Addendum") dated ________ is attached to and
made a part of the lease dated _____________ (the "Lease") by and between ________________________ owner of the property ("Lessor"), and
____________________________________ ("Resident") for address number _________ Building ____________________________________
Resident acknowledges that it is necessary for Resident to provide appropriate climate control, keep the Unit clean, and take other measures to retard and prevent mold
and mildew from accumulating in the Unit. Resident agrees to clean and dust the Unit on a regular basis and to remove visible moisture accumulation on windows,
walls and other surfaces as soon as reasonably possible. Resident agrees not to block or cover any of the heating, ventilation or air conditioning ducts in the Unit.
Resident also agrees to immediately report to the management office: (I) any evidence of a water leak or excessive moisture in the Unit, as well as in any storage room,
garage or other common area; (ii) any evidence of mold- or mildew-like growth that cannot be removed by simply applying a common household cleaner and wiping
the area; (iii) any failure or malfunction in the heating, ventilation or air conditioning system in the Unit; and (iv) any inoperable doors or windows. Resident further
agrees that Resident shall be responsible for damage to the Unit and Resident's property as well as personal injury to Resident and Occupants resulting from Resident's
failure to comply with the terms of this Addendum
Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards Lead Warning Statement
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is
especially harmful to young children and pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of known lead-based paint and/or
lead-based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention.
(a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below):
(i) ______ Known lead-based paint and/or lead-based paint hazards are present in the housing (explain).
(ii) __XX__ Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the housing.
(b) Records and reports available to the lessor (check (i) or (ii) below):
(i) ______ Lessor has provided the lessee with all available records and reports pertaining to
lead-based paint and/or lead-based paint hazards in the housing (list documents below).
(ii) __XX___ Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.
Lessee's Acknowledgment (initial)
(c) ________ Lessee has received copies of all information listed above.
(d) ________ Lessee has received the pamphlet Protect Your Family from Lead in Your Home.
Agent's Acknowledgment (initial) ________ Agent has informed the lessor of the lessor's obligations under 42 U.S.C. 4852(d) and is aware of his/her responsibility to
Certification of Accuracy
The following parties have reviewed the information above on both mold and lead based paint and certify, to the best of their knowledge, that the information they
have provided is true and accurate.
Lessor ______________________________ _______________________________ Date _________
Agent ________________________________________________________________Date _________
Water, Sewer and Trash Collection Allocation Addendum
For Van Alstyne apartments
1. Reason for allocation. When water and sewer bills are paid 100 percent by the property owner, residents have no incentive to conserve water. This results in a waste
of our state's natural resources and adds to the overhead of the property - and that usually means higher rents.
2. Your payment due date. Payment of your allocated water/sewer/trash collection bill is due 16 days after the date it is postmarked or hand delivered to your home.
You agree to mail or deliver your payment to the place indicated on your bill so that payment is received no later than the due date. You will pay a late charge of 5
percent of your water/sewer/trash collection bill if we don't receive timely payment
3. Allocation procedures. Your monthly rent under this lease contract does not include a charge for water/sewer/trash collection. Instead, you will be receiving a bill
from each month for such utilities. We may include this as a separate and distinct charge (line item) as part of a monthly billing statement. We will allocate the monthly
mastermeter water/sewer/trash collection bill for the home community, based on an allocation method approved by the Texas Commission on Environmental Quality
(TCEQ). All spaces in the mobile home park receive equal billing. The normal date on which the utility company mails its monthly bill to us for the water/sewer/trash
collection is about the first day of the month. Within 10 days thereafter, we will try to allocate that mastermeter bill.
4. Common area deduction. We will calculate your allocated share of the mastermetered water/sewer/trash collection bill according the TCEQ rules. Before calculating
your portion of the bill, we will deduct for irrigation of landscaping and all other common area uses, as required by TCEQ rules. We will also deduct for any utility
charges for vacant units. No administrative or other fees will be added to the total mastermeter water/sewer/trash collection bill(s) to be allocated unless expressly
allowed by TCEQ rules. No other amounts will be included in the bill except your unpaid balances and any late fees you incur.
5. Change of allocation formats. The above allocation formula for determining your share of the mastermetered water/sewer/trash collection bill cannot be changed
except as follows: (1) the new formula is one approved by the TCEQ; (2) you receive notice of the new formula at least 35 days before it takes effect; and (3) you agree to
the change in a signed lease renewal or signed mutual agreement.
6. Previous average. As required under TCEQ rules, you are notified that the average monthly bill for all dwelling units in the previous calendar year was $______ per
unit, varying from $________ to $________ for the lowest to highest month's bills for any unit in the home community for this period, if such information is available.
7. Right to examine records. During regular weekday office hours, you may examine (1) our water/sewer/trash collection bills from the utility company; (2) our
calculations of your monthly allocations; and (3) any other information available to you under TCEQ rules
8. TCEQ. Water allocation billing is regulated by the TCEQ, which has published a summary of the rules (called a tenant guide). A copy of this summary or a copy of the
rules is attached. This addendum complies with those rules.
Resident or Residents Owner or Owner's Representative
GENERAL CONDITION OF RENTAL UNIT AND PREMISES
PO Box 6255 McKinney, TX 75071
Street Address_______________________________________ Unit Number_____ City_________________
List any specific items that are damaged or worn, upon move in.
[ ] Tenants acknowledge that all smoke detectors and fire extinguishers were tested in their presence and found to be in working order, and that the testing procedure
was explained to them. Tenants agree to test all detectors at least once a month and to report any problems to Landlord/Manager in writing. Tenants agree to replace
all smoke detector batteries as necessary. Items identified as worn or damaged may or may not be repaired or replaced at landlord's discretion, depending on the item.
Charge for Services and Turnover Costs
The following list includes some (not all) of the most common charges in residence turnover or accidental damage done by a tenant.
ITEM AMOUNT ITEM AMOUNT in $ dollars
Clean carpet (per room) 50.00 Replace blind 35.00
Repair Carpet threshold 25.00 Replace bathroom mirror 40.00
Painting (per room) 50.00 Replace chrome/ceramic towel bars 15.00
Paint per gallon-turnover 20.00 Replace soap dish 8.00
Touch up paint one room 30.00 Repair chip on sink or tub per chip 10.00
Touch up drywall per room 10.00 Replace kitchen drain stopper 8.00
Fist through drywall per hole + paint 20.00 Remove foreign object from disposal 15.00
Trash removal (exterior or interior) 75.00 Replace damaged resilient flooring 25.00
General Cleaning (As clean as when it was leased) 8-10 hours labor 150.00
Hourly labor rate - other items 25.00 Clean refrigerator 25.00
Key not returned each 25.00 Clean ceiling fan 10.00
Replace window screen 25.00
Replace entry lock or dead bolt 50.00 Clean oven 50.00
Replace interior door 75.00 Replace broiler pan 25.00
Deodorize from cigarette/smoke smell 125.00 Nail hole per hole 1.00
Initial your names below shows that you have read the above and you are in complete agreement with it.