Lease Agreement

Residential Lease Agreement

THIS LEASE AGREEMENT (hereinafter referred to as the "Agreement") made and entered into this day of , 20 , by and between , whose address is (hereinafter referred to as "Lessor") and (hereinafter referred to as "Lessee").

W I T N E S S E T H :

WHEREAS, Lessor is the fee owner of certain real property being, lying and situate in County, , such real property having a street address of .

WHEREAS, Lessor is desirous of leasing the Premises to Lessee upon the terms and conditions as contained herein; and

WHEREAS, Lessee is desirous of leasing the Premises from Lessor on the terms and conditions as contained herein;

NOW, THEREFORE, for and in consideration of the sum of TEN DOLLARS ($10.00), the covenants and obligations contained herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto hereby agree as follows:

1. TERM. Lessor leases to Lessee and Lessee leases from Lessor the above described Premises together with any and all appurtenances thereto, for a term of year(s), such term beginning on , and ending at 12 o'clock midnight on .

2. RENT. The total rent for the term hereof is the sum of DOLLARS ($ ) payable on the day of each month of the term, in equal installments of DOLLARS ($ ) first installment to be paid upon the due execution of this Agreement, the second installment to be paid on .

3. USE OF PREMISES. The Premises shall be used and occupied by Lessee and Lessee's immediate family, consisting of , exclusively, as a private single family dwelling, and no part of the Premises shall be used at any time during the term of this Agreement by Lessee for the purpose of carrying on any business, profession, or trade of any kind, or for any purpose other than as a private single family dwelling.

4. CONDITION OF PREMISES. Lessee stipulates, represents and warrants that Lessee has examined the Premises, and that they are at the time of this Lease in good order, repair, and in a safe, clean and tenantable condition.

5. ASSIGNMENT AND SUB-LETTING. Lessee shall not assign this Agreement, or sub-let or grant any license to use the Premises or any part thereof without the prior written consent of Lessor.

6. ALTERATIONS AND IMPROVEMENTS. Lessee shall make no alterations to the buildings or improvements on the Premises or construct any building or make any other improvements on the Premises without the prior written consent of Lessor.

7. NON-DELIVERY OF POSSESSION. In the event Lessor cannot deliver possession of the Premises to Lessee upon the commencement of the Lease term, through no fault of Lessor or its agents, then Lessor or its agents shall have no liability, but the rental herein provided shall abate until possession is given.

8. HAZARDOUS MATERIALS. Lessee shall not keep on the Premises any item of a dangerous, flammable or explosive character that might unreasonably increase the danger of fire or explosion on the Premises or that might be considered hazardous or extra hazardous by any responsible insurance company.

9. UTILITIES. Lessee shall be responsible for arranging for and paying for all utility services required on the Premises.

10. MAINTENANCE AND REPAIR; RULES AND REGULATIONS. Lessee will, at its sole expense, keep and maintain the Premises and appurtenances in good and sanitary condition and repair during the term of this Agreement and any renewal thereof.

(a) Not obstruct the driveways, sidewalks, courts, entry ways, stairs and/or halls, which shall be used for the purposes of ingress and egress only;

(b) Keep all windows, glass, window coverings, doors, locks and hardware in good, clean order and repair;

(c) Not obstruct or cover the windows or doors;

(d) Not leave windows or doors in an open position during any inclement weather;

(e) Not hang any laundry, clothing, sheets, etc. from any window, rail, porch or balcony nor air or dry any of same within any yard area or space;

(f) Not cause or permit any locks or hooks to be placed upon any door or window without the prior written consent of Lessor;

(g) Keep all air conditioning filters clean and free from dirt;

(h) Keep all lavatories, sinks, toilets, and all other water and plumbing apparatus in good order and repair and shall use same only for the purposes for which they were constructed.

(i) And Lessee's family and guests shall at all times maintain order in the Premises and at all places on the Premises, and shall not make or permit any loud or improper noises, or otherwise disturb other residents;

(j) Keep all radios, television sets, stereos, phonographs, etc., turned down to a level of sound that does not annoy or interfere with other residents;

(k) Deposit all trash, garbage, rubbish or refuse in the locations provided therefor and shall not allow any trash, garbage, rubbish or refuse to be deposited or permitted to stand on the exterior of any building or within the common elements;

(l) Lost keys shall be the full responsibility of the Lessee(s). Any cost incurred because of lost keys shall be borne by Lessee(s). All keys must be returned upon move-out or there will be a charge deducted from the security deposit to replace the key/lock;

(m) No furniture filled with a liquid or semi-liquid such as waterbeds shall be permitted on the premises without the Lessor’s written consent.

(n) The Lessee agrees to get Lessor’s written consent and approval before having cable, satellite or telecommunication cables or devices installed on the premises.

(o) The Lessee is prohibited from adding locks to, changing or in any way altering locks installed on the doors of the premises without written consent of the Lessor.

(p) No goods or materials of any kind which are combustible or would increase fire risk shall be taken or placed on the Premises. Storage shall be Tenants risk and Landlord or its agent shall not be responsible for any loss or damage.

(q) No nails, screws or adhesive hangers except standard picture hooks, shade brackets and curtain rod brackets may be placed in walls, woodwork or any part of Premises.

11. DAMAGE TO PREMISES. In the event the Premises are destroyed or rendered wholly untenantable by fire, storm, earthquake, or other casualty not caused by the negligence of Lessee, this Agreement shall terminate from such time except for the purpose of enforcing rights that may have then accrued hereunder.

12. SECURITY DEPOSIT. Lessee agrees that upon execution of this lease they shall pay months security deposit in the amount of DOLLARS ($ )

A. No damage to any part of apartment or fixtures.

B. Entire apartment, including but not limited to, range, oven, refrigerator, bathroom, closets and kitchen cabinets must be cleaned when Lessee vacates the apartment.

C. No indentations or scratches in wood or resilient floor caused by furniture or other objects. Carpet cleaned professionally.

D. No stickers, tapes, adhesives or other material affixed to walls, appliances, sink or bathtub.

E. No scratches or holes in walls, ceiling, woodwork, cabinets, appliances, etc.

F. No delinquent rents.

G. All debris, rubbish and discards to be placed in proper trash containers in designated area outside building.

H. Forwarding address left with Lessor.

I. The following charges against the security deposit will be made if the prerequisite conditions are not complied with:

I. All costs of labor and materials for cleaning, repairs, etc.

II. Re-rental fees, if apartment is vacated before the lease expires, including advertising and sublet fees.

III. Any unpaid rent during lease period.

IV. All collection fees and costs related to delinquent or unpaid rents.

J. Security deposit will be returned by a check mailed to the forwarding address left with Lessor.

13. INSPECTION OF PREMISES. Lessor and Lessor's agents shall have the right at all reasonable times during the term of this Agreement and any renewal thereof to enter the Premises for the purpose of inspecting the Premises and all buildings and improvements thereon.

14. SUBORDINATION OF LEASE. This Agreement and Lessee's interest hereunder are and shall be subordinate, junior and inferior to any and all mortgages, liens or encumbrances now or hereafter placed on the Premises by Lessor.

15. LESSEE'S HOLD OVER. If Lessee remains in possession of the Premises with the consent of Lessor after the natural expiration of this Agreement, a new tenancy from month-to-month shall be created between Lessor and Lessee which shall be subject to all of the terms and conditions hereof except that rent shall then be due and owing at DOLLARS ($ ) per month and except that such tenancy shall be terminable upon fifteen (15) days written notice served by either party.

16. SURRENDER OF PREMISES. Upon the expiration of the term hereof, Lessee shall surrender the Premises in as good a state and condition as they were at the commencement of this Agreement, reasonable use and wear and tear thereof and damages by the elements excepted.

17. ANIMALS. At Lessor’s discretion and depending upon size and type of animal, Lessee shall be entitled to keep no more than (___) domestic dogs, cats or birds; however, at such time as Lessee shall actually keep any such animal on the Premises, Lessee shall pay to Lessor a pet deposit of DOLLARS ($ ), DOLLARS ($ ) of which shall be non-refundable.

18. QUIET ENJOYMENT. Lessee, upon payment of all of the sums referred to herein as being payable by Lessee and Lessee's performance of all Lessee's agreements contained herein and Lessee's observance of all rules and regulations, shall and may peacefully and quietly have, hold and enjoy said Premises for the term hereof.

19. INDEMNIFICATION. Lessor shall not be liable for any damage or injury of or to the Lessee, Lessee's family, guests, invitees, agents or employees or to any person entering the Premises or the building of which the Premises are a part or to goods or equipment, or in the structure or equipment of the structure of which the Premises are a part, and Lessee hereby agrees to indemnify, defend and hold Lessor harmless from any and all claims or assertions of every kind and nature.

20. DEFAULT. If Lessee fails to comply with any of the material provisions of this Agreement, other than the covenant to pay rent, or of any present rules and regulations or any that may be hereafter prescribed by Lessor, or materially fails to comply with any duties imposed on Lessee by statute, within seven (7) days after delivery of written notice by Lessor specifying the non-compliance and indicating the intention of Lessor to terminate the Lease by reason thereof, Lessor may terminate this Agreement.

21. LATE FEES, NSF CHECKS AND STOP PAYMENTS. The monthly rent set forth shall be increased $2.00 per day if paid the 1st of the month not to exceed $10.00 per month for the first $500 in monthly rent plus 5% per month for any amount in excess of $500 in monthly rent for the late payment of rent.

22. ABANDONMENT. If at any time during the term of this Agreement Lessee abandons the Premises or any part thereof, Lessor may, at Lessor's option, obtain possession of the Premises in the manner provided by law, and without becoming liable to Lessee for damages or for any payment of any kind whatever.

23. ATTORNEYS' FEES. Should it become necessary for Lessor to employ an attorney to enforce any of the conditions or covenants hereof, including the collection of rentals or gaining possession of the Premises, Lessee agrees to pay all expenses so incurred, including a reasonable attorneys' fee.

24. RECORDING OF AGREEMENT. Lessee shall not record this Agreement on the Public Records of any public office.

25. GOVERNING LAW. This Agreement shall be governed, construed and interpreted by, through and under the Laws of the State of Illinois.

26. SEVERABILITY. If any provision of this Agreement or the application thereof shall, for any reason and to any extent, be invalid or unenforceable, neither the remainder of this Agreement nor the application of the provision to other persons, entities or circumstances shall be affected thereby, but instead shall be enforced to the maximum extent permitted by law.

27. BINDING EFFECT. The covenants, obligations and conditions herein contained shall be binding on and inure to the benefit of the heirs, legal representatives, and assigns of the parties hereto.

28. DESCRIPTIVE HEADINGS. The descriptive headings used herein are for convenience of reference only and they are not intended to have any effect whatsoever in determining the rights or obligations of the Lessor or Lessee.

29. CONSTRUCTION. The pronouns used herein shall include, where appropriate, either gender or both, singular and plural.

30. NON-WAIVER. No indulgence, waiver, election or non-election by Lessor under this Agreement shall affect Lessee's duties and liabilities hereunder.

31. MODIFICATION. The parties hereby agree that this document contains the entire agreement between the parties and this Agreement shall not be modified, changed, altered or amended in any way except through a written amendment signed by all of the parties hereto.

32. PERSONAL GUARANTY: FOR VALUE RECEIVED, and in consideration of Landlord entering into the above Lease with Tenant, the undersigned hereby unconditionally guarantees the prompt and full payment of rent and other amounts due thereunder, and the performance by Tenant of all other obligations, terms and conditions of the Lease.

As to Lessor this day of , 20 .