Date of Lease: __________ Lease Term: Start Date:
__________ End Date: ________
Total Monthly Rent (to be paid with only one
check per month*): $_____ Security Deposit:
$_____
*$5 extra
bookkeeping charge for each additional rent check submitted over the agreed
upon single rent check per apartment tenant group per month. Experience has found that requiring single
check per month from tenant groups prompts groups of cotenants to coordinate
with one another to ensure full and timely payment of all scheduled rents,
while also reducing the number of cotenants’ relatively small rent checks
Landlord must process and deposit each month.
Additional Fees
& Charges.
Nonrefundable Application
Fee: $50/Single Applicant; $60/Married
Couple.
Sublet/Relet Charge: $200 per individual sublettor. Coin Operated Laundry Rm: ~$1/load (may change).
Returned “Bounced” Check
Charge for Not Sufficient Funds (NSF):
$50.
Parking Rent: $50/mo/outdoor assigned space & $100/mo/garage space (as per Separate Parking Lease).
THE TWO PARTIES OF
THIS LEASE: LANDLORD/LESSOR &
TENANT.
1. LANDLORD/LESSOR: AT HOME PROPERTY MANAGEMENT COMPANY, LLC
2. TENANT: Normal Share of Rent (*to only be
IDENTIFICATION AND DESCRIPTION OF PROPERTY AND RENTAL APARTMENT DWELLING UNIT.
This Lease is made on _________________, by and
between At Home Property Management Company, LLC (hereinafter referred to
as "Lessor," “Landlord” and “AHPMC”) and below-signed Tenant/Co-signer parties (hereinafter
collectively called "Tenant"),
regarding lease of (print Address, Apt. #, and Floor of Bldg) _________ _____________________________________,
Evanston, IL 60201 (hereinafter "the Apt."). Lease terms effective immediately upon both
of the below parties signing this document and any addendum’s. If a conflict arises between the Lease or
lease addendum’s/riders and the Evanston Residential Landlord And Tenant
Ordnance, the Ordnance takes precedence.
The below-signed Tenant parties hereby agree to be held responsible,
individually or jointly, along with all other subsequent co-signers and/or subletters
to perform all duties stated in Lease.
This includes, but is not limited to guarantee that rent will be paid
in full and on time.
PART I. Executive Summary.
Landlord Shall: maintain
the property, including yard, mechanical gas heat furnaces and hot water
heaters; provide weekly rubbish removal from Rear Alley, that is usually done
early Wed. Mornings; enforce rules of Lease/Property (e.g., no loud music or
other noise that disturbs neighbors, no parking in unauthorized parking spaces,
no smoking on the premises); honor ALL terms of this Lease; and comply with the
City of Evanston Landlord-Tenant Ordnance.
Tenant Shall: ensure Landlord receives
100% of scheduled rents by first of each month; be respectful of neighbors
(e.g., don’t play loud music or let cars of visiting guests park in neighbors’
assigned rented parking spaces); be respectful of the property, which includes
doing no damage and keeping the apartment clean and tidy; keep the property
free of tobacco, illegal drugs, guns and explosives. For example, Landlord will not permit any tenant to disturb the
peace and quiet of other tenants, many of whom are serious NU students who need
and expect a quiet home environment in which to study and sleep. Landlord fully expects all tenant/cotenant
parties to honor the terms of this Lease.
Likewise, Tenant can count on Landlord to fully honor the terms of this
Lease, to include the above-listed key terms.
PART II. MAIN BODY OF LEASE AGREEMENT.
*By their initials below on this Page 2 and on the last page of this Lease, Tenant acknowledges receiving a copy of each of the two-above documents.
1.
*Rent & Security Deposit Payment Schedule.
a. Per
Section 1 of Apartment Lease, the
monthly rent is both due by and must be paid by the first. "Paid" is defined as received
by the first of each month. Rent is "Late" if it has not
been either postmarked or delivered by the first. To
help Tenant ensure Rent is received On Time (and avoid stiff Late Fee), Tenant
has option to give Landlord Tenant’s post-dated rent checks (dated the First of
the Month), which Landlord will accept and hold and not cash until the first of
the applicable month. This
simple method of paying rent with post-dated checks is widely used by AHPMC
tenants. Late Fee is 10% of the full
monthly Scheduled Rental amount (not just 10% of a cotenant’s agreed upon
rent), due in the form of Scheduled Rent, and compounds monthly if all
Scheduled Rent, Late Fees and NSF “bounced check” Fees are not paid in full; if the check is not either postmarked or
delivered by the fifth, the rent shall increase by ten-percent of the full
monthly Scheduled Rent for each successive calendar month that the full rent is not paid in full
starting from the first of the applicable month. For example, if July rent and 10% Late Fee is not paid by the end
of July, a second 10% late fee--in the form of additional rent
due--automatically accrues on the first of August. Such increased rent is due with the next months rent check, if
not paid with the late rent check, and this is deductible first from interest
payable on the security deposit and then from the security deposit. Such deductions shall be automatic and no
notice is required from Lessor to Tenant.
An accounting of these deductions shall be provided to Tenant in the
written notice as required by the Evanston Landlord/Tenant Ordnance, Section
5-3-5-1(C). Failure to pay 100% of all Scheduled Rent, Late Fees and NSF Fees is a
serious breach of this Lease and entitles Landlord to seek all Legal remedies,
to include possibly evicting Tenant under the Cook County and City of Evanston
Landlord Tenant Ordinances.
b. Two-percent (2%) Simple
Straight Line Accrued Annual Interest is paid on the Security Deposit money
after the entire 100% Security Deposit is received and deposited by Landlord.
c. NSF “Bounced Check” Fees and Late Rent. Tenant agrees to pay a $50 charge for any check returned to
Lessor for either Not Sufficient Funds (NSF) or for any other reason. If Tenant does not automatically remit this
charge to Lessor upon notification from either Lessor or Tenant's bank, Lessor
shall have the right to deduct such amount from the Security Deposit. If more than two checks are returned to
Lessor in a one-year period, Lessor has the right to demand that all future
payments be by certified check or money order.
To make it easier for Tenant to pay their rent on time, Lessor will
accept and hold post-dated checks (i.e., dated on the first of each month),
which Lessor shall not deposit until on or after the first of each applicable
month.
d. All rent and security deposit payments shall
be made payable to "At Home Property Management Company, LLC” and, unless
informed otherwise in writing, delivered or USPS mailed to: At Home Property Management Company, LLC;
1026 Garnett Place, #2R; Evanston, IL 60201-1339. Landlord
may, at Landlord’s complete discretion, change the address to which Tenant
mails or delivers rent checks, after Landlord gives Tenant 30-days notice.
e. All
security deposits shall be the equivalent of 1.5 (150%) of one months rent,
unless Landlord agrees otherwise.
f.
The Rent and Security Deposit for this lease shall be paid by check, money
order, certified check, or cash; credit card payments not accepted.
g. If Lessor
has not received full payment of all Security Deposit and first month’s rent
within five-business days of presenting Lease to Tenant for
signature/execution, Lessor has option to cancel this Lease and immediately
sign a new lease with another tenant party.
h. Note: Any occupancy prior to scheduled occupancy
date shall be paid on a prorated basis (e.g., $900/mo. rent in a 30-day month =
$30/day).
i. The Scheduled Rent on P. 1 shall continue on a month to month
basis after Lease End Date, until either Lessor or Tenant exercises options to
terminate lease or all parties mutually agree to a change of rent, as per other
provisions of this Lease.
j. Absolutely no part of the
Security Deposit is to be used for any Rent and especially Last Month’s
Rent. If Tenant fails to pay the
entire last month's rent, Lessor has the option, at Lessor’s discretion, to
recover the amount of rent due plus damages equal to twice the amount of
wrongfully withheld Rent plus reasonable attorneys' fees.
k. Aside from the provisions in Section 7.b. below, Tenant
may not make deductions, FOR ANY REASON, from the monthly rent. The only exception to this is if the
Landlord provides Tenant with either email or written permission to withhold
rent.
l.
Lessor
will apply Tenant payments and possible deductions from Security Deposit Refund
to the following accounts in this prioritized order: first, against Rent and Late Rent; second, against Tenant’s
unpaid utilities charges,; third, against any outstanding charges for Parking
under a separate parking Lease Agreement; fourth, against charges to repair
damages caused by Tenant or Tenant’s guests; and fifth, against Late Charges.
m.
Apartment
Utilities and Security Deposit. Upon
satisfactory completion of Lease and in accordance with the City of Evanston
Residential Landlord and Tenant Ordnance, Tenant shall either receive or have
mailed to Tenant (at address Tenant shall provide) the full reimbursed/refunded
security deposit from Landlord, plus 5%/year Simple (noncompounding) Interest
within 21-days of Lease End Date.
Generally, tenants are responsible for paying their own utilities. To support equanimity among cotenant groups,
Landlord may, at Landlord’s discretion, withhold money from Tenant's security
deposit money for nonpayment of utilities as per the terms of this Lease and
any addendum’s. If, for example, one co-tenant sublets in the summer and
fails to pay his share of the electric bill, Landlord may either deduct money
from this co-tenant’s security deposit money and give this money to the other
tenants to “cover” the unpaid utility bill of the tenant or, in the case of a
tenant’s unpaid Water/Sewer bill, deduct the amount of the unpaid Water/Sewer
bill from Tenant’s Security Deposit Refund.
2.
Storage.
a.
General
Rule. Tenants keep their property
inside their Apt. Except for door mats
and bikes, no boots, shoes, umbrellas, or anything else is to be left outside
the Apt. (e.g., cluttering up and posing a possible trip safety hazard on
stairs and porches).
b.
The
only outdoor place on the property where bikes may be "stored" is
inside the Bike Storage Room. Bikes—and
the dirty tires--belonging to Tenant and Tenants' guests may not be stored in
the basement, rear fire escape, or any other common area. Under no circumstances, are bikes allowed
to be brought inside Apt., the Laundry Room or any other indoor area on the
property. Violation of this may subject
Tenant to charge of $10/month.
c.
Tenant
is responsible for removing all personal property from Apt. and premises by
Lease End Date. If Tenant does not
remove Tenant’s possessions from the premises at the end of the Lease, Tenant
shall automatically and conclusively be presumed to have abandoned the same and
Tenant’s title thereto shall thereby pass under this lease as a bill of sale to
Lessor without additional payment or credit by Lessor to Tenant. Landlord may dispose of Tenant’s abandoned
property as Landlord sees fit.
3.
Utilities.
a.
Lessor shall provide lawn/tree maintenance and rubbish/recycables
removal from the Rear Alley (usually early Wednesday mornings, is when the City
of Evanston picks up trash and recyclables).
b. Unless specified otherwise below, Tenant shall pay for their
own (Landlord shall Cross Out As
Applicable and If Not Crossed Out Tenant Shall Pay):
Electric (Commonwealth Edison Co, AKA “ComEd”);
Gas for heat, hot water and stove/oven cooking (Northern Illinois Gas
Co, AKA “NICOR Gas”);
Water/sewer (City of Evanston);
Phone (Ameritech), cable TV, maid house cleaning,
plus any other services or utilities.
c. Tenant
agrees to have at least one of the adult (nonMinor-aged) tenants on each floor
formally listed on all the active utility accounts (e.g., NICOR Gas and ComEd),
effective from the earlier of either the scheduled lease occupancy date or the
date of occupancy and until completion of Lease End Date.
d. Circle Apt./Unit As May Be Applicable (Landlord Property
Manager to circle applicable parts and delete nonapplicable parts):
1026GP1F/B (separate electric
meters, shared gas meter);
1026GP1R/2R (separate
electric meters, shared gas meter with 2R paying 2/3rds of gas and
1R 1/3rd of gas);
1026GP3R/L (shared electric
meter, with electric split prorated on number of residents—2/3rds paid by 3RL
and 1/3rd paid by 3R, and shared gas meter 50-50 split regardless of
relative number of occupants in 3R and 3RL);
1103GP1A/B (separate electric meters, shared heat and cooking gas meter, both
electric & gas split 50-50);
1916MA1A/B (shared electric meter, shared gas meter,
shared water/sewer meter);
1918MA1A/B (shared electric
meter, shared gas meter, shared water/sewer meter).
As
applicable, all Tenant and Cotenants agree to work with both cotenants (on this
signed lease) and neighboring tenants in adjoining units with shared utility meters,
and only those with shared meters, to
“split” the shared the electric and
water/sewer bills on a prorated basis based on the number of people living in
the respective apartments, as well as to “spilt” the shared gas meter based on
the comparative square footage as determined by Landlord.
For example, if there are a total of five
persons living in 1008GP1A/B (3 people
in 1008GP1A and 2 people in 1008GP1B ),
then the Suite 1A cotenants shall pay three-fifths (60%) of the electric bills, and 1B cotenants shall be responsible
for two-fifths (40%). But because
1008GP1A and 1008GP1B are the same approximate square footage, the cotenants
living in 1008GP1A and 1008GP1B shall split the gas bill, regardless of the
numbers of cotenants living in 1008GP1A and 1008GP1B.
Or, to cite another example, if there are
a total of four people living in 1026GP1F
and two people living in 1026GP1B , total of six people in the two
apartments, then the Suite 1F cotenants shall pay two-third (67%) of the shared
gas/heat bills, and the 1B cotenants shall be responsible for one-third (33%).
Or, to cite another example, if there are
a total of three persons living in 1026GP3R (1 people) and 1026GP3RL (2
people), then the 3R cotenant shall pay one-third (33%) of the electric and
half of the gas/heat bill, and the two 3RL cotenants shall be responsible for
two-thirds (67%) of the electric and half of the gas/heat bill.
Or, to cite another example, if there is
a total of one person living in 1026GP1R and one person in 1026GP2R , then the
1R tenant pays two-thirds the gas bill and the 2R tenant pays one-third the gas
bill.
e. The thermostat for 1008GP1B is located in
1008GP1A, unavailable to the 1008GP1G
residents. The thermostat for 1026GP2R
is located in 1026GP1R, unavailable to the 1026GP2R resident. The thermostat for 1026GP3R is located in
1026GP3RL, unavailable to the
1026GP3R resident. The thermostat for 1103GP 1B is located in 1103GP1A, unavailable to the 1103GP1B residents.
f. While Tenant saves money sharing the monthly electric and gas
meter charges, 1008GP1A/B, 1026GP1B, 1103GP1A/B Tenants clearly understand and
agree to pay for the following common area lights and appliances tied to their
applicable meters:
Laundry Room (lights, washer, dryer, security
system control panels); basement common area lights (stairs, hallway, utility furnace room, and hot water
heaters); the interior stairs; rear and front and back common area lights; and
garage(s) including—for 1026GP1B Tenant--the 1026GP Garage Loft Office and
Storage Room, and Bike Room. Tenant
understands and agrees to pay these additional utility costs because it is
recognized that these costs are incorporated into the agreed upon Rent. Tenant agrees to have at least one 1A/1B or
3R/L tenant formally listed on the active gas and electric metered accounts
with Northern Illinois Gas and Commonwealth Edison, respectively. 1916MA1A/B
and 1918MA1A/B tenants agree to have at least one 1A/1B tenant listed on the
Evanston Water/Sewer account and to completely pay/settle Water/Sewer account
before Security Deposit money is refunded.
g. To help
ensure cotenants and Landlord are treated equitably, Landlord may—at Landlord’s
complete discretion—act as adjudicator by withholding and cross leveling security
deposit money, plus 5% accrued interest to make utility payments. For example, if a cotenant moves out of the
apartment on June 20th, does not return and leaves his/her cotenants
with unpaid electric or gas bills, Landlord may withhold money from the absent
cotenant and credit this amount to damaged tenants in the form of credit on
their security deposit refunds.
Cotenants seeking such adjudication by Landlord, should give Landlord
copies of all bills and documentation.
In
cases where Landlord must adjudicate disagreements among cotenants, calculate
or withhold security deposit money to settle a utility account, Landlord will
charge a fee of $50 plus expenses (such as long-distance phone calls) to
compensate for Landlord Property Manager’s time to resolve such a dispute.
(5.
Tenant
recognizes that Evanston has unusually expensive Water/Sewer rates. In recognition that a running toilet can and
will waste enough water each week to fill a swimming pool, Tenant shall not
waste water by both failing to report to Landlord running toilets, leaking
dripping and running faucets, and leaving faucets open for any unreasonable
length of time or otherwise. If toilet
or faucet develops a leak, Tenant is responsible for reporting this problem to
Landlord. Failure by Tenant to report a
leaking faucet or toilet will entitle Landlord, at Landlord’s discretion, to
receive additional Rent of $5/day.
i. Shared Heat Thermostats in Selected Units. CIRCLE APPLICABLE UNITS: 1008GP1A/B, 1026GP1R/2R, 1026GP3R/3L, 1103GP1A/B, 1916MA1A/B,
1918MA1A/B. Given that the before-listed apartments share a common gas meter and furnace, there
is only one thermostat that controls the heat to the shared units. The before-listed
underlined and highlighted units have the thermostat that controls the
temperature. By their initials
below, Tenant acknowledges that he/she has read, understands and agrees to work
cooperatively with their neighboring tenant to set the thermostat and vents at
a comfortable setting which is mutually
acceptable to all concerned. It is
incumbent on the tenants to work this out amongst themselves and not draw
Landlord and Property Manager into mediating any disagreements between the
tenants regarding how they want to set their shared thermostat.
j. Other Terms of Payment of Utilities:
_________________________________________________________________
i. By their
signatures below, tenant(s) certify that they have read, understand and accept
as reasonable and fair all of the above terms of agreement for Access to
Apartment/Unit:
X__________________________
Date: _____ X____________________
Date: ______ X______________________
Date: _____
4. Appliances, Window
Treatments & Wall Hardware.
Landlord is responsible for providing a working stove and the
blinds/curtains found in the Apt. at Lease Start Date, all of which Tenant is
responsible for maintaining as per Section 7. below. Tenant has option to use their own refrigerator or use Landlord’s
refrigerator in the Apt. If Tenant does
not like the existing window blinds/drapes and wall hardware (such as bathroom
towel racks), Tenant is responsible for providing any new window
blinds/treatments and any new wall hardware, as per Section 7., or unless
Landlord agrees to provide the requested items. Tenant is responsible for either repairing or replacing broken window
blinds/drapes and—if Lessor provides a refrigerator--either repairing or
replacing the refrigerator with a comparable used refrigerator. Tenant shall not install or permit to be
installed any signs, posters, or picture visible outside of the apartment
without the Landlord’s written permission.
Landlord may, at Landlord’s discretion, install “FOR RENT,”
“SUBLET,” “ROOMMATE WANTED” and “Male
or Female Roommate Wanted to Share Great Furnished Apartment” signs—with
847/332-2525 phone number in the interior Front Facing windows, as well as on
the exterior of the building.
5. Furniture. Unless noted otherwise below or elsewhere in this Lease or a
Lease Addendum, it’s understood Tenant is renting an unfurnished
apartment. Tenant and Landlord may do a
separate lease for furniture .
Generally, $5/mo/piece is the furniture rental rate. Generally, desks, bureaus, beds, desk
chairs, sofas, a pair of bed-side tables each lease for $5/month. Failure of Tenant to pay their $5/mo./piece
rent for use of Landlord’s furniture, entitles Landlord to deduct
$5/mo/piece—in the form of additional Apt. Rent—from Tenant’s Security
Deposit. Use or rental of any
additional furniture, not listed-below, that both Landlord owns/controls and
tenants want to use will be worked out either as an addendum to this Lease or
under the terms of a separate lease.
7. Maintenance & Cleaning.
a.
In
some respects, renting an AHPMC “apartment home” or single family home is like
renting a traditional single family house (where the tenant maintains
everything), versus leasing an apartment in a high-rise apartment building with
a full-time Maintenance Man (where the Landlord is responsible for fixing and
repairing everything). In General,
Tenant is responsible for the cleaning and maintaining the Apt., along with all
the fixtures (e.g., water plumbing, lighting, BaRm Exhaust Fan), appliances and
equipment in the Apt. Tenant is
responsible for cleaning the Apt. in the same or better cleanliness and working
order—less fair wear and tear-- upon Lease End Date than it was at Lease Start
Date. Tenant is also responsible for
cleaning their Apt. windows (interior and exterior sides window panes, as well
as the interior and exterior trim/molding border surrounding the windows).
Unless specified otherwise below, Tenant is individually and jointly
responsible for keeping their stairs, steps, sidewalks and assigned parking
places swept clean of snow, ice,
leaves, tree twigs/branches, berries, dirt and
trash/litter. If Tenant fails
to shovel, sweep and clean the above areas, Landlord may provide a 24-hour
telephone warning, after which Lessor has right to have the work
completed. Under such circumstances,
Tenant would owe Landlord additional rent at a rate of $20/hour for the labor
and time of Maintenance Man and Property Manager to complete Tenant’s
above-outlined responsibilities.
b.
For
individual repairs costing more than $50, Tenant must first get Lessor's written authorization/ permission and
Tenant must mail Lessor original copy of all receipts and deduct the cost of
the authorized maintenance expense from the next monthly rent check. Tenant
is not entitled to deduct money from rent unless the original copy of the
receipt is given to Lessor. For
example, if Tenant hires a plumber to fix a running/leaking toilet by replacing
the rubber toilet flapper for $40, Tenant pays the $40 bill, deducts $40 from
the next rent check and mails Lessor the original copy of the receipt. Tenant will receive a credit off rent for
any charges over $50, if—and only if-- Tenant first receives Landlord’s Okay
and submits original copy of the
receipt to Lessor. Tenant shall never
have more than $100 of work completed in any month without Landlord's
permission. Tenant is responsible for
paying—in the form of additional Rent--all repair and maintenance bills greater
than $100 which may not be first approved and authorized by Landlord Property
Manager.
c.
With
two-days emailed or written notice, Lessor may, at Tenant's cost, make all
repairs, replacements and interior cleaning whenever the need results from
Tenant's negligence, recklessness, illegal activities and violations of the
provisions of this Lease. The rates
shall be as outlined in Section 24. “Move Out Cost Schedule,” with money due in
the form of additional Rent.
d. Tenant is responsible for complying with all requirements of City
recycling Ordinances, which include setting out newspapers, bottles, cans, and
plastic for weekly Wednesday early morning pick-up by the City Recycling
Collection Truck. Tenant will be
provided one red City plastic recycling bin, which Tenant is responsible for
returning to Lessor at the end of this lease in a clean and undamaged
condition. Tenant is also responsible
for setting out the red recycling Bin out in Back Alley for collection and
recovering Bin after weekly pick up.
e. Lessor is
responsible for changing the forced air furnace filters and for maintaining
furnaces and hot water heaters. For the
general safety of all residents, tenants are never permitted to store any
personal property—esp. flammable items such as clothes, boxes and paper--in
Lessor’s furnace and hot water heater utility closets. Tenants who breach this provision in the
Lease and store unauthorized personal belongings in Lessor’s furnace rooms, hot
water heater utility rooms and laundry rooms will pay landlord
$1/month/square/foot, in the form of additional Rent, for unauthorized use of
Lessor’s utility rooms. Occasionally,
when the small gas pilot lights on stove/ovens, hot water heaters and furnaces
are blown out, Tenant handles doing the simple and safe procedure of relighting
the pilot lights. Property Manager will
show Tenant how to relight a pilot light, if Tenant does not know how to do
this.
f. When
needed, Lessor shall pay for repairing and replacing hot water heaters.
g.
Tenant
responsible for clearing clogged PLUMBING drain lines. Drain lines generally do NOT become clogged by water and normal use; drain lines will work for
decades problem free when used properly.
Drain lines become occluded and blocked/clogged if objects such as
plastic disposable razor blade heads, shampoo bottle caps, toothpaste tub caps,
and unchecked hair are
permitted down into the drain. Thus, Tenant shall keep and use metal or plastic
screens over shower and bath drains.
Clogged and partially clogged “slow” water and sewer drains are to be
cured by Tenant at Tenant's complete expense.** If Lessor must get involved in fixing Tenant’s clogged drains,
Tenant will reimburse Lessor, in the form of additional Rent, for all
associated costs and at a rate of $20/hour for time of Maintenance Man and
Landlord Property Manager.
**It’s particularly important that tenants
never flush any type of tampon, diapers, paper towels or padding down
the toilets or drains. As most adult home owners and
women know, the highly absorbent tampon materials greatly expand in water and
they will clog sewer drain lines.
Tenant will pay for 100% of all plumbing rodding and associated costs if
drain lines become clogged (e.g., by tampons).
h. If there is a garbage
disposal in the kitchen sink, Tenant is completely responsible for maintaining
the garbage disposal and for garbage disposal clogs.
i. Mold causes tile grout to disintegrate. If parts of the Apt. tile caulk and grout
turn dark gray or red with mold it is because the premises are not being
maintained in accordance with this Lease.
Tenant agrees to pay costs of tile cleaning and repair in cases where
tile grout has turned dark gray or red with mildew or mold. Tenant
shall only use "soft" liquid chemical cleaners WITH BLEACH
(that is needed to kill mildew and mold organisms), such as Lysol, Joy and Mr.
Clean; no STEEL WOOL OR scrub abrasive cleaners shall ever be used (e.g.,
Comet, Ajax) in Apt.. Excluding
fair wear and tear, Tenant shall pay—in the form of additional rent—costs
associated with removing gouges and scratches from porcelain bathtubs, sinks
and fiberglass showers, which are caused by Tenant’s breach of this Lease.
j. *Cleaning and Upkeep of Kitchen.* The objective of this clause is for
Tenant to maintain a safe and sanitary kitchen, which will prevent fires and
stop and prevent cock roaches, mice and other pests from having a supply of
food. Tenant will ensure that no more
than two neatly bagged containers of trash shall accumulate in the
kitchen. To prevent kitchen grease
fires and for tenants’ overall safety, all
trash and stacks of recycled newspaper will be stored at least three-feet away
from the gas stove/oven. No
residual grease or food crumbs/particles will be left for more than a week on
the exterior or interior of the stove and oven, countertops, floor (including
under refrigerator and stove/oven), on dish drain board and in the toaster or
any other appliance. Tenant is responsible for cleaning below
stove/oven and refrigerator at Lease End Date or upon Move Out.
k. Policy
& Rules On Air Conditioners. Window
air conditioning appliances (WAC’s) are expensive appliances to buy, install,
maintain and uninstall for winter storage.
Unless the apartment comes with central air conditioning (CAC), care and
maintenance of window air conditioners, if either provided (as an addendum
penned in on this Lease), are the sole responsibility of Tenant. Tenant has the option of renting used (not
new) WAC’s from the Landlord’s and having WAC’s professionally installed by
Landlord for $60/month for a minimum of three-months,
payable in one lump sum in advance (e.g., June through Aug.). If Tenant wants to rent a
newly-purchased WAC, Landlord will
split 50-50% the purchase cost and Landlord will pay the entire Installation
costs, if Tenant agrees to the following:
Tenant shops for and buys the new WAC; moves the new WAC to their
apartment; then Tenant must send Landlord a copy of the purchase receipt with
their next rent check; Tenant can deduct one-half the cost of the new WAC from
the subsequent rent check; and Tenant agrees Landlord owns the new WAC at the
end of the Lease, which Tenant will leave in the apartment. Under no circumstances, will Tenant ever
install a WAC without Landlord’s written permission (as, in the past, WAC’s improperly installed by tenants have
fallen out of windows, landing on parked cars and caused other property
damage). Violation of this clause
(without Landlord’s or Property Manager’s permission) shall entitle Landlord to
$90/month ($3/day) in additional Apt. Rent.
Landlord shall not be responsible for buying, installing or uninstalling
unauthorized used WAC’s. Tenant is
liable for both faulty installation (including water damage caused by dripping
WAC condensation), damage to overloaded electrical circuits and removal of unauthorized WAC’s by
Property Manager or Maintenance Man.
l. Real pine needle Christmas trees are
permitted in the Apt. only on a case by case basis and only with Lessor’s
permission. Tenant is responsible for the legal disposal of Xmas tree IAW
Evanston Recycling Ordnance, as well as any damage caused by pine tree (tearing
storm door window screens and scratching doors and walls when moving the tree
in and out of the Apt.).
m.
ALL types of mail, advertising flyers and
newspapers delivered to Tenant and Tenant’s mailbox belong to Tenant. Thus, all junk mail is Tenant’s responsibility to clean up. Advertising flyers, junk mail, etc. are not
to be left or "discarded" on the Front Porch or Foyer. If tenants' newspaper comes secured by
rubber bands or plastic wrap, such materials are not to be littered on the
Porch, Foyer or ground.
n.
Tenants
are responsible for keeping the trash and clutter picked up from their Front
and Rear porches, steps, stairs and yard areas.
o. Tenant is responsible for
any damages to the storm door glass, mesh screen, staircase walls, doors,
paint, walls, etc. caused by Tenant or Tenants' moving agents. Such damage is NOT considered fair wear and
tear. Tenant is expected to carefully
supervise their moving agents and care for the Apt. and property as if it were
their own.
p.
Decorating and Remodeling. Aside
from using small nails to mount framed pictures on walls, Tenant may not modify
the walls, lighting and floors without the email or written permission of
Lessor. In moderation, Tenant may use
small nails to mount framed pictures on walls.
At Landlord’s discretion, Tenant is completely responsible for
restoring/repainting walls (only with matching paint provided by Landlord) at
the end of the lease (e.g., the simple procedure of spackle filling holes and
repainting). Tenant shall return the Apt. to preexisting condition at the end
of the Lease. To hang posters on the
wall, Tenant shall not use any type of adhesive tape, which dry bonds to dry
wall and requires Durbond patching, priming and painting to restore the wall;
if small nails or tacks are not used, Tenant is only permitted to use adhesive
“Blue Tack” (TM) putty that minimizes
wall damage and marks.
Decorating, if any, to be performed by Landlord shall not be a condition
precedent to possession or payment of Rent.
Any additional hardware (such as towel racks), fixtures and other
improvements installed by either Lessor or Tenant during the Lease Term shall
be Landlord’s property and shall remain in the Apt. after Lease End Date,
without compensation or credit to Tenant.
q. To help keep carpeted apartments clean
(especially those with expensive wall-to-wall carpet), Tenant will follow the
house practice standard in Asia of removing shoes at the door. This simple sanitary practice will GREATLY
simplify the task of maintaining a clean, tidy Apt. home.
r.
Tenant leasing Apt. with
carpet shall own and use a good vacuum cleaner at least once per month. Tenant agrees to take very
good care of the carpet as if they owned it.
Tenant shall pay the costs of having carpet floors and stairs in the
Apt. professionally steam cleaned either whenever a cotenant moves out or once
per year or at the end of the lease, which ever comes first (e.g., ~
$30/room). All Apt. carpet will be
professionally cleaned at Lease End Date.
s.
Cleaning Services. Lessor can provide the names and phone numbers of
reasonably-priced and proven cleaning ladies who have been used by other
tenants (e.g., only ~$1/day/month for a 3BR apt. at $45/cleaning cleaned twice
per month). Landlord strongly
encourages, but does not require Tenant to use monthly or bimonthly
professional cleaning service.
t.
Up
to twice per year, Lessor and Property Manager may do safety and preventive
maintenance inspections of the Apt. (e.g., check for running/leaking toilets,
check below sinks for water leaks, change furnace filters, adjust and lubricate
door lock sets and doors, etc). With as
little as 48-hours notice (no notice in case of emergency), Lessor has option
to enter the Apt. to inspect for safety, general maintenance and Lease
compliance.
u.
Timely
replacement and maintenance of all light bulbs and fixtures--which operate on
Tenant’s electric meter and only on Tenant’s electric meter--is Tenant’s
responsibility, to include Tenant’s Front and Rear Porch and Stairs. Landlord is not responsible for buying and
installing new light bulb’s in Tenant’s apartment or in Tenant’s Front and Rear
Porches and Stairs. If Tenant fails to
replace burned out light bulbs with the
appropriate type of working replacement bulb and for life, safety and security reasons, Landlord may replace light bulbs and charge
Tenant—in the form of additional Rent—the light bulb material cost plus labor
(at $20/hr) to shop for, buy and install the correct type of working
replacement light bulbs/fixtures. Tenant will only use 60-watt or lower incandescent
light bulbs in the white five-blad two-bulb ceiling fan lights and as
per Hampton Bay manufacturer’s safety recommendations. Tenant understand and accepts that light
bulbs with more than 60-watts will melt and damage ceiling fan light fixtures,
which could result in fire and the cost of such damages or repairs would be
Tenant’s responsibility.
v.
Tenant’s
Responsibility To Clear Snow and Clean Selected Common Areas. Leasing in one of Landlord’s small walk up
apartment homes is comparable to renting a single family house (where tenant
usually maintains the entire property) and different than leasing an apartment
in a much larger high rise or walk up court yard apartment building. Accordingly, all tenants are responsible
for keeping clean—of snow, ice, leaves and trash--the front and rear exterior
sidewalk and steps/porch to their apartment.
[1] First Floor residents are
responsible for picking up the trash and junk mail that tends to collect on the
Front Porch and keeping Front Exterior Wall and porch/hand railing clean of
snow, ice, leaves and trash.
[2]
#1B Garden Apartment Tenant is responsible for cleaning the Rear
Basement Hallway and Laundry Room and keeping clean—of snow, ice, leaves and
trash—Rear Porch/Stairs, Sidewalk and Patio going out to the Rear Alley.
[3]
The 1006GP Coach House Tenant is responsible for keeping clean—of snow,
ice, leaves and trash-- Front Coach House Sidewalk, plus sidewalk going out to
the Rear Alley and Rear Patio and Sidewalk going out to the 1008GP Rear
Basement Laundry Room Door.
[4]
Second Floor Tenant is responsible for both the Rear Stairwell and the entire
interior stair well leading up to the Top--2nd or 3rd--Floor; that is
[a]
1008GP2A Tenant is responsible for Rear 1008GP Interior Stairwell and
Rear Exterior Stairs, Landings, Exterior Steps;
[b]
1026GP2R and 1026GP3R residents are responsible for keeping clean—of
snow, ice, leaves and trash—the entire
Rear Exterior Stairs, Porch Landings,
Steps and two-foot-wide Passageway
between 1026GP Garage and Rear Stairs;
[c]
1103GP2 Tenant is responsible for keeping clean—of snow, ice, leaves and
trash—of the entire East Interior 3-story Stairwell).
[5]
3rd Floor Tenant is generally responsible for keeping
clean—of snow, ie, leaves and trash—all interior and exterior stairs and
passageways leading to both Front and Rear Entrances; that is
[a] 1026GP2R and
1026GP3R residents share responsibility for keeping clean—of snow, ice, leaves
and trash—the entire Rear Exterior Stairs, Porch Landings, Steps and two-foot-wide Passageway between 1026GP Garage and Rear Stairs;
[b]
1026GP3RL Tenant is responsible for keeping clean—of snow, ice, leaves
and trash—the entire two-story two sets of stairs—both exterior and
interior—leading up the Third Floor 3RL Interior Door; 1103GP3 3rd
Floor Tenant is responsible for keeping clean—of snow, ice, leaves and
trash—the entire North 3-story set of
stairs.
[c]
1103GP3 Tenant is responsible for keeping clean—of snow, ice, leaves and
trash—of the entire North Exterior 3-story Stairs and first three-feet around
base of Stairs.
8. Noise Control: Loud
Music, Partying and Disturbing Neighbors Is Strictly Prohibited. It definitely is not permitted for tenants and their guests to
disturb neighbors.
"Disturbed" is defined as the following: if a neighbor can hear you and your activities
become a source of complaint. By
signing this Lease, Tenant understands and agrees that all of the other tenant
residents at the property are people who require a very quiet environment
(e.g., serious students, doctors, scientists or working professionals). Accordingly, Tenant shall ensure that the
volume of music, TV’s and all
other noise shall not be heard by any other neighboring tenants. Tenant is prohibited from hosting parties in
the Apt. or on the property with more than 10 people without first getting
Robert Taylor’s permission. Note, large
social gatherings, such as graduation parties, may be permitted, but only by
coordinating through Lessor to ensure that neighbors have received proper
warning and consideration. Tenant shall immediately comply with all
requests from neighbors to turn down the volume of music or reduce noise levels. Tenant understands that this is an important
term of this lease and agrees to fully comply. Lessor always encourages
tenants to work out and resolve problems amongst themselves. The City of Evanston has a very strict
Disturbing The Peace Ordnance. Tenants
will pay any fines if they are cited by the Police for Disturbing The Peace. Property Manager Landlord may charge Tenant
$100/incident—in the form of additional Rent—for breaches of this important
Lease term.
9. Absolutely No Guns or Illegal Drugs Are
Permitted In The Apt. Or On The Property.
Tenant agrees to keep the Apt. and property a
"gun-and-narcotics-free zone;" that is, Tenant and Tenant's guests will
never have or use a gun (with or without bullet ammunition), explosives and any
type of illegal drug or narcotics product or permit use of same either in the
Apt. or on the property (e.g., this includes Marijuana/Grass, Cocaine, LSD and
Amphetamines). Violation of this clause will be immediate
grounds for Lessor to cancel this lease and evict Tenant with forfeit of
Security Deposit and any interest that may be due.
10. Smoke Free Property: No
Smoking, Candles & Electric or Kerosene Heaters.
a. Every
year thousands of people are hurt and killed, plus billions of dollars in
property damage result, from accidental fires caused by unattended burning
candles in apartments. For the safety
of all tenants and with the exception of birthday candles, Tenant is strictly
prohibited from using fire candles and Kerosene heaters in bedrooms near
bedding, living rooms, and near other flammable materials.
b.
Tenant
will never smoke any type of tobacco product or permit use of same in the Apt. and any other indoor or outdoor
area of the Property. The mere
presence of any type or quantity of tobacco in the Apt. is a breach of this
important lease clause. After one
written emailed warnings from Lessor, Lessor may-- at Lessor’s
discretion--charge Tenant an additional $10/day in rent for willful breach of
this Lease clause. Three “Strikes”
Clause; any violation of this No
Smoking Clause, after two emailed or written warnings from Lessor, is grounds
for Lessor to immediately cancel Lease and evict Tenant with Tenant’s forfeiture
of Security Deposit and accrued Interest.
Landlord attracts tenants who want and expect to live in a tobacco free
environment. Landlord is committed to
honoring this important term of the Lease.
12. Lessor Indemnification and Tenant Waiver Clause.
a. Tenant
agrees to assume full responsibility for their safe use, as well as that of any
and all guests, of the Apt. and all property common areas. Tenant agrees to hold Lessor, Landlord,
Property Manager and Property Owner completely harmless of any responsibility
or liability resulting from accidents, theft or vandalism in the Apt. or on the
premises of the Property. For example,
Tenants have fully inspected and fully recognize any potential safety hazards
(such as all types of stairs, ladders, doorway thresholds between carpet and
hard floor, low-ceiling sections, ceiling fans). Tenant and all lease co-signers agree to hold Lessor completely
and absolutely harmless for any head or other injuries which may be suffered by
Tenants or guests of Tenants. Lessor is
not responsible for any injury that might be caused to persons slipping or
falling down any of the interior or exterior stairs or steps, even if said
stairs, steps and walking surfaces are covered with snow or ice. Tenants agree to hold Landlord completely
and absolutely harmless for any and all injuries that may result from any
person falling down or tripping on the property.
b. Tenants
are aware that the City of Evanston has an Ordinance prohibiting more than
three unrelated tenants to live and reside in any rental dwelling, regardless
of the size of the rental unit. Tenant
promises Lessor that any cotenants—more than three—who may be living in the
Apt. are relatives (such as cousins) of the other co-tenants. Every two to four-years, the City of
Evanston Property Standards Division, conducts scheduled inspections of all
apartments and rental dwellings in Evanston.
All below-signed cotenants understand that it is quite possible the City
of Evanston will do a scheduled inspection of the Apt. during this Lease. Tenant understands and agrees that, if
Tenant is found to have more than three unrelated cotenants, Tenant would be required to bring the apartment into
compliance (i.e., tenants might be required to have one or more person move out
to ensure that no more than three unrelated people are living in the Apt. and
such compliance would not end or make void all other Lease terms). Such formal inspections by the City of
Evanston should only happen after Tenant is given at least seven-days written
notice (most likely more than two or three-weeks notice), with both the date
and exact time of the scheduled City Inspection understood by ALCON. Tenant should have plenty of planning time
to ensure that any extra people (who are more than the permitted three
unrelated people who might be accidentally living in the apartment and their
personal property) would not be present at the time of the short, ~15-minute
Inspection. Such an Inspection would
only be done if the City Inspector were escorted by Lessor or Owner’s Agent.
c. Tenant
shall hold Lessor harmless from any and all liability under the IL Liquor
Control Act of 1934 as amended arising out of the use of consumption of
alcoholic liquors in the Apt. or on the premises.
d. Tenant
waives all claims against Landlord Lessor and Property Owner for all damages
and injuries to Tenant’s property (in the Apt., stored on premises outside Apt.
including in Bike, Storage and Laundry Rooms), body and “emotional distress”
which may be caused by—but not limited to--acts of God, water damage of all
types, caused by other tenants or any other person or weather condition. If water pipes freeze and break, for any
reason, Lessor is not responsible for damages to Tenant’s property. Tenants should carry their own Renter’s
Insurance.
13. Tenant’s Promise Full Cooperation With Apartment Showings
& Cleaning/Maintenance Preparation For Showings.
a. Given the highly seasonal demand for apartments near Northwestern
University (i.e., most students shop for apartments in the spring for the
following school year), Lessor and Lessor's agent have the right during the
period starting six months prior to the end of this lease (e.g., on March 1) to
show the Apt. to prospective tenants or buyers and to conduct, at Landlord’s
discretion, repairs or alterations as Landlord deems necessary.
b. In
addition to Tenant’s responsibility to keep Apartment in a continuously clean,
tidy and sanitary condition, Tenant agrees to cooperate fully both in allowing access and in showing the Apt. seven-days/week and at reasonable times
between 9:00 AM and 8:00 PM. Tenant
agrees to cooperate fully with the
time-consuming process of scheduling and showing the Apt. to either prospective
buyers or new tenants, to include promptly—within 12-hours--returning
voicemails and emails from both prospective tenants/buyers and showing the
basement storage area and common area Bike and Laundry Rooms.
c. Showings
will only be conducted if the prospective tenants/buyers are accompanied by
either Tenant, Lessor or Lessor's Agent or Maintenance Man. At no time, will keys to the Apt. be given
to prospective tenants/buyers. Tenant
agrees to cooperate fully by returning—within
12-hours-- the phone calls and emails of prospective tenants who have been
referred to Tenant by Landlord and to cooperate
fully with showing apartment to prospective tenants—who have been
prescreened or referred by Landlord—without
the presence of Property Manager Landlord or Owner.
d.
Tenant
hereby authorizes Lessor to release Tenant's home and work phone number(s) and
email addresses to prospective tenants/buyers for the purpose of allowing
prospective tenants/buyers to call Tenant to schedule a date and time when
Tenant will conduct unaccompanied
(i.e., without Landlord or Agent presence) showings of the Apt. and property.
e.
Lessor
and Lessor’s Property Manager will try to give Tenant as much advance notice as
is reasonably possible of scheduled showings.
f. Notice
of Showings. Unless impracticable or in
case of an emergency, Lessor Property Manager will give Tenant 36-48 hours
notice—via email, phone or VM—of the date, approximate time of entry and
purpose. Email notice shall suffice as
proper notice, thus it’s incumbent on Tenant to read their email, especially
during the spring and summer leasing season.
Per Chicago Board of Realtors Form 15 Lease Section 11. re
"Access", "...At any time within 90 days prior to the end of the
Term hereof, after a single general notice, Lessor may as often as necessary
show the Apartment for rent between the hours of 9 AM and 8 PM on not less than
15-minute specific notice if Tenant or other person is in the Apartment,
without limitation as to days....”
g.
Lessor/Landlord/Owner reserves the right for Lessor/Landlord/Owner or
the Lessor's Property Manager, Maintenance Man or Agent to both show the
apartment or unit and perform necessary maintenance/cleaning when the Tenant is not on the
premises. It is not necessary for one of the
residing tenants to be home for showings to be conducted. If tenant is not home when a showing is to be conducted, Property
Manager/Agent/Landlord/Owner will use his or her key to enter the
apartment/unit, conduct the showing and lockup/secure the apartment upon
leaving.
h. At
Lessor's complete discretion, a "FOR RENT" sign or other signage
(e.g., “FOR SALE”) may be placed in the front living room window, porch or
yard.
i. By their
signatures below, tenant(s) certify that they have read, understand and accept
as reasonable and fair all of the above terms of agreement for Access to
Apartment/Unit:
X__________________________
Date: _____ X____________________
Date: ______ X______________________
Date: _____
X__________________________
Date: _____ X____________________
Date: ______ X______________________
Date: _____
14.
Subletting.
a.
Landlord
Lessor agrees to let Tenant sublet the Apt., provided Tenant pays the costs of
and handles all advertising (e.g., orders ads and pays costs of classified
advertising), does preliminary screening and pays the $200 Sublet Fee per each
individual subletter, in the form of additional Rent -- this is in addition to the nonrefundable $50
Application Fee.
b.
Landlord Property Manager Lessor agrees to
help Tenant or Tenant's agent finalize a sublet lease.
c.
Illegal Sublet: Only Short-term Nonpaying
Guests of Less Than one-week Are Permitted Without Landlord Authorization. Tenant is strictly prohibited from entering into any type of sublet
agreement or letting anyone--other than the below-signed cotenants--live in the
Apt. for either more than seven unpaid nights/month. No boarders or overnight commercial “guests;” under no circumstances may Tenant accept
money or payment of any kind in exchange for allowing someone to stay in
apartment, without Lessor's written
permission. Violation of this Lease
Clause is a serious breach of Lease and is a type of trespassing that results
in unfair water/sewer charges to Landlord and extra wear on the property. Violation of this Sublet Clause will entitle
Lessor to both ten-dollars more per day in additional Rent for every day that
an illegal subletter occupies the Apt. without Lessor’s permission (and regardless
if cotenants are “home” or not), plus Tenant shall sacrifices all 5% interest
on Security Deposit. It is not
permitted for cotenant to let other people use their apartment while cotenant
is out of town because this is the equivalent of a short-term sublet.
15. Use Of Premises. Rent includes use of both the nearby coin operated Laundry Room
and rear indoor bike parking area on a first come first serve, space available
basis. Tenant shall occupy and use the
Apt. and premises only as a private residence and for no other purpose. Tenant is prohibited from conducting any
trade, profession, business, school, course of instruction, or entertainment on
the premises without Landlord’s written permission. This especially forbids, but is not limited to the following: keeping roomers, lodgers and boarders (an
Illegal Sublet); operating a day-care center of any type; doing any type of
massage or body work for pay; teaching any type of musical instrument, vocal
music, dramatics, dancing, painting, or sculpture; consulting with or examining
clients or patients; selling, reselling, or trading goods (the sale or barter
of merchandise); grooming or training animals; conducting maintenance of any
type on cars and motorcycles (e.g., changing motor oil); and performing or
speaking for audiences. Violations of
this Lease Clause is a serious breach of Lease, for which Landlord Lessor may
receive compensation as outlined in 14.c.
17.
Tenant Prohibited From
Changing Landlord’s Assorted Garbage Hauling, Cable TV, Maintenance and Other Utility Accounts. For example, Tenants will never call the AT&T Cable TV
Company without both first notifying Landlord and working through Landlord
(e.g., to upgrade cable TV service or request a cable TV repairman to
"fix" a cable TV reception problem). The AT&T Cable TV account that provides the cable TV service
to apartment is in the Landlord's name and the Landlord pays the cable TV bills. Thus, it is a breach of this lease for
tenants to bypass Landlord and communicate directly with the Cable TV Co. on
anything related to the cable TV service;
Tenants should never get directly involved in anyway with the cable TV
accounts without first notifying Landlord and working only through the
Landlord. Tenants shall reimburse
Landlord for any and all costs resulting from Tenant's unauthorized changes to
either the Cable TV service or Cable TV maintenance repair orders (e.g., if
Tenant orders the activation of a movie channel or inactivates cable service,
Tenant will pay all Service Inactivation or Reactivation Services charges, plus
a $50 per channel charge to compensate Landlord for wasted time calling or
meeting with representatives from the assorted cable/utility companies). If Tenant unwittingly calls and changes
Landlord’s utility account (e.g., such as the AT&T Cable TV Account),
Tenant will pay a $50 penalty in the form of Apt. Rent (to compensate Landlord
for the time wasted to call and mess around with correcting the account
problem), plus a $60/month charge—in the form of Apt. Rent—for the time Tenant
may have dorked up Landlord’s utility account.
18. Conditions Landlord’s Extended Right To
Access Tenant’s Credit History & Report Tenant’s Breach of Lease To Credit
Bureaus. In the event of any legal action by Lessor
against Tenant(s) in regard to collection of rent, lease enforcement or any
other matter pertaining to the Lease, Tenant hereby grants Lessor extended
permission for obtaining credit reports or conducting further investigations
until such time as the legal action is concluded, lease completed, and any
judgments satisfied.
19. Tenant Takes Occupancy "As Is." Tenant takes occupancy of apartment in as-is condition unless specified
otherwise in below "Property Inventory & Maintenance Inspection"
Section.
20. Federally Mandated Lead Disclosure. Federal legislation requires Lessors of buildings constructed
before 1978 to give information to tenants about the known presence and/or
hazards of lead-based paint and other lead on the property. By their signature below, cotenants
acknowledge Lessor notified them that the property is an old building and
probably does contain some lead paint, most of which is buried and “entombed”
below layers of new nontoxic latex water-based paint. There may also be some lead paint and asbestos in other parts of
the building (e.g., under the vinyl
siding). By their signature below,
Tenant acknowledges Lessor gave them a copy of the US Housing & Urban
Development Pamphlet "Protect Your Family From Lead In Your Home"
(dated May 1995).
21. Receipt of City
Ordnance. By their signature below, Tenant certifies
Lessor gave them a copy of “City of Evanston, Illinois Residential Landlord and
Tenant Ordnance” (Dated Dec. 2000).
22. Landlord’s “Tenant Match Making Policy.”
a. Given the
unusually seasonal nature of the rental market in Evanston near Northwestern
University, Landlord provides—at Landlord’s discretion—the following
matchmaking service. Every spring and
summer, Landlord is contacted by hundreds of prospective tenants most of whom
generally prefer to rent one-bedroom or studio efficiency apartments to have
more privacy. But many of these
prospective tenants cannot afford to pay the expensive Evanston rents and,
because they are moving to Evanston from out of town, they do not know any friends or family members with whom they
want to rent an Evanston apartment together.
These same tenants are happy to save the $250-$400 each month in rent by
sharing a multi-bedroom apartment with someone else, IF—and only IF—these
prospective tenants can find good, compatible
roommates.
b. Since
1995, Landlord has offered the “Tenant Match Making Policy” of permitting one
or more “Approved” tenants—by Landlord after completing Credit/Rental
Application—to rent an AHPMC apartment by simply paying their prorated share of
the Security Deposit and prorated First Month’s Rent. Then the new Tenant and Landlord/Property Manager agree, by their
signature below, to work together—in good faith--to find one or more
replacement tenants who are mutually acceptable to both Tenant and Landlord,
“to fill out the Lease.” That is, the
new tenants must complete the same application, credit and landlord reference
check as all AHPMC tenants. And the
tenant(s) will be interviewed (either by phone or in person) by the approved
cotenant(s) on the Lease. New cotenants
will only be added to the Lease documents after both Tenant and Landlord
approve of new tenant applicants; Landlord cannot foist upon cotenant(s)
unwanted prospective tenants IAW the Subsection 22.c. below.
c.
Landlord’s One-month Limit:
Landlord is willing to absorb up to one-month’s lost prorated rent,
after which Co-tenant(s) who have signed Lease are responsible for paying the
full 100% agreed upon Apartment Rent Amount.
23.
Property Inventory &
Maintenance Move-in Inspection. Upon
taking occupancy of the Apt., Tenant carefully inspected the Apartment. By their below signatures upon taking
Possession of the Apt. keys, Tenant hereby certifies that the following
appliances and property were present in the Apt. at time of occupancy. Unless otherwise documented in writing by
both Tenant's and Lessor's dated signatures, Tenant assumes full responsibility
for leaving the Apt. in the same or
better condition upon vacating the property, less reasonable fair wear and
tear (blank lines to be completed by Property Manager Landlord with at least
one cotenant—representing the entire Tenant group PRIOR to moving into
Apt.):
*1 gas four-burner stove and oven. Make:
_____________ Model: ____
*1 refrigerator
Make: _____________ Model:
_______
*__ florescent lights, located :
_________________________________________________________________
*___ ~60-75 watt indoor flood lights for recessed
can fixtures (e.g., basement)
*___ ~60-75 watt indoor incandescent spot lights for
recessed can fixtures
*__ outdoor flood/spot lights tied to apt/unit
electric meter or controlled by Tenant’s interior light switches
*__ battery operated smoke detector with charged
battery, ceiling or wall mounted
*__ sets of fully operational window blinds
*Asterisks indicates that Tenant certifies that
they/he/she have tested this item and confirmed that it is in fully operational
condition.
1 red fully charged fire extinguisher in the Kitchen
1 plastic City of Evanston Recycling Program Bin
1 blue plastic accordion toilet plunger
KEYS.* Number of keys issued to
Tenant by Property Manager: ___ Apt.
keys, ____ Laundry Room Keys;
Certification
of Property Inventory & Maintenance Move-in Inspection:
(Only one cotenant’s signature is required by should
be signed by all resident tenants; Cosigners not required to sign)
The following Tenant's signatures certify the above
inventory (to be signed only upon doing Move-in Inspection with Property
Manager just before occupying the Apt.):
X__________________________
Date: _____ X____________________
Date: ______ X______________________
Date: _____
X__________________________
Date: _____ X____________________
Date: ______ X______________________
Date: _____
24. Move Out Cost Schedule.
a. Cleaning
& Repair Charges. If prior to
moving out Tenant does not clean the items listed below and fails to leave them
in satisfactory working order, the following charges will be deducted, at
Landlord’s complete discretion, from Tenant’s Security Deposit or owed to
Landlord, in the form of additional Rent, if Security Deposit is insufficient
to cover the charges. Tenant will be
charged the listed amount for each instance in which a below-listed item must
be cleaned or repaired. The listed prices
are only average prices. If Landlord or
Owner incur a higher cost for cleaning or repairing an item, Tenant is
responsible for paying the higher cost.
Please note that this is not an
all-inclusive list. Tenant may be
charged for cleaning or repairs that are not on the list but which fall within
the purview Tenant’s responsibilities prescribed in Lease. All of the following must be cleaned prior
to Move Out Inspection and if not cleaned, Landlord will hire a professional
cleaning service to do the work and make deductions of ~$15-$20/hr of cleaning work to clean the following
areas: dust and dirt from all wall
baseboards, door and window frames; the tops, insides and outsides of all
cabinets, vanities, bureau’s, desks, bookshelves and all other furniture, the
tops and bottoms of all ceiling fans, lights (including removing the glass
light fixture and cleaning the inside (which collect dead bugs and dirt) and
outsides of all light fixtures and exhaust—bathroom and kitchen stove—fans; the
insides of mirror bypass closet door tracks; ALL window blinds.
b. Kitchen
Cleaning: Oven $30; Stove Top or Hood $20; Drip Pans $10/each pan; Refrigerator/Freezer (must be defrosted upon
Move Out) $60; Dishwasher $20; Sink/Countertop $20; Cabinets/Cupboards $60; Floor $30.
c. Bathroom
Cleaning: Shower $25; Shower Door $10; Toilet $25; Bathtub
$40; Vanity/Sink $20; Floor $40.
d.
Miscellaneous: Windows (Tenant
responsible for cleaning insides of all windows and hiring Landlord’s Apple
Sweet professional window cleaner to
clean outsides of all windows, exterior window frames and screens) $20 per
exterior side of each window (Tenant does not have option to clean outside of
apartment windows; Tenant is prohibited from cleaning the outsides of any
windows with bottom window height of more than four-feet; Ceiling Fan with
2-Light Fixture $30/fixture; Light
Fixture (includes removing, cleaning, drying and reinstalling light cover)
$20/Fixture; Carpets (every time a
residing tenant moves out or at the end of a one-year lease term which ever
comes earlier, Tenant is responsible for having all apartment carpeting and
floor mats professionally steam cleaned) $20/room; Carpet Repairs ($150);
Trash Removal $90; Wallpaper
Removal $100; Repair Hole & Damaged
Walls $40 Per Room; Painting $75 Per
Room; Clean or Rebuff/Polish Wood
Floors $80 Per Room; Fireplace $100.
e.
Replacement Charges. If any
items are missing or damaged upon a tenant move out, tenant will be charged for
replacing the item, plus the time and labor--at $20/hour--involved to shop for
and buy the item. A representative list
of replacement charges is listed below with average prices. If Owner/Landlord incurs a higher cost for
replacing an items, tenant will be responsible for paying the higher costs. Please note this is not an all-inclusive
list. Tenant may be charged for the
replacement of items which are not on the list but which fall within the
purview Tenant’s responsibilities prescribed in Lease: Replacement of Broken or Cracked Glass Windows
$200; Sliding Balcony or Patio Glass
Doors $250/Door; Window Screens
$120; Patio Door Screens $150; Mailbox Keys $40; Door Keys $30; Fire
Extinguisher $50; Ice Trays $6; Refrigerator Shelf or Drawer $60;
Garbage Disposal $175; Doors
$200; Ceiling Fan With 2-Light Fixture
$250; Light Fixture $80; Bathroom
Exhaust Fan/Light $200; Light Bulbs
$5/bulb plus $5 Labor; Laminate
Countertop $200-$500; Bathroom or Door
Mirrors $100; Glass Fireplace Cover
$250; Window Blind $50; Red plastic City of Evanston Recycling
Program Bin $40 (which can only be obtained by Landlord going to City Hall).
f. The below-signed tenant(s) have read and
agree to the above Move Out Cost Schedule, instructions and procedures and
agree to be liable to Owner/Landlord for the cost of such cleaning, repair or
replacement of soiled, damaged or missing items as Owner/Landlord may perform
for the above-described charges, and that the charges set forth in this
schedule are not unreasonable charges for the work or items described herein
(Cotenants’
Legible Signatures & Date of Signatures):
X__________________________
Date: _____ X____________________
Date: ______ X______________________
Date: _____
X__________________________
Date: _____ X____________________ Date:
______ X______________________ Date:
_____
25. Lease Contingencies. At the discretion of Lessor or Robert P. Taylor, this Lease is
contingent upon all tenants having a favorable credit history or at least one
responsible and credit-worthy parent or American adult co-sign the Lease by
completing and returning the below "Cosigner To Lease" Form along
with a photo copy of the cosigner’s driver’s license or some other type of
photo identification. At Landlord's
discretion, adding any new Tenants or sublettors to this lease is contingent
upon Lessor paying the $50 nonrefundable Application Fee and completing
favorable processing of the one-page NCS Credit/Rental Application Form.
26. Subordination. Lessor’s
title is and always shall be paramount to the title of Tenant. Tenant shall not do any act which shall or
may encumber or cloud Lessor’s title.
If Tenant voluntarily or involuntarily causes or is responsible for any
claim, lien or cloud upon Lessor’s title, Lessor may, at Lessor’s sole option,
take such steps and lay out such monies as may be necessary promptly to
discharge any claim or remove any such lien or cloud, and Tenant will pay to
Lessor upon demand all monies laid out by Lessor in such undertaking, including
Lessor’s costs and expenses.
27.
Eminent Domain. If the Building, Property or
any part thereof shall be taken or condemned by a competent authority for any
public use, including any Zoning Dispute with the City of Evanston, the Term of
this lease shall, at the option of the Lessor or the condemning authority be
terminated upon, and not before, the date when possession of the part so taken
shall be required for such use or purpose and Lessor shall be entitled to
receive the entire award without apportionment with Tenant. Rent shall be apportioned as of the date of
Tenant’s vacating as a result of said termination.
28. Other Lease Terms With All Other Parts of Lease Remaining
Fully In Effect.
In witness whereof and agreement hereto, the parties sign this lease
the date and year first above written and acknowledge receipt of a copy of all
related documents.
X_______________________________ Date: ___________
Only As
President or Property Manager or
Only As
Contracted Property Manager
X_______________________ Date: ____ X_______________________ Date: ____
X_______________________ Date: ____ X_______________________ Date: ____
X_______________________ Date: ____ X_______________________ Date: ____