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Here is CJ Armostrong's model lease with two versions of the rules: one for apartment units and the other for single family dwellings. We also have CJ's ideas about drug clauses in leases.
910 FOREST AVENUE
RICHMOND, VIRGINIA 23229
PH: (804) 288-4455
FAX: (804) 288-5065
E-MAIL: CrichtonVa@aol.comLEASE
BY THIS AGREEMENT made and entered into on _______, 1998 between Crichton J. Armstrong, herein referred to as Lessor, and _______, herein referred to as Lessee, Lessor leases to Lessee the premises situated at _______________, in the City of Richmond, State of Virginia, together with all appurtenances, for a term of one year, to commence on ___________, 1998, and to end on _________, 1999, at 12 p.m.
1. Rent. Lessee agrees to pay, without demand, to Lessor as rent for the demised premises the sum of __________and No/100 Dollars
($0.00) per month in advance on the 1st day of each calendar month beginning October 1, 1998, 910 Forest Avenue, Richmond, Virginia 23229. Checks to be made payable to C. J. Armstrong.
2. Security Deposit. On execution of this lease, Lessee deposits with Lessor ______________and No/100 Dollars ($00.00), receipt of which is acknowledged by Lessor, as security for the faithful performance by Lessee of the terms hereof, to be returned to Lessee on the full and faithful performance of the provisions hereof.
3. Quiet Enjoyment. Lessor covenants that on paying the rent and performing the covenants herein contained, Lessee shall peacefully and quietly have, hold, and enjoy the demised premises for the agreed term.
4. Use of Premises. The demised premises shall be used and occupied by Lessee exclusively as a private single family residence, and neither the premises nor any part thereof shall be used at any time during the term of this lease 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 residence. Lessee shall comply with all sanitary laws, ordinances, rules, and orders of appropriate governmental authorities affecting the cleanliness, occupancy, and preservation of the demised premises, and the sidewalks connected thereto, during the term of this lease.
5. Number of Occupants. Lessee agrees that the demised premises shall be occupied by no more than one person, consisting of one adult and no children under the age of 18 years, without the written consent of Lessor.
6. Condition of Premises. Lessee stipulates that he has examined the demised premises, including the grounds and all buildings and improvements, and that they are, at the time of this lease, in good order, repair, and a safe, clean, and tenantable condition.
7. Assignment and Subletting. Without the prior written consent of Lessor, Lessee shall not assign this lease, or sublet or grant any concession or license to use the premises or any part thereof. A consent by Lessor to one assignment, subletting, concession, or license shall not be deemed to be a consent to any subsequent assignment, subletting, consignment, or license. An assignment, subletting, concession, or license without the prior written consent of Lessor, or an assignment or subletting by operation of law, shall be void and shall, at Lessor's option, terminate this lease.
8. Alterations and Improvements. Lessee shall make no alterations to the buildings on the demised premises or construct any building or make other improvements on the demised premises without the prior written consent of Lessor. All alterations, changes, and improvements built, constructed, or placed on the demise premises by Lessee, with the exception of fixtures removable without damage to the premises and movable personal property, shall, unless otherwise provided by written agreement between Lessor and Lessee, be the property of Lessor and remain on the demised premises at the expiration or sooner termination of this lease.
9. Damage to Premises. If the demised premises, or any part thereof, shall be partially damaged by fire or other casualty not due to Lessee's negligence or willful act or that of his employee, family, agent, or visitor, the premises shall be promptly repaired by Lessor and there shall be an abatement of rent corresponding with the time during which, and the extent to which, the leased premises may have been untenantable; but, if the leased premises should be damaged other than by Lessee's negligence or willful act or that of his employee, family, agent, or visitor to the extent that the Lessor shall decide not to build or repair, the term of this lease shall end and the rent shall be prorated up to the time of the damage.
10. Dangerous Materials. Lessee shall not keep or have on the leased premises any article or thing of a dangerous, inflammable, or explosive character that might unreasonably increase the danger of fire on the leased premises or that might be considered hazardous or extra hazardous by any responsible insurance company.
11. Utilities. Lessee shall be responsible for arranging for and paying for all utility services required on the premises, except that ___________________shall be provided by Lessor.
12. Maintenance and Repair. Lessee will, at his sole expense, keep and maintain the leased premises in good and sanitary condition and repair during the term of this lease and any renewal thereof. In particular, Lessee shall keep the fixtures in the house or on or about the leased premises in good order and repair; keep the furnace clean; keep the electric bells in order; keep the walks free from dirt and debris; and, at his sole expense, shall make all required repairs to the plumbing, range, heating apparatus, and electric and gas fixtures whenever damage thereto shall have resulted from Lessee's misuse, waste, or neglect or that of his employee, family, agent, or visitor. Major maintenance and repair of the leased premises, not due to Lessee's misuse, waste, or neglect or that of his employee, family, agent, or visitor, shall be the responsibility of the Lessor or his assigns.
Lessee agrees that no signs shall be placed or painting done on or about the leased premises by Lessee without prior consent of the Lessor.
13. Animals. Lessee shall keep no domestic or other animals on or about the leased premises without the written consent of the Lessor.
14. Right of Inspection. Lessor and his agents shall have the right at all reasonable times during the term of this lease and any renewal thereof to enter the demised premises for the purpose of inspecting the premises and all building and improvements thereon.
15. Display of Signs. During the last 60 days of this lease, Lessor or his agent shall have the privilege of displaying the usual "For Sale" or "For Rent" signs on the demised premises and of showing the property to prospective purchasers or tenants.
16. Subordination of Lease. This lease and Lessee's leasehold interest hereunder are and shall be subject, subordinate, and inferior to any liens or encumbrances now or hereafter placed on the demised premises by Lessor, all advances made under any such liens or encumbrances, the interest payable on any such liens or encumbrances, and any and all renewals or extensions of such liens or encumbrances.
17. Holdover by Lessee. Should Lessee remain in possession of the demised premises with the consent of Lessor after the natural expiration of this lease, a new one year tenancy shall be created between Lessor and Lessee, which shall be subject to all the terms and conditions hereof but shall be terminated on sixty day's written notice served by either Lessor or Lessee on the other party.
18. Surrender of Premises. At the expiration of the lease term, Lessee shall quit and surrender the premises hereby demised in as good state and condition as they were at the commencement of this lease, reasonable use and wear thereof and damages by the elements excepted.
19.Default. If any default is made in the payment of rent, or any part thereof, at the times hereinbefore specified, or if any default is made in the performance of or compliance with any other term or condition hereof, the lease, at the option of Lessor, shall terminate and be forefeited, and Lessor may re-enter the premises and remove all persons therefrom. Lessee shall be given written notice of any default or breach, and termination and forefeiture of the lease shall not result if, within 5 days of receipt of such notice, Lessee has corrected the default or breach or has taken action reasonably likely to effect such correction within a reasonable time.
20. Abandonment. If at any time during the term of this lease Lessee abandons the demised premises or any part thereof, Lessor may, at his option, enter the demised premises by any means without being liable for any prosecution therefore, and without becoming liable to Lessee for damages or for any payment of any kind whatever, and may, at his discretion, as agent for Lessee, relet the demised premises, or any part thereof, for the whole or any part of the then unexpired term, and may receive and collect all rent payable by virtue of such reletting, and, at Lessor's option, hold Lessee liable for any difference between the rent that would have been payable under this lease during the balance of the unexpired term, if this lease had continued in force, and the net rent for such period realized by Lessor by means of such reletting. If Lessor's right of re-entry is exercised following abandonment of the premises by Lessee, then Lessor may consider any personal property belonging to Lessee and left on the premises to also have been abandoned, in which case Lessor may dispose of all such personal property in any manner Lessor shall deem proper and is hereby relieved of all liability for doing so.
21. Binding Effect. The covenants and conditions herein contained shall apply to and bind the heirs, legal representatives, and assigns of the parties hereto, and all covenants are to be construed as conditions of this lease.
22. Other Terms:
A. Lessee agrees to pay $20.00 late fee on all rents not paid by the of each month.
B. Lessee agrees to pay $25.00 key charge if all keys to the property are not returned at the termination of the lease.
C. Lessee agrees to abide by the attached Apartment House Rules which are incorporated by reference into this lease.
IN WITNESS WHEREOF, the parties have executed this lease at Richmond, Virginia, the day and year above first written.
______________________________ _____________________________
Crichton J. Armstrong
Crichton J. Armstrong
910 Forest Avenue
RICHMOND, VIRGINIA 23229
(804) 288-4455
APARTMENT HOUSE RULES1. Tenants will keep their apartments clean and neat.
2. Tenants will not play their sound systems or televisions loudly. If another neighbor complains about the noise level, the tenant will promptly and courteously turn down the source of the noise. Failure to comply with this rule will result in a visit from Ms. Armstrong to determine the volume at which stereos and other electronic equipment cannot be heard in other apartments and hallways.
3. Tenants will promptly report all drippy faucets, shower heads, or running toilets so that the Landlord can repair them.
4. Tenants will keep fresh batteries in smoke detectors, if battery operated smoke detectors are supplied in their apartments.
5. Tenants will not wash grease or other debris down the sinks.
6. Tenants will take their garbage and deposit it in the supercans provided behind the building.
7. Tenants are responsible for cleaning the filters in their window air conditioners. (If you don't know how this is done, please ask Ms. Armstrong to show you). Filters should be cleaned about once a month.
8. Tenants will keep the building front door locked at all times unless moving things into or out of the building.
9. When moving out, the tenant will remove all possessions, sweep the apartment broom clean, and clean all bathroom and kitchen fixtures and appliances. Failure to do so will result in loss of part of your security deposit.
10. Tenants are responsible for returning all keys at the end of their lease term. Failure to do so will cost you a key fee!
11. Tenants will keep their windows shut during rain storms and will report all water stains on walls and ceilings to Ms. Armstrong promptly so she can see to their repair.
12. Tenants are responsible for arranging the removal of any large items of trash (such as furniture, mattresses, etc) which won't fit into the provided supercans. If the tenant cannot remove such items themselves, they may call the City (they charge a fee) or Ms. Armstrong (she will arrange for removal and charge for the removal of the materials). Large items of trash must not be allowed to sit out; when in doubt, call Ms. Armstrong.
910 Forest Avenue
RICHMOND, VIRGINIA 23229
(804) 288-4455
HOUSE RULES1. Tenants will keep their dwellings clean and neat.
2. Tenants will not play their sound systems or televisions loudly. If another neighbor complains about the noise level, the tenant will promptly and courteously tone down the source of the noise (including voices).
3. Tenants will promptly report all drippy faucets, shower heads, or running toilets so that the Landlord can repair them.
4. Tenants will keep fresh batteries in smoke detectors, if battery operated smoke detectors are supplied in their houses.
5. Tenants will take their garbage and deposit it in the supercans provided behind the dwelling.
6. Tenants are responsible for cleaning the filters in their window air conditioners. (If you don't know how this is done, please ask Ms. Armstrong to show you). Filters should be cleaned about once a month.
7. When moving out, the tenant will remove all possessions, sweep the apartment broom clean, and clean all bathroom and kitchen fixtures and appliances. Failure to do so will result in loss of part of your security deposit.
8. Tenants are responsible for returning all keys at the end of their lease term. Failure to do so will cost you a key fee!
9. Tenants are responsible for keeping their front and rear porch areas swept.
10. Tenants will keep their windows shut during rain storms and will report all water stains on walls and ceilings to Ms. Armstrong promptly so she can see to their repair.
11. Tenants are responsible for keeping the grass trimmed in the front, back, and sides of their dwelling (up to any city alley and/or neighboring property), including any grass verge between the sidewalk and the curb.
12. Tenants are responsible for clearing ice and snow from the sidewalks in front of their dwelling units.
13. Tenants are responsible for arranging the removal of any large items of trash (such as furniture, mattresses, etc) which won't fit into the provided supercans. If the tenant cannot remove such items themselves, they may call the City (they charge a fee) or Ms. Armstrong (she will arrange for removal and charge for the removal of the materials). Large items of trash must not be allowed to sit out; when in doubt, call Ms. Armstrong.
Last updated 02/24/02
Please send questions or comments to John Butcher