HomeMy WebLinkAboutContract 33042 CITY 3ECRETAFJY`
CONTRACT NO.
INTERIM SHELTER AGREEMENT
BETWEEN THE CITY OF FORT WORTH
and DUNRAVEN GLADE,LTD.
STATE OF TEXAS §
COUNTY OF TARRANT §
This Interim Shelter Agreement ("Agreement")is entered into by the City of Fort Worth,
Texas ("City"), a home-rule municipal corporation situated in Tarrant, Denton, and Wise �P
Counties,Texas,acting by and through its duly authorized Assistant City Manager, Joe M a, RAAI Ojw
whose address is 1000 Throckmorton, Fort Worth, Texas 76102 and DUNRAVEN GLADE,
LTD, ("Owner"), whose address is 1701 River Run Rd., Ste. 1021, Fort Worth, Texas 76107
(Owner address), acting by and through Rebecca C.Lucas, its duly authorized General Partner.
(Sometimes City and Owner are referred to individually as a "Party" and collectively as the
"Parties").
ARTICLE I
RECITALS
A. City has received an influx of evacuees fleeing the Gulf Coast and the City of
New Orleans, Louisiana as a result of the wide spread devastation and flooding following
Hurricane Katrina's landfall in southern Louisiana,Mississippi and Alabama.
B. City has determined that extraordinary measures must be taken to alleviate the
suffering of evacuees arriving here from the Gulf Coast seeking temporary shelter. The influx of
these evacuees to the City has created a state of disaster in the City and therefore on September 1,
2005, the Mayor of the City of Fort Worth declared a state of disaster in the City of Fort Worth,
Texas pursuant to section 418.108 of the Texas Government Code.
C. City anticipates that expenditures by City pursuant to this Agreement will be
reimbursed by the Federal Emergency Management Agency of the United States Department of
Homeland Security ("FEMA"). The Parties acknowledge to each other that the timing and
amount of that reimbursement is unknown to the Parties.
D. The purposes of this Agreement are to set out the mutually agreeable terms and
conditions relating to providing interim shelter for those evacuees (hereinafter referred to as
tenant or tenants) that City determines to place in Owner and to provide assistance for tenants
under the Katrina interim shelter program("Program").
NOW THEREFORE, for and in consideration of the mutual agreements, covenants, and
conditions hereinafter set forth, and for the consideration of the mutual promises recited herein
the sufficiency of which is hereby acknowledged by the Parties,the Parties contract and agree as
follows:
ARTICLE 11
LEASE OF HOUSING UNITS
(a) This Agreement applies to the Housing Units specified in the attached Ex b ,
("Housing Units"whether one or more single family one to four dwellings). p
HOUSING ASSISTANCE PAYMENT AGREEMENT Page I Revise
(b) The lease form for the Housing Units shall be the Texas Apartment Association Lease
Contract or such other lease contract as approved by the City. The lease contract used by Owner
is attached hereto as Exhibit "D" ("Lease Contract"). The Lease Contract, and all references in
this Agreement to the Lease Contract, shall include the "Tenancy Addendum," attached as
Exhibit "E." Owner shall attach the Tenancy Addendum to all Lease Contracts prior to the
execution of the Lease Contract by Owner and tenant.
(c) City has approved leasing of the Housing Units subject to a determination by the City of
Fort Worth Housing Department inspections that the Housing Units meet City of Fort Worth
Housing Department Minimum Acceptable Standards("MAS").
(d) Owner will lease the Housing Units only to tenants approved for placement by City under
the Program, unless notified in writing by City that a Housing Unit is no longer needed for the
Program.
(e) The initial term of the Lease Contract is three (3) months, with three (3) additional
options to renew for terms of three (3) months each, unless earlier terminated as hereinafter
provided. Renewal shall occur automatically upon the receipt by City of a Lease Contract
executed by tenant and Owner for the renewal period. A tenant may terminate the Lease Contract
with 30 days written notice to Owner.
(f) Owner certifies that:
(1) Owner and the tenant will enter into a lease in the same form as the Lease Contract.
(2) The Lease Contract is consistent with Federal,state and local law.
(g) Owner is responsible for screening the tenant's behavior or suitability for tenancy. City is
not responsible for such screening. City has no liability or responsibility to Owner or other
persons for the tenant's conduct, subject to the provisions of Article VI(e) 3. City acknowledges
that Owner may require tenant to sign a rental application and disclose certain background
information, including criminal information, at the same time the tenant is allowed to take
occupancy of the Housing Unit. If Owner discovers that a tenant has submitted false information
on the rental application or that tenant's criminal history is unacceptable according to Owner's
customary standards for tenants in unassisted units, Owner may give the tenant one day's notice
to vacate and evict in accordance with Texas law. Failure to pay rent on a prior lease shall not be
grounds for eviction. Owner shall notify City promptly of the issuance of any notice to vacate
and eviction of any tenant in any Housing Unit.
(h) Owner shall treat tenants under this Agreement in accordance with Owner's customary
practices and policies towards all of its other tenants.
ARTICLE III
MAINTENANCE,UTILITIES AND OTHER SERVICES
(a) Owner must maintain all Housing Units and the building or complex in which the
Housing Unit is located, including common areas and grounds ("Premises") in accordance with
the MAS.
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HOUSING ASSISTANCE PAYMENT AGREEMENT Page 2 Revis 9/{S'i05
(b) Owner must provide all utilities needed to comply with the MAS unless City has agreed
in this Agreement to pay for some or all utilities as set forth in the attached Exhibit "C."
(c) If Owner does not maintain the Housing Units and the Premises in accordance with the
MAS, City may exercise any available remedies as set forth in this Agreement. City may not
exercise such remedies against Owner because of an MAS breach for which the tenant is
responsible,and which is not caused by Owner.
(d) City or its agents may inspect the Housing Units and the Premises at such times as City
determines necessary,to ensure that all Housing Units are in accordance with the MAS.
(e) City must notify Owner of any MAS defects shown by the inspection.
(f) Owner must provide all housing services as agreed to in the Lease Contract.
ARTICLE IV
TERM OF AGREEMENT
(a) The term of this Agreement begins on the date of countersignature by City, and
terminates twelve (12) months thereafter or on the last day of the term of the last Lease Contract
entered into pursuant to this Agreement,whichever come first.
(b) Termination During Initial Term of Lease Contracts. If Owner breaches this
Agreement in accordance with Article VII during the initial three (3) month term of the Lease
Contract for any Housing Unit, City may terminate this Agreement as to any Housing Unit or as
to all Housing Units, in its sole discretion. Prior to termination of this Agreement, City may give
Owner opportunity to cure said breach as set forth in Article VIII(b).
(c) Termination During Any Renewal Term of Lease Contracts. During any renewal
term of any Lease Contract executed by Owner and tenant under this Program for any of the
Housing Units,this Agreement may terminate as follows:
1. The Agreement terminates automatically as to each Lease Contract that is
terminated by Owner or the tenant.
2. City may terminate Program assistance for a tenant for any grounds authorized in
accordance with U.S. Department of Housing and Urban Development ("HUD")
or FEMA requirements upon written notice to Owner. If City terminates Program
assistance for a tenant, the Agreement terminates automatically as to that Lease
Contract.
3. If a tenant vacates a Housing Unit, the Agreement terminates automatically as to
that Lease Contract. Owner must notify City in writing of the vacancy as soon as
Owner knows of it.
4. City may terminate the Agreement if City determines, in accordance with FEMA
and/or HUD requirements, that available Program funding is not sufficient to
support continued assistance for tenants in the Program.
5. City may terminate the Agreement as to any Housing Unit if City determines that
the Housing Unit in question does not provide adequate space in accordance with
the MAS because of an increase in tenant's family size or a change in tenant's
family composition.
6. If the composition of the tenant's family residing in the Housing #t?changes;;'� j'"
City may terminate the Agreement as to that Housing Unit, or ay continue
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 3
Program payments on behalf of tenant's family members who remain in the
Housing Unit.
7. City may terminate the Agreement as to that Housing Unit if City determines that
the Housing Unit in question does not meet all requirements of the MAS.
8. City may terminate the Agreement if City determines that Owner has otherwise
breached the Agreement.
(d) If City or a tenant terminates a Lease Contract under this Agreement during the initial
three (3) month term for any reason not Owner's responsibility, City shall pay Owner Rent, as
hereinafter defined, on the Housing Unit for the remainder of the initial term, minus any days for
which Rent has already been paid.
(e) If for any reason Program assistance is terminated, Owner shall have the right to
terminate this Agreement and/or tenant's right to possession of any Housing Unit not being paid
for by City.
ARTICLE V
RENT
(a) All rent rates are as outlined in the attached Exhibit"B" ("Rent").
(b) City must determine whether the Rent to Owner is reasonable in comparison to rent for
other comparable unassisted units. To make this determination,City must consider:
1. The location,quality, size,unit type,and age of the Housing Units;and
2. Any amenities, housing services, maintenance and utilities provided and paid by
Owner.
(c) During the Agreement term, the Rent may not exceed rent charged by Owner for
comparable unassisted units in the Premises. Owner must promptly give City any information
requested by City on rents charged by Owner for other units in the Premises or elsewhere.
ARTICLE VI
CITY PAYMENT TO OWNER
(a) Program Payments
1. City has allocated no money under this Agreement to make Program payments
to Owner. City will pay Rent pursuant to invoices issued to City by Owner for Lease Contracts
for all Housing Units covered by this Agreement. Owner will take all necessary steps to
become a vendor for the City and will issue an invoice to City once a month no later than the
twenty-fifth day of that month for the total amount of Rent due for all Housing Units covered
by this Agreement for the next month, and City will make Program payments to Owner in
accordance with Article VI(a)2.
2. During the term of the Agreement, City shall make monthly Program payments
to Owner on behalf of tenants upon,but no later than, fifteen(15) days after receipt of an invoice
from Owner.
3. Except as provided in Article IV (d) of this Agreement, Program payments shall
only be paid to Owner while a tenant is residing in a Housing Unit during the term of the
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 4 Revised 9/15/05
Agreement, and City shall not pay a Program payment to Owner for any month after the month
when the tenant moves out.
(b) Unless Owner has complied with all provisions of the Agreement,Owner does not have a
right to receive Program payments under the Agreement.
(c) Rent shall not be prorated for a partial month and Owner shall provide Housing Units to
tenants for a partial month without assessing Rent.
(d) The Program payments shall be credited against the monthly Rent to Owner for the
Housing Unit.
(e) Limit of CITY responsibility.
1. . City is only responsible for Program payments to Owner in accordance with the
Agreement and requirements for a tenancy under the Program.
2. City shall not pay any portion of Rent to Owner in excess of the Program
payment.City shall not pay any other claim by Owner against the tenant.
3. City shall be liable to Owner for damages by tenant in an amount up to but no
more than $300.00, which Owner shall accept as liquidated damages from City.
Owner may pursue its remedies against tenant for any damage done by tenant for
any amounts in excess of$300.00.
(f) If City determines that it has paid Owner more than required under this Agreement, City,
in addition to other remedies, may deduct the amount of the overpayment from any future
amounts due Owner.
(g) Owner Certification
During the term of this Agreement,Owner certifies that:
1. Owner is maintaining the Housing Units and Premises in accordance with the
MAS.
2. Housing Units are leased to the tenants under a Lease Contract in the form
attached hereto, and said Lease Contract is in accordance with the Agreement
and Program requirements. Owner has provided a copy of each executed Lease
Contract to City,including any revisions of the Lease Contract.
3. Except for Rent to Owner, Owner has not received and will not receive any
payments or other consideration(from the tenant,City,HUD, or any other public
or private source) for lease of any Housing Unit during the Agreement term, or if
Owner does receive any such payments or other consideration, Owner shall
promptly inform City of such receipts.
4. The tenant does not own or have any interest in the Housing Unit.
5. Owner (including a principal or other interested party) is not the parent, child,
grandparent, grandchild, sister, or brother of any member of the tenant's family,
unless City has determined (and has notified Owner and the tenant's family of
such determination) that approving lease of the Housing Unit, notwithstanding
such relationship,would provide reasonable accommodation for a tenant's family
member who is a person with disabilities.
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 5 Revised 9/15/05
ARTICLE VII
PROHIBITION OF DISCRIMINATION
(a) In accordance with applicable equal opportunity statutes, Executive Orders, and
regulations, Owner shall not discriminate against any person because of race, color, religion, sex,
national origin, familial status,disability,or sexual orientation in connection with the Agreement.
(b) Owner must cooperate with City, and its agents, in conducting equal opportunity
compliance reviews and complaint investigations in connection with the Agreement.
ARTICLE VIII
OWNER'S BREACH OF AGREEMENT
(a) Any of the following actions by Owner, including a principal, owner, agent, or other
interested party, is a breach of the Agreement by Owner:
1. If Owner has violated any obligation under the Agreement, including Owner's
obligation to maintain all Housing Units in accordance with the MAS; or
2. If Owner has committed fraud, bribery or any other corrupt or criminal act in
connection with any Federal Program; or
3. For projects with mortgages insured by HUD or loans made by HUD, if Owner
has failed to comply with the regulations for the applicable mortgage insurance
or loan program, with the mortgage or mortgage note, or with the Regulatory
Agreement; or if Owner has committed fraud, bribery or any other corrupt or
criminal act in connection with the mortgage or loan; or
4. If Owner has engaged in any drug-related criminal activity or any violent
criminal activity.
(b) If City determines that a breach has occurred, City may exercise any of its rights and
remedies under the Agreement, or any other available rights and remedies for such breach. City
shall notify Owner of such determination, including a brief statement of the reasons for the
determination. The notice by City to Owner may require Owner to take corrective action, as
verified or determined by City, by a deadline prescribed in the notice. If a defect is life
threatening, Owner must correct the defect within no more than 24 hours. For other breaches or
defects, Owner must correct the breach or defect within the period specified by City, which
period shall be reasonable under all of the circumstances.
(c) If Owner fails to cure any breach by the deadline prescribed in the notice to Owner,City's
rights and remedies for Owner's breach of the Agreement include recovery of overpayments,
suspension of Program payments, abatement or other reduction of Program payments,termination
of Program payments,and termination of the Agreement.
(d) City may seek and obtain additional relief by judicial order or action, including specific
performance,other injunctive relief or order for damages.
(e) Regardless whether tenants continue to live in any Housing Unit, City may exercise any
rights and remedies for Owner breach of the Agreement.
(f) City's exercise or non-exercise of any right or remedy for Owner ea*.- ,thy
,L 1 Zv,��.✓
Agreement is not a waiver of the right to exercise that or any other right or remedy a
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 6 Revised 9/15/05
ARTICLE IX
CITY ACCESS TO PREMISES
AND OWNER'S RECORDS
(a) Owner must provide any information pertinent to the Agreement that City may
reasonably require.
(b) City, and its agents shall have full and free access to all Housing Units and the Premises,
and to all accounts and other records of Owner that are relevant to the Agreement, including the
right to examine or audit the records and to make copies.
(c) Owner must grant such access to computerized or other electronic records, and to any
computers, equipment or facilities containing such records, and must provide any information or
assistance needed to access the records.
(d) Owner shall retain all records pertaining to this Agreement and the Lease Contract for
four (4) years following the termination of this Agreement. Owner may destroy said records at
the end of this four (4) year period if no outstanding FEMA reimbursement issues remain
between City and FEMA regarding the Program payments.
ARTICLE X
EXCLUSION OF THIRD PARTY RIGHTS
(a) A tenant is not a party to or third party beneficiary of this Agreement. The tenant may not
enforce any provision of this Agreement, and may not exercise any right or remedy against
Owner or City under this Agreement.
(b) City may enforce the Lease Contract against Owner, and may exercise any right or
remedy against Owner under the Lease Contract. Owner and the tenant may enforce the terms of
the Lease Contract against each other according to its terms.
(c) City does not assume any responsibility for injury to, or any liability to, any person
injured as a result of Owner's action or failure to act in connection with management of any
Housing Unit or the Premises or with implementation of the Agreement, or as a result of any
other action or failure to act by Owner.
(d) Owner is not the agent of City, and the Agreement does not create or affect any
relationship between City and any lender to Owner or any suppliers, employees, contractors or
subcontractors used by Owner in connection with management of the Housing Units or the
Premises or with implementation of the Agreement.
ARTICLE XI
PROHIBITION AGAINST INTEREST
(a) No member, officer or employee of City or its designees or agents; no member of the
governing body of the locality in which the Owner is situated; and no other public official of such
locality or localities, who exercises any functions or responsibilities with respect to the
Agreement during his or her tenure or for one year thereafter, shall have any interest, direct or
indirect, in this Agreement or in any contract or subcontract, or the proceeds thereof, for the
provisions to be performed hereunder.
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 7 Revised 9/15/05
(b) No member, officer, or employee of Owner shall have a financial interest, direct or
indirect, in this Agreement or the Rent or Program payments transferred hereunder or be
financially interested, directly or indirectly, in the sale to Owner of any land, materials, supplies
or services purchased with any Rent or Program payments transferred hereunder,except on behalf
of Owner, as an officer, employee, or member. Any willful violation of this paragraph with the
expressed or implied knowledge of Owner shall render this Agreement voidable by City.
ARTICLE XII
ASSIGNMENT OF AGREEMENT
(a) Owner may not assign the Agreement without the prior written consent of City.
(b) City may assign this Agreement to FEMA or HUD or any other state or federal agency
without consent of Owner.
ARTICLE XIII
WRITTEN NOTICES
All notices required or permitted by this Agreement must be in writing and are deemed
delivered on the earlier of the date actually received or the third day following (i) deposit in a
United States Postal Service post office or receptacle; (ii) with proper postage (certified mail,
return receipt requested); and (iii) addressed to the other Party at the address set out in the
preamble of this Agreement or at such other address as the receiving Party designates by proper
notice to the sending Party.
ARTICLE XIV
ENTIRE AGREEMENT; INTERPRETATION
The Agreement contains the entire agreement between Owner and City.
ARTICLE XV
MISCELLANEOUS PROVISIONS
(a) Owner shall provide all reasonably necessary documentation requested by City to obtain
reimbursement from FEMA or any other interim shelter program within 30 days' of receipt of
City's request.
(b) Owner waives all security deposits, applications fees, employment and credit checks for
tenants under this Agreement; however, Owner may require a tenant to provide information
regarding tenant's criminal background history if Owner customarily performs such checks.
(c) If the rules or procedures of HUD, FEMA, or any other applicable interim shelter
program change during the term of this Agreement, Owner and City shall amend this Agreement
to conform with such changes. Owner may terminate this Agreement at no cost to City if it does
not consent to the amendment.
(d) The provisions of this Agreement are severable, and, if for any reason a clause, sentence,
paragraph or other part of this Agreement shall be determined to be invalid by a court or Federal
or state agency, board or commission having jurisdiction over the subject matter thereof, such
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 8 Revised 9/15/05
invalidity shall not affect other provisions which can be given effect without the invalid
provision.
(e) City's failure to insist upon the performance of any term or provision of this Agreement
or to exercise any right herein conferred shall not be construed as a waiver or relinquishment to
any extent of City's right to assert or rely upon any such term or right on any future occasion.
(f) Should any action,whether real or asserted,at law or in equity,arise out of the execution,
performance,attempted performance or nonperformance of this Agreement,venue for action shall
lie in Tarrant County,Texas.
(g) This written instrument and the exhibits attached hereto, which are incorporated by
reference and made a part of this Agreement for all purposes, constitute the entire agreement
between the parties concerning the work and services to be performed hereunder, and any prior or
contemporaneous, oral or written agreement which purports to vary from the terms hereof shall
be void. Any amendments to the terms of this Agreement must be in writing and must be
approved by each Party.
IN WITNESS WHEREOF, each Party has caused this Agreement to be executed by its
undersigned duly authorized representative in multiple copies, on the date or dates indicated
below.
[SIGNATURES APPEAR ON FOLLOWING PAGE]
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 9 Revised 9/15/05
ATTEST: CITY OF For W T
By:
Marty Hendrix, ity Secretary Joe Pania p
a, i a City Manager
Date: 2 30 °
APPROVED AS TO FORM AND
LEGALITY((:
'Assistant City Attomev
._..._ 07ER, Dunraven Glade, td.
NO M&C REQUIRED r�'
By: Rebecca C. Lucas
Title: General Partner
Date: December 29, 2005
HOUSING ASSISTANCE PAYMENT AGREEMENT Page 10 Reviser 9i 15,,05
EXHIBIT "A"
HOUSING UNITS
The Housing Units shall include the following units, subject to change in accordance with
the provisions of this Agreement:
One Bedroom Housing Units insert addresses below):
Two Bedroom Housing Units (insert addresses below):
3740 Hulen Park Cr.
Fort Worth,Texas 76123
Three Bedroom Housing Units (insert addresses below):
Four Bedroom Housing Units insert addresses below):
Five Bedroom Housing Units insert addresses below):
EXHIBIT "B"
RENT
During the Agreement term, the rent to Owner may at no time exceed the Fair Market Rent as set
forth by HUD and as amended from time to time. The Fair Market Rent is, as of the execution of
this Agreement, as follows:
(1) $558.00 for a zero bedroom unit;
(2) $597.00 for a one bedroom unit,
(2) $732.00 for a two bedroom unit,or
(3) $995.00 for a three bedroom unit.
The Housing schedule above is for an unfurnished one to four single family dwelling.
EXHIBIT "C"
UTILITIES AND APPLIANCES
Owner shall provide or pay for the utilities and appliances indicated below by an"O."City shall provide or
pay for the utilities and appliances indicated below by a "C." Tenant shall provide or pay for the utilities
and appliances indicated below by a "T." Unless otherwise specified below, Owner shall pay for all
utilities and appliances provided by Owner.
Item Specify fuel type Provided by Paid by
Heating G Natural gas G Bottle ga Electric G C
Cooking G Natural gas G Bottl Electric G C
Water Heating G —Natural gas G Bottle gas G Electric G C
Other Electric C C
Water C C
Sewer C C
Trash Collection C C
Air Conditioning C C
Refrigerator O O
Washer O O
Dryer O O
°ewral Heat&A/C
and its quarterly
ntaimenance(exchange
filters,etc.) O O
Stogy e/Range O O
Regular Lawn
Maintenance O O
Other(specify)
S.
EXHIBIT "D"
LEASE CONTRACT
[SAMPLE LEASE USED BY OWNER WITH TENANTS
SHALL BE ATTACHED]
EXHIBIT "E"
TENANCY ADDENDUM
1. KATRINA Interim Shelter Program
a. Owner is leasing the unit ("Housing Unit') 4. Rent to Owner
as described in the lease to which this a. The initial rent to Owner may not exceed the
addendum is attached ("Lease Contract") to amount approved by City in accordance with
the tenant for occupancy by the tenant's Program requirements.
family with funding for a tenancy under the b. Changes in the rent for any Housing Unit
Katrina interim shelter program("Program") shall be determined by the provisions of the
of the City of Fort Worth,Texas("City"). Lease Contract. However, Owner may not
b. Owner has entered into an Interim Shelter raise the rent during the initial term or any
Agreement ("Agreement") with City for the renewal term of the Lease Contract.
Program. Under the Agreement, City will
make Program payments to Owner to assist 5. Tenant Payment to Owner
the tenant in leasing the Housing Unit from a. Each month, City will make a Program
Owner. payment to Owner on behalf of tenant in
accordance with the Agreement. The
2. Lease monthly Program payment shall be applied
a. Owner will give City a copy of the executed to the monthly rent to Owner for the
Lease Contract, including any revisions Housing Unit.
agreed by Owner and the tenant. Owner c. The tenant is not responsible for paying the
certifies that the terms of the Lease Contract portion of rent to Owner covered by City
are in accordance with all provisions of the Program payment under the Agreement
Agreement and that the Lease Contract between Owner and City. An uncured
includes this tenancy addendum. failure by City to pay the Program payment
b. The tenant and Owner shall have the right to to Owner is ground for Owner to terminate
enforce this Tenancy Addendum against the the tenancy for nonpayment of City Program
other party. If there is any conflict between payment; however, tenant shall not be
the Tenancy Addendum and any other obligated for any rent deficiency.
provisions of the Lease Contract, the d. Owner may not charge or accept, from the
language of the Tenancy Addendum shall tenant or from any other source, any
control. payment for rent of the Housing Unit in
addition to the rent amount set forth in the
3. Use of Housing Unit Lease Contract. Rent to Owner includes all
a. During the Lease Contract term, the tenant housing services, maintenance, utilities and
will reside in the Housing Unit with appliances to be provided and paid by
Program payments from City. Owner in accordance with the Lease
b. The composition of the tenant's household Contract.
must be approved by City. The tenant must
promptly inform City of the birth, adoption
or court-awarded custody of a child by 6. Other Fees and Charges
tenant or any person residing in tenant's a. Rent to Owner does not include cost of any
Housing Unit. Other persons may not be meals or supportive services or furniture
added to the household without prior written which may be provided by Owner.
approval of Owner and City. b. Owner may not require the tenant or tenant's
c. The Housing Unit may only be used for family members to pay charges for any
residence by the tenant's family. The unit meals or supportive services or furniture (if
must be the family of tenant's only any), which are to be provided by Owner
residence. Members of the household may pursuant to the Lease Contract.Nonpayment
engage in legal profit making activities to of any such charges is not grounds for
the extent permitted in the Lease Contract. termination of tenancy.
d. The tenant may not sublease or let the unit. c. Owner may not charge the tenant extra
e. The tenant may not assign the Lease amounts for items customarily included in
Contract or transfer the unit. rent to Owner in the locality, or provided at
no additional cost to unsubsidized tenants in if any member of the tenant's
the premises. household, a guest or another person
under a tenant's or resident's control
7. Maintenance, Utilities, and Other commits any of the following types of
Services criminal activity:
a. Maintenance (a) Any criminal activity that
(1) Owner must maintain the unit and threatens the health or safety
premises in accordance with the MAS of, or the right to peaceful
(as defined in the Agreement). enjoyment of the premises by,.
(2) Maintenance and replacement other residents (including
(including redecoration) must be in property management staff
accordance with the standard practice residing on the premises);
for the building concerned as (b) Any criminal activity that
established by Owner. threatens the health or safety
b. Utilities and appliances of, or the right to peaceful
(1) Owner must provide all utilities enjoyment of their residences
needed to comply with the MAS. by, persons residing in the
(2) Owner is not responsible for a breach immediate vicinity of the
of the MAS caused by the failure to: premises;
(a) Pay for any utilities that are to (c) Any violent criminal activity
be paid by City. on or near the premises;or
(b) Provide and maintain any (d) Any drug-related criminal
appliances that are to be activity on or near the
provided by or on behalf of the premises.
tenant. (2) Owner may terminate the tenancy
(3) Tenant damage. Owner is not during the term of the Lease Contract
responsible for a breach of the MAS if any member of the household is:
because of damages beyond normal (a) Fleeing to avoid prosecution,
wear and tear caused by any member or custody or confinement
of the household or by a guest. after conviction,for a crime,or
(4) Housing services. Owner must attempt to commit a crime,that
provide all housing services as agreed is a felony under the laws of
to in the Lease Contract. the place from which the
individual flees;or
8. Termination of Tenancy by Owner (b) Violating a condition of
a. Requirements. Owner may only terminate probation or parole under
the tenancy in accordance with the Lease Federal or State law.
Contract and FEMA or HUD requirements. (3) Owner may terminate the tenancy for
b. Grounds. During the term of the Lease criminal activity by a household
Contract (the initial term of the Lease member of tenant's Housing Unit in
Contract or any extension term),Owner may accordance with this section if Owner
only terminate the tenancy because of: determines that the household
(1) Serious or repeated violation of the member has committed the criminal
Lease Contract; activity, regardless of whether the
(2) Violation of Federal, State, or local household member has been arrested
law that imposes obligations on the or convicted for such activity.
tenant in connection with the (4) Owner may terminate the tenancy
occupancy or use of the unit and the during the term of the Lease Contract
premises; if any member of the household has
(3) Criminal activity or alcohol abuse(as engaged in abuse of alcohol that
provided in paragraph c);or threatens the health, safety or right to
(4) Other good cause (as provided in peaceful enjoyment of the premises
paragraph d). by other residents.
c. Criminal activity or alcohol abuse. d. Other good cause for ter natr►
(1) Owner may terminate the tenancy tenancy. After the initial Lea
g
duringthe term of the Lease Contract term,such good cause includes:
(a) The tenant's failure to accept origin, familial status or disability in connection
Owner's offer of a new Lease with the Lease Contract.
Contract or revision;
(b) Owner's desire to use the unit 14. Conflict with Other Provisions of Lease
for personal or family use or Contract
for a purpose other than use as a. The terms of the Tenancy Addendum are
a residential Housing unit;or prescribed by City as a condition for
(c) A business or economic reason assistance to the tenant and tenant's family
for termination of the tenancy under the Program.
(such as sale of the property, b. In case of any conflict between the
renovation of the unit,Owner's provisions of the Tenancy Addendum as
desire to rent the unit for a required by City,and any other provisions of
higher rent). the Lease Contract or any other agreement
e. Eviction by court action. Owner may only between Owner and the tenant, the
evict the tenant by a court action. requirements of this Tenancy Addendum
f. Owner notice of grounds shall control.
(1) At or before the beginning of a court c. In case of any conflict between the
action to evict the tenant,Owner must provisions of the Agreement and the
give the tenant a notice that specifies Tenancy Addendum or Lease Contract, the
the grounds for termination of Agreement shall control.
tenancy. The notice may be included
in or combined with any Owner 15. Changes in Lease Contract or Rent
eviction notice. a. The tenant and Owner may not make any
(2) Owner must give City a copy of any change in the Tenancy Addendum.
Owner eviction notice at the same However, if the tenant and Owner agree to
time Owner notifies the tenant. any other changes in the Lease Contract,
(3) Eviction notice means a notice to such changes must be in writing,and Owner
vacate, or a complaint or other initial must immediately give City a copy of such
pleading used to begin an eviction changes. The Lease Contract, including any
action under State or local law. changes, must be in accordance with the
requirements of the Tenancy Addendum.
9. Lease: Relation to Agreement b. In the following cases, tenant-based
If the Agreement terminates for any reason, the assistance shall not be continued unless City
Lease Contract terminates automatically. has approved a new tenancy in accordance
with Program requirements:
10. City Termination of Assistance (1) If there are any changes in Lease
City may terminate Program assistance for the Contract requirements governing
tenant for any grounds authorized in accordance tenant or Owner responsibilities for
with the Agreement requirements. If City utilities or appliances;or
terminates Program assistance for the tenant (2) If there are any changes in Lease
and/or tenant's family, the Lease Contract Contract provisions governing the
terminates automatically. term of the Lease Contract.
c. City approval of the tenancy, and execution
11. Tenant Move Out of a new Agreement, are not required for
The tenant must notify City and Owner before agreed changes in the Lease Contract other
the occupants move out of the Housing Unit. than as specified in paragraph b.
d. Owner must notify City of any changes in
12. Security Deposit the amount of the rent to Owner at least 35
Owner may NOT collect a security deposit from days before any such changes go into effect,
the tenant. and the amount of the rent to Owner
following any such agreed change may not
13. Prohibition of Discrimination exceed the reasonable rent for the unit as
In accordance with applicable equal opportunity most recently determined or predetermined
statutes, Executive Orders, and regulations, by , City in accordance with HUD
Owner must not discriminate against any person requirements.
because of race, color, religion, sex, national
16. Notices Any notice under the Lease Contract by the
tenant to Owner or by Owner to the tenant must
be in writing.
TENANT(S)
ER
RESIDENTIAL LEASE CONTRACT
Date of Lease Contract:December 2005 This is a binding legal document. Read it carefully before signing
(when the Lease contract is filled out)
MOVING IN MNERAL R&ORMATION
PARTIES: This Lease Contract is between you,the 5. RENT AND CHARGES: You will pay$732.00 per
resident(s) (list all people signing the lease month rent, payable in advance without demand at
Contract): CARMEN HOWS and the owner: 1701 River Run Rd. Ste. 1021 Fort Worth,Texas
DUNRAVEN GLADE,LTD. 76107 and payable to Dunraven Glade, Ltd.
Prorated rent of$0 is due on signing of this lease,
You have agreed to rent the following duplex, and for the remainder of December, 2005. The first full
any grounds, garage, or other improvements located month's rent is due on January 1, 2006. You must
at 3740 Hulen Park Circle, Fort Worth, Texas for pay your rent on or before the 3'd day of each
use as a private residence only. The terms "you" month (due date) with no grace period. Cash is
and "your" refer to all residents listed above. The unaccepted without our prior written permission.
terms "we" and `tis" and "our" refer to the owner You must not withhold or offset rent unless
listed above and not to the property manager or any authorized by statute. We may, at our option,
one else. If anyone else has guaranteed performance require at any time that you pay all rent and other
of this Lease Contract, a separate Lease Contact sum in cash, certified or cashier's check, money
Guaranty for each guarantor is attached. order, or one monthly check rather than multiple
checks. If you don't pay all rent on or before the P
1. OCCUPANTS: The dwelling will be occupied only day of the month and we haven't given notice to
by you and (list all other occupants not signing the vacate on or before that date, you'll pay an initial
Lease Contact):NONE. late charge of$30.00 plus a late charge of$5.00 per
day after that date until paid in full. Daily late
No one else may occupy the dwelling. Persons not charges will not exceed 15 days for any single
listed above must not stay in the dwelling for more month's rent. You'll also pay a charge of$25.00 for
than 3 consecutive days without our prior written each returned check, plus an initial and daily late
consent, and nor more than twice that many days in charge from due date until we receive acceptable
one month. If the previous space isn't filled in, two payment. If you don't pay rent on time, you'll be
days per month is the limit. delinquent and remedies under this Lease Contract
will be authorized. If you violate the animal
2. LEASE TERM: The initial term of the Lease restrictions of this lease agreement or other animal
Contract begins on the I' day of January 2006, and rules, you'll pay an initial charge of $100.00 per
ends at 6:00 p.m. on the 31" day of December, animal and a daily charge of$10.00 per animal from
2006. This Lease contact will automatically renew the date the animal was brought to your dwelling
month-to-month unless either party gives written until it is finally removed. We'll also have all other
notice of termination or intent to move out as remedies for such violation.
required by this lease agreement.
6. UTILITIES: You'll pay for all utilities, including
3. SECURITY DEPOSIT: Your total security deposit electricity, gas, water, wastewater, trash, and cable
for all residents is WAIVED, due on or before the TV unless indicated otherwise in this lease
date this Lease Contact is signed. This amount does agreement. You'll pay for all related deposits,
not include an animal deposit. charges, fees, and services on utility bills connected
in your name. If you paid your bill directly to the
4. KEYS AND FURNITURE: You will be provided 1 utility company, you must not allow utilities to be
dwelling key and 1 garage door opener.Your spouse disconnected—including disconnection for not
or any resident or occupant who has permanently paying your bills until Lease Contract term or
moved out according to a remaining resident's renewal ends. Utilities may be used only for normal
affidavit is (at our option) no longer entitled to household purposes and must not be wasted. If your
occupancy or keys. Your dwelling will be electricity is ever interrupted use only battery
unfitrnished. operated lighting.
EXHIBIT
Your initials Initials of our Representative Residential Lease Contract-Page I of 13[1 — I
7. INSURANCE: We urge you to get your own 5 ecial Provisions and"What If"Clauses
insurance for losses due to theft,fire, water damage
and the like. You intend to[check one] 9. SPECIAL PROVISIONS: The following special
provisions and any addenda or written rules
_not buy insurance to protect against such losses; furnished to you or before signing supercede any
or conflicting provisions of this printed Lease Contact
_buy insurance from your own agent to cover such form. Although there is a security system, you
losses. have elected NOT to activate it which would cost
an additional$25.00 per month.
If neither is checked,you acknowledge that you will
not have insurance coverage. Signature:
8. YOUR SECURITY RIGHTS; What we must
provide: Texas law requires, with some exceptions, RELETTING CHARGE: You'll be liable to us
that we must provide at no cost to you when for a reletting charge of$573.75 not to exceed 85%
occupancy begins: (1) a window latch on each of the highest monthly rent during the Lease
window; (2) a door-viewer (peephole) on each Contract term if you:
exterior door; (3) a pin lock on each sliding glass (1) fail to give written move-out notice required
door,(4)either a door handle latch or security bar or under this lease;or
a keyed dead bolt lock on one entry door. Keyed (2) move out without our written approval and
lock(s) will be re-keyed after the prior resident without paying rent in full for the entire Lease
moves out. The re-keying will be done either before Contract term or renewal period;or
you move in or within 7 days after you move in, as (3) move out at our demand because of your
required by statute. If we fail to install or re-key default;or
security devices as required by the Property Code, (4) are judicially evicted.
you have the right to do so and deduct the
reasonable cost from your next rent payment under The reletting charge is not a cancellation fee and
Section 92.165 (1)of the Code. does not release you from your obligations under
this Lease Contract.
What You May Request: Subject to some
limitations, under Texas law you may at any time Not„a Release. The reletting is not a Lease Contract
ask us to: (1) install one keyed dead bolt lock on an cancellation for or buyout fee. It is an agreed
exterior door of it does not have one; (2) install a liquidated amount covering only part of our
security bar on a sliding glass door if it does not damages, that is our time, effort, and are uncertain
have one; and (3) change or re-key locks or latches. and difficult to ascertain-particularly those relating
We must comply with those requests, but you must to inconvenience, paperwork, advertising, showing
pay for them. the dwelling, utilities, for showing, checking
prospects, office overhead, marketing costs, and
What You Are Now Requesting. Subject to locator service fees. You agree that the reletting
statutory restrictions on what security devices you charge is a reasonable estimate of such damages and
may request, you are now requesting us to install or that the charge is due whether or not our reletting
change at your expense: attempts succeed. If no amount is stipulated, you
must pay our actual reletting costs so far as they can
If no item is fitted in,then you are requesting none at this time. be determined. The reletting charge does not
Payment. We will pay for missing security devices release you from repainting, repainting, or un-
that are required by statute. You will pay for(1)re- returned keys,or other sums due.
keying that you request (except when we failed to 10. REIMBURSEMENT:You must promptly reimburse
re-key after the previous resident moved out), and us for loss, damage, government fines, or costs of
(2Lepairs or replacements due to misuse or damage repairs or service in the dwelling due to a violation
by you or your family, occupants, or Quests. You of the Lease Contract or rules, improper use, or
must pay immediately after the work is done unless
state statute authorizes advance payment. You also negligence of you or your gue
Unless the damage or wastewaters oiivke is due to
must pay for additional or changed security devices
our negligence, we are not liable Vou must ^,?
you request,in advance or afterward,at our option. pay for repairs, replacement costs ari ama e to :'J
n• r 9
the following if occurring during thi LQe'.Contract1 U3
Your initials Initials of our Representative Residential Lease Contract-Page 2 of 13
term or renewal period: (1) damage to doors, Property Code, you may redeem the property by
windows, or screens; (2) damage from windows or paying all delinquent rent due at the time of seizure.
doors left open; and (3) damage from wastewater But if notice of sale (set forth as follows) is given
stoppage caused by i=Wer objects in lines before you seek redemption, you may redeem only
exclusively servingyourdwelling. We may require by paying the delinquent rent and reasonable
payment at any time, including advance payment of charges for packing, removing and storing. If we
repairs for which you are liable.Delay in demanding have removed and stored property after surrender,
sums you owe is not a waiver abandonment, or judicial eviction you may redeem
only by paying all sums you owe, including rent,
11. CONTRACTUAL;LIEN AND PROPERTY LEFT late charges,reletting charges,storage,damages,etc.
IN DWELLING: All property in the dwelling is We may return redeemed property at the place of
(unless exempt under Section 54.042 of the Texas storage, the management office, or the dwelling (at
Property Code)subject to a contractual lien to secure our option). We may require payment by cash,
payment of delinquent rent. For this purpose. money order or certified check.
"dwelling" excludes outside areas but includes
interior living areas and exterior patios, balconies, Disposition or Sale. Except for animals and
attached garages, and storerooms for your exclusive property removed after the death of a sole resident,
use. we may throw away or give to a charitable
organization all items of personal property that are:
Removal After We.Exmise Lien for Rent: If your (1) left in, the dwelling after surrender or
rent is delinquent our representative may peacefully abandonment;or(2)left outside more than one hour
enter the dwelling and remove and/or store all after writ of possession is executed, following a
property subject to lien.Written notice of entry must judicial eviction. Animals removed after surrender,
be left afterwards in the dwelling in a conspicuous abandonment,or eviction may be kenneled or turned
place-plus a list of items removed. The notice must over to local authorities or humane societies.
state the amount of delinquent rent and the name, Property not thrown away or given to a chanty may
address, and phone number of the person to contact only be disposed of only by sale,which must be held
about the amount owed. The notice must also state no sooner than 30 days after written notice of date
that the property will be promptly returned when the and time and place of sale is sent by both regular
delinquent rent is fully paid. All property in the mail and certified mail (return receipt requested) to
dwelling is presumed yours unless proven otherwise. your last known address. The notice must itemize
the amounts you owe and the name, address, and
Removal. After Surrender, Abandonment, or phone number of the person to contact about the
Eviction: We or law officers may remove and/or sale, the amount owed and your right to redeem the
store all property remaining in the dwelling or in the property. Sale may be public or private,is subject to
outside areas (including any vehicles you or any any third party ownership liens claims, must be in
occupant or guest owns or uses) if you are judicially the highest cash bidder, and may be in bulk, in
evicted or if you surrender or abandon the dwelling. batches, or item-by-item. Proceeds exceeding sums
owed must be mailed to you at your last known
Storage. We will store property removed under a address within 30 days after sale.
contractual lien. We may store,but have no duty to
store, property removed after judicial eviction, 12. FAILING TO PAY FIRST MONTHS RENT: If you
surrender, or abandonment of the dwelling. We are don't pay the first months rent when or before the
not liable for casualty loss, damage or theft except Lease Contact begins, all future rent will be
for property removed under a contractual lien. You automatically accelerated without notice and
must pay reasonable charges for our packing and immediately due. We also may end your right to
removing, storing, and selling any property. We occupancy and recover damages, future rent,
have a lien on all property removed and stored after reletting charges, attorney's fees, court costs, and
surrender, abandonment, or judicial eviction for all other lawful charges. Our rights and remedies under
sums you owe, with one exception: our lien on this lease apply to acceleration under this lease.
property listed under Property Code Section 54.042
is limited to charges for packing, removing and 13. RENT,INCREASES' AND.;LEASE CONN1tAGT
storing. CHANGES No rent increases or Lease Contract
changes are allowed before the iiit,ial2Leasq
Redemption: If we have seized and stored property Contract term ends, except for charge "6�kd-by
under a contractual lien for rent as authorized by the any special provisions in this lease a eetterit, b
Your initials Initials of our Representative Residential Lease Contract-Page 3 of 13
written addendum or amendment signed by you and enforcement, governmental, or business purposes,
us, or by reasonable changes of our rules allowed we may provide it.
under this lease. If,at least 35 days before the lease
contract term or renewal periods ends, we give you 1 ,.H OS
U TN:'THE.DWELLI=NG
written notice of rent increases or Lease Contract
changes effective when the Lease Contract term or 16. POLICIES OR RULES: You and all guests and
renewal period ends, this Lease Contract will occupants must comply with any written rules and
automatically continue month-to-month with the policies, including instructions for care of our
increased rent or Lease Contract changes. The new property. Our rules are considered as part of this
modified Lease Contract will begin on the date Lease Contract. You must comply with any
stated in the notice (without the necessity of your subdivision or deed restrictions that apply.
signature) unless you give us written move-out
notice under this lease. 17. LIMITATIONS ON CONDUCT: The dwelling and
other areas reserved for your private use must be
14. DELAY IN OCCUPANCY: If occupancy is or will kept clean. Trash must be disposed of at lease
be delayed for construction,repairs,or cleaning,or a weekly in appropriate receptacles in accordance with
previous resident's holding over, we are not local ordinances. Passageways may be used only for
responsible for the delay. The Lease Contract will entry or exit. Any swimming pools, spas,
remain in force subject to: (1) abatement of rent on storerooms,and similar areas must be used with care
a daily basis during the delay; and (2) your right to in accordance with our rules and posted signs. Class
terminate as set forth below. Termination notice containers are prohibited in or near pools. You,your
must be in writing. After termination, you are occupants, or guests may not anywhere in the
entitled only to refund of deposit(s) and any rent dwelling or outside areas use candles or kerosene
paid. Rent abatement or Lease Contract termination lamps without our prior written approval, or solicit
does not apply if delay is for cleaning or repairs that business or contributions. Conducting any kind of
do not prevent you from occupying the dwelling. business (including child-care services) in your
dwelling is prohibited - - except that any lawful
If there is a delay and we have not noticed you of business conducted"at home"by computer,mail,or
delay as set forth immediately below, you may telephone is permissible if customers, clients,
terminate up to the date when the dwelling is ready patients, or other business associates do not come to
for occupancy,but not later. your dwelling for business purposes. We may
regulate: (1) the use of patios, balconies, and
(1) If we give written notice to any of you when or porches; (2) the conduct of furniture movers and
after the Lease Contract begins - - and the delivery persons; (3) recreational activities in
notice states that occupancy has been delayed outside areas. You will be liable to us for damage
because of construction or a previous resident's caused by you or any guests or occupants.
holding over, and that the dwelling will be
ready on a specific date - - you may terminate We may exclude guests or others who, in our
the Lease Contract within 3 days of your judgment,have been violating the law,violating the
receiving notice,but not later. Lease Contract or any of our rules, or disturbing
other persons, neighbors, visitors, or owner
(2) If we give written notice to any of you before representatives. We may also exclude from any
the effective Lease Contract date and the notice outside area a person who refuses to show photo
states that construction delay is expected and identification or refuses to identify himself or
that the dwelling will be ready for you to herself as a resident,occupant,or guest of a specific
occupy on a specific date, you may terminate resident.
the Lease Contract within 7 days after you
receive written notice, but not later. The 18. PROHIBITED CONDUCT: You and your
readiness date is considered the new effective occupants or guests may not engage in the following
Lease Contract date for all purposes. This new activities: behaving in a loud or obnoxious manner;
date may not be moved to an earlier date unless disturbing or threatening the rights, comfort, health,
you and we agree. safety, or convenience of others (including our
agents and employees) in or near the dwelling;
15. DISCLOSURE RIGHTS: If someone requests disrupting our business operations; manufacturing,
information on you or your rental history for law- delivering, possessing with intent to deliver,
otherwise possessing a controlled substance or drug
Your initials Initials of our Representative Residential Lease Contract-Page 4 of 13
paraphernalia; engaging in or threatening violence, either a copy of the official permanent change-of-
possessing a weapon prohibited by state law; station orders or a deployment letter or order.
discharging a firearm in the dwelling; displaying or Military permission for base housing does not
possessing a gun, having gas appliances, tampering constitute a permanent change-of-station order.
with utilities; bringing hazardous materials into the After move-out, you are entitled to a return of your
dwelling; having or using glass containers in the security deposit, less lawful deductions. The release
pool area;and using candles or kerosene lamps. of a resident under this military clause will only
release that resident and his or her legal dependents.
19. PARKING: We may regulate the time,manner,and It will not release the remaining co-residents.
place of parking cars, trucks, motorcycles, bicycles,
boats, trailers, and recreational vehicles. We may 22. RESIDENT SAFETY AND PROPERTY LOSS:
have illegally parked vehicles towed under an You and all occupants and guests must exercise due
appropriate statute. A vehicle is prohibited if it: care for your own and others; safety and security,
especially in the use of smoke detectors, dead bolt
(1) has flat tires or other conditions rendering it locks, and keyless bolting devices, window latches,
inoperable; and other safety or security devices, You must read
(2) has an expired license or inspection sticker; the Security Guidelines on page 10.
(3) takes up more than one parking space, if the
dwelling complex has more than one living unit; 23. SMOKE DETECTORS: We will furnish smoke
(4) belongs to a resident or occupant who has detectors as required by statute, and we will test
surrendered or abandoned the dwelling; them and provide working batteries when you first
(5) blocks another vehicle from exiting; take possession. After that, you must pay for and
(6) is parked in a fire lane or a designated "no replace batters as needed, unless the law provides
parking"area; otherwise. We may replace dead or missing
(7) is parked in a space marked for other resident(s) batteries at your expense, without prior notice to
or unit(s); you. You must immediately report smoke-detectors
(8) is parked in any portion of a yard area;or malfunctions to us. Neither you nor others may
(9) is parked on any part of the grass, sidewalk, or disconnect smoke detectors. If you damage or
patio. disconnect the smoke detectors or remove a battery
without replacing it with a working battery you may
20. RELEASE OF RESIDENT: Unless we have given be liable under Section 92.2611 of the Property
you a written release, you will not be released from Code for $100.00 plus one month rent, actual
this Lease Contract for any reason - - including but damazes, and attorney's fees. You will be liable to
not limited to voluntary or involuntary school us and others for any loss or damage from fire,
withdrawal or transfer, voluntary or involuntary job smoke, or water if that condition arises from your
transfer, marriage, separation, divorce, disconnecting or damaging the smoke detector, or
reconciliation, loss of co-residents, loss of failing to replace a battery or report malfunctions to
employment,bad health or death. us.
21. MILITARY CLAUSE: under the following 24. Casualty Loss: We are not liable to any resident,
circumstances, you may terminate the Lease guest, or occupant for personal injury or damage or
Contract by giving us written notice: loss of personal property due from fire, smoke, rain,
flood, water leaks, hail, ice, snow, lighting, wind,
(1) if you are or become a member of the Armed explosions, and interruption in utilities, unless that
Forces of any nation on extended active duty injury or damage is caused by our negligence. We
and receive change-of-station order to have no duty to remove any ice, sleet, or snow but
permanently depart the local area or if you are may remove any amounts without notice. Unless we
relieved from active duty;or instruct otherwise, you must - - for 24 hours a day
(2) if you are deployed to a foreign country as a during freezing weather(1)keep the dwelling heated
member of the United States Armed Forces and to at lease 50 degrees; (2) keep cabinet and closet
are not continuing to receive quarters allowance doors open; and (3) drip hot water and cold water
from the military. faucets. You will be liable for damage to our
property if damage is cause by broken water pipes
In either case, termination notice will effectively due to your violating these requirements. If you ask
terminate the Lease Contract 30 days after the next our representatives to perform services not
monthly rent payment is due. You must furnish us contemplated in this Lease Contract, you will
Your initials Initials of our Representative Residential Lease Contract-Page 5 of 13
indemnify us (that is, hold us harmless) from all bulbs for fixtures we furnish, including exterior
liability for services. fixtures operated from inside the dwelling; after that
you will replace them at your expense with bulbs of
Crime or Emergency: Dial 911 immediately, call the same wattage. Your improvements to the
local fire, police, or EMS authorities in case of fire, dwelling (whether or not we consent) become ours
smoke or suspected criminal activity involving unless we agree otherwise in writing.
imminent harm. You should the contact our
representative. You will not treat any of our security 26. REQUESTS, REPAIRS, AND MALFUNCTIONS.
measures as an express or implied warranty of We will maintain the dwelling in good order and pay
security or as a guarantee against crime or of for repair maintenance, subject to the repair
reduced risk of crime. Unless otherwise provided by procedures set forth below. You must replace air
law, we are not liable to you or any guests or conditional filters monthly and keep the yard clean.
occupants for injury, damage, or loss to person or
property caused by criminal conduct of other Procedures for repairs by us: IF YOU OR ANY
persons, including theft, burglary, assault, OCCUPANT NEEDS TO SEND A NOTICE AND
vandalism,or other crimes. We are not obligated to REQUEST - FOR EXAMPLE FOR REPAIRS,
furnish security personnel, security lighting, security INSTALLATIONS. SERVICES OR SECURITY
gates or fences, or other forms of security unless RELATED MATTERS IT MUST BE IN WRITING
required by statute. We are not responsible for TO OUR DESIGNATED REPRESENTATIVE
obtaining criminal history checks on any resident, (except in emergencies involving immediate danger
occupants, or guests in this dwelling. If you or any to person or property, such as fire, gas, smoke,
occupant or guest is affected by a crime, you must overflowing sewage, uncontrollable water, electrical
make written report to our representative and to the shorts,or crime in progress).
appropriate local law enforcement agency.You must
also fiunish us with the law enforcement agency's Our complying with or responding to any oral
incident report number on request. requests regarding security or non-security matters
does not waive the strict requirements for written
25. CONDITION OF THE PREMISES: You accept the notice under this Lease Contract. You must
dwelling, fixtures, and fiuniture, as is, except for promptly notify us in writing of water leaks;
conditions materially affecting the health or safety electrical problems; malfunctioning lights;broken or
of ordinary persons. We disclaim all implied missing locks or latches; or other conditions that
warranties. You will be given an Inventory and pose an non-emergency hazard to the property,
Condition form on or before move-in. Within 48 health,safety. We may change or install utility lines
hours after move-in you must note on the form all or equipment serving the dwelling if the work is
defects or damage and return it to our representative. done reasonably without increasing your utility
Otherwise everything will be considered to be in costs. We may turn off equipment and interrupt
clean,safe,and good working conditions. utilities as needed to avoid property damage or to
perform work. If utilities malfunction or are
You must use customary diligence in maintaining damaged by fire, water, or similar cause, you must
the dwelling and outside areas. Unless authorized notify our representatives immediately. If air
by statute or by us in writing, you must not perform conditioning or other equipment malfunctions you
any repairs, painting, wallpapering, carpeting, must notify our representative as soon as possible on
electrical changes, or otherwise alter our property. a business day. We will act with customary
No holes or stickers are allowed inside or outside the diligence to make repairs and reconnections, taking
dwelling. But we will permit a reasonable number into consideration when casualty insurance proceeds
of small holes for hanging pictures on sheet rock are received. Rent will not be abated in while or in
walls and in grooves of wood-paneled walls, unless part.
our rules state otherwise. No water fiuniture,
antennas, additional phone or cable TV outlets, If we believe that fire or catastrophic damage is
alarm systems, or lock changes, additions, or re- substantial, or that performance of needed repairs
keying, is permitted unless statutorily allowed or poses a danger to you, we may terminate this Lease
we have consented in writing.You agree not to alter, Contract within a reasonable time by giving you
damage, or remove our property, including alarm written notice. If the Lease Contract is so
systems, smoke detectors, furniture, telephone and terminated, we will refund prorated rent and all
cable TV wiring, screens, locks, and security deposits,less deductions.
devices. When you move in, we will supply light
Your initials Initials of our Representative Residential Lease Contract-Page 6 of 13
Repairs for Service Calls. We will pay for repairs of support animal for disabled persons.We may require
conditions that materially affect the health and a pet deposit for support animals.
safety of an ordinary residence (i.e. dangerous or
hazardous conditions). Otherwise, you will be If a pet has been in the dwelling at any time during
responsible for the repair or service call. your term occupancy(with our without our consent),
we will charge you for defleaing, deodorizing, and
Yard Maintenance. Unless we expressly assume the shampooing. Initial and daily pet charges and pet
responsibility below you must pay for maintenance removal charges are liquidated damages for our
and yard pest control. time, inconvenience, and overhead (except
attorney's fees and litigation costs) in enforcing pet
(1) You will keep the lawn mowed and edged and restrictions and rules. We may remove an
maintain all plants,trees,shrubs,etc. unauthorized pet by leaving in a conspicuous place
in or on the dwelling 24 hours' prior notice of intent
(2) You will keep the lawn, flowerbeds, sidewalks, to remove the pet, and by following the procedures
porches,and driveways free of trash and debris. of this lease. We may keep or kennel the pet or turn
it over to the humane society or local authority.
(3) You will water and grass, flowerbeds and trees When keeping or kenneling a pet, we will not be
appropriately. liable for loss, harm, sickness or death of the pet
unless due to our negligence. We will return the pet
You may not modify the existing landscape, change to you upon request if it has not already been turned
any plants, or plant a garden without our prior over to a humane society or local authority. You
written approval. Failure to maintain the yard must pay for the pets reasonable care and kenneling
including watering is an act of default under this charges. We have no lien on the pet for any
lease. purpose.
Interior Pest Control and Trash Receptacles: Unless 28. WHEN WE MAY ENTER. If you or any guest or
this lease says otherwise, we will not arrange for occupant is present, then repairers, servicers, or our
extermination services for all pests within the representatives may peacefully enter the dwelling at
dwelling, except between occupation by different reasonable times for the purposes listed in(2)below.
tenants. If nobody is in the dwelling, then repairers,
servicers, or our representatives may peacefully at
Trash receptacles must be kept closed, and must reasonable times by duplicate or master key (or by
comply with local ordinances regarding trash breaking a window or other means);if
disposal. We may designate which trash receptacle
will be stored on the premises and where they will (1) written notice of the entry is left in a
be. Trash receptacles must be kept either in the conspicious place in the dwelling immediately
garage or behind the fence. after entry;and
(2) entry is for: responding to your request;repairs;
27. PETS: No pets are allowed (even temporarily) estimating repair or refurbishing costs; pest
anywhere in the dwelling, porches, patios, control; preventative maintenance; filter
balconies, or yard unless we have so authorized m changes; testing or replacing smoke detector
writing except for support animals for disabled batteries; retrieving unretumed tools or
persons. The provisions of this Lease Contract appliances; preventing waste of utilities;
apply to support animals and all mammals, reptiles, contractual liens; leaving notices; delivering,
birds, fish, rodents and insects - - regardless of installing,reconnecting or replacing appliances,
whether you consider the animal a "pet". If we furniture, equipment, or security devices,
allow a pet, you and we must sign a separate pet removing unauthorized window coverings;
agreement. Unauthorized pets must not be tied to stopping excessive noise; removing health and
any porch, tree, or other object on the premises at safety hazards; (including hazardous materials)
any time. You must not feed any stray animals. If and items prohibited under our rules; removing
you or any guest or occupant violates pet restrictions unauthorized pets; cutting off electricity
(with or without your knowledge), you will be according to statute; retrieving property owned
subject to charges, damages, eviction and other or leased by former residents; inspection when
remedies provided in this Lease Contract. A pet immediate danger to a person or property is
deposit is considered a general security deposit. We reasonably suspected; entry by law-
may require a doctor's statement of need for a enforcement officer with search or arrest
Your initials Initials of our Representative Residential Lease Contract-Page 7 of 13
warrant or in hot pursuit; showing dwelling to require either; (1) the replacement sign this Lease
prospective residents (after move-out or vacate Contract with or without an increase in the total
notice has been given); or showing dwelling to security deposit; or (2) the remaining and
government inspectors, fire marshals, lenders, replacement residents sign an entirely new Lease
appraisers, prospective buyers, or insurance Contract. Unless we agree otherwise in writing,
agents. your security deposit will automatically transfer to
the replacement resident as of the date we approve.
(3) You have been told and understand that our The departing resident will no longer have a right of
representatives regularly inspect the unit for occupancy or to a security deposit refund, but will
compliance with this lease and to change the air remain liable for the rest of the original Lease
filter approximately once time per month. A Contract term unless we agree otherwise in writing.
Notice of Entry will be left in your unit.
bEFAUL BY Pt T
29. MULTIPLE RESIDENTS OR OCCUPANTS:Each
resident is jointly and severally liable for all Lease 31. DEFAULT BY OWNER. We will act with
Contract obligations. If you or any guest or customary diligence to:
occupant violates the Lease Contract or rules, all (1) maintain fixtures, furniture, hot water, heating
residents are considered to have violated the Lease and a/c equipment;
Contact. Our requests and notices (including sale (2) substantially comply with all applicable federal,
notices) to any resident constitutes notice to all state and local laws regarding safety, sanitation
residents and occupants. Notices and requests from and fair housing;and
any resident or occupant (including notice of lease (3) make all reasonable repairs,subject to this lease
contract termination, repair, requests and entry agreement and your obligation to pay for
permissions)constitutes notice from all residents. In damages for which you are liable.
eviction suits, any one of multiple residents is
considered the agent of all other residents in the If we violate any of the above, you may terminate
dwelling for service of process. Security deposit this Lease Contract and exercise other remedies
refunds may be by one check jointly payable to all under Section 92.056 of the Property Code only as
residents; the check and any deduction itemizations follows: (a) you must make a written request for
may be mailed to one resident only. repair or remedy of the condition, and all rent must
be current at the time;(b)after receiving the request,
SLT$S��TUTII we have a reasonable time to repair,considering the
nature of the problem, and reasonable availability of
30. REPLACEMENT AND SUBLETTING. Replacing the materials, labor, and utilities; (c) if we have not
a resident or subletting is allowed only when diligently tried to repair within a reasonable time,
permitted in writing. If departing or remaining you must then give us written notice of intent to
residents procure a replacement resident acceptable terminate the Lease Contract unless the repair is
to us before moving out and we expressly consent to made within 7 days; and (d) of repair has not been
the replacement or subletting then: made within 7 days you may terminate this Lease
Contract and exercise other statutory remedies.
(1) a reletting charge will not be due; Security deposits and prorated rent will be refunded
(2) an administrative (paperwork) fee will be due, as required by law.
and a re-keying fee will be due if re-keying is
requested;and 32. DEFAULT BY RESIDENT. You will be in default
(3) you will remain liable for all Lease Contract if; (1)you do not pay rent or other amounts that you
obligations for the rest of the original Lease owe; (2) you or any guest or occupant violates this
Contract term. Lease Contract, dwelling rules, or fire, safety,
health,or criminal laws,regardless of whether arrest
Credits. We will credit all subsequent rent that we or conviction occurs; (3) you abandon the dwelling;
actually receive from replacement or subsequent (4) you give incorrect or false answers in an
residents against your liability for past-due and application for rental; (5) you or any occupant is
future rent. If you move our early, we will exercise arrested for a felony offense involving actual or
customary diligence to relet. potential physical harm to a pers r�r_.uin }vi
possession, manufacture, or delive of a controlle i
Procedure for Replacement. If we approve a substance, marijuana, or drug raphernalia asp,�7,,,,
replacement resident, then we may, at our option, described in the Texas Controlled ' bstan�e Act; or.S Il'!
L?
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(6) any illegal drugs or paraphernalia are found in notice to you or your dwelling while you continue
your dwelling; or (7) you or any occupant, in bad your holdover.
faith, make an invalid habitability complaint to an
official or employee of a utility company or the Other Remedies. If your rent is delinquent and we
government. give you 5 days' prior written notice, we may
terminate electricity that we have furnished at our
Eviction. If you default, we may end your right of expense, unless government regulations on
occupancy by giving 24 hours notice to vacate. submetering or utility proration provide otherwise.
Notice may be by; (1) regular mail; (2) certified We may report unpaid amounts to credit agencies.
mail, return receipt requested; (3) personal delivery Upon default, we have all other legal remedies,
to any resident;(4)personal delivery at the dwelling including Lease Contract termination and statutory
to any occupant over 16 years old; (5) affixing the lockout under section 92.008 of the Property Code.
notice to the inside of the dwelling's main entry Unless a party is seeking exemplary punitive or
door. Termination of your possession rights or. personal injury damages the prevailing party may
subsequent reletting does not release you from recover from the non-prevailing party attorney's fees
liability for future rent. After giving notice to vacate and all other costs of litigation. Late charges are
or filing an eviction suit, we may still accept rent or liquidated charges for our time, inconvenience and
other sums due; the filing or acceptance does not overhead in collection late rent (but are not for
waive or diminish our right of eviction or any other attorney's fees and litigation costs). All unpaid
contractual or statutory right. Accepting money at amounts bear 18% interest per year from due date,
any time does not waive our right to damages, past compounded annually. You must pay collection
or future rent,or other sums. agency fees if you fail to pay all sums due within 10
days after we mail you a letter demanding payment
Acceleration. All monthly rent for the rest of the and stating that collection agency fees will be added
Lease Contract term or renewal period will be if you do not pay all sums by that deadline.
accelerated automatically without notice or demand
(before or after acceleration) and will be aNE 1AJLAVk$
immediately due and delinquent if, without our
written consent: (1) you move out, remove property 33. INTERPRETING THIS CONTRACT. Neither we
in preparing to move out, or give oral or written nor any of our representatives made any oral promises,
notice (by you or any occupant) of intent to move representations, or agreements. This Lease Contract is
out before the Lease Contract term or renewal period the entire agreement between you and us. Our
ends; and(2) you have not paid all rent to the entire representatives have no authority to waive, amend or
Lease Contract term or renewal period. Such terminate this Lease Contract or any part of it and no
conduct is considered a default for which we need authority to make promises, representations, or
not give you notice. Remaining rent will also be agreements that impose security duties or other
accelerated if you are judicially evicted or move out obligations on us or our representatives unless in
when we demand because you have defaulted. Our writing. No action or omission of our representatives
right to accelerate is instead of having rent for the will be considered a waiver of any subsequent violation,
entire term payable when the Lease Contract begins. default, or time or place of performance. Our not
enforcing or belatedly enforcing written notice
Holdover. If you holdover beyond the date requirements, rental due dates, accelerations, liens, or
contained in your move-out notice or our notice to other rights is not a waiver under any circumstance.
vacate (or beyond a different move-out date agreed
to by the parties in writing),then(1)holdover rent is Exercising one remedy will not constitute an election or
due in advance on a daily basis and may become waiver of other remedies. All remedies are cumulative.
delinquent without notice or demand;(2)rent for the No employee or agent is personally liable for any of our
holdover period will be increased by 25% over the contractual, statutory, or other obligations -merely by
then-existing rent, without notice; (3) you will be virtue of acting on our behalf. This Lease Contract binds
liable to us for all rent for the full term of the subsequent owners. Neither an invalid clause or the
previously signed Lease Contract of a new resident omission of initials invalidates this Lease Contract. All
who can not occupy because of the holdover;and(4) notices and documents may be in English or, at our
at our option, we may extend the Lease Contract option, any language that you read or speak. All
term for up to one month from the date of notice of provisions regarding our non-liabili n-duty -
Lease Contract extension by delivering written apply to our employees and agents. T "s;Lease Contract
is subordinate or superior to exi `ting and future
i ;_ __
Your initials Initials of our Representative Residential Lease Contract-Page 9 of A;--------- —
mortgages and lenders option. All Lease Contract statutory right to have that done as long as you pay
obligations must be performed in Tarrant County,Texas. for the re-keying.
Under Property Code Section 92.153(8),if a keyed dead 7. Dial 911 for emergencies. If an emergency arises
bolt lock was already installed on the main entry door of call 911 first then call the management.
the dwelling at the time of signing this Lease Contract
we are not required to install at our expense a keyed 8. Check your smoke monthly for dead batteries or
lock of any kind on the remaining entry doors. We may malfunctions.
deactivate or not install keyless bolting devices on your
doors if (1) you or an occupant in the dwelling is over 9. Check your door locks, window latches, and other
55 or disabled, and (2) the requirements of Section security devices regularly to be sure they are
92.153(e)or(fl of the Code are satisfied. working properly.
34. PAYING SUMS DUE. Payments of all sums is an 10. Immediately report the following to the
independent covenant. At our option and without notice, management office in writing,dated and signed:
we may apply money received first to your nonrent
obligations,then to rent regardless of notations on checks • any needed repairs of locks, window latches,
or money orders and regardless of when the obligation doors, windows, smoke detectors, and alarm
arises. All sums other than rent (which is due on the systems;and
first) are due upon our demand. After the due date, we • any malfunctions of other safety devices
do not have to accept the rent or any other payments. outside your dwelling such as broken gate
locks, burned out lights, blocked passages,
SECUR11 Y MELINES FOR RESIDENTS broken railings,etc.
35. SECURITY GUIDELINES. We would like to give 11. Close curtains,blinds,and window shades at night.
you some important safety guidelines. The Texas Police
Association and the Sheriff's Association of Texas have 12. Mark or engrave your driver's license number or
approved these suggestions. Follow these guidelines and other identification on valuable personal property.
use common sense in practicing safe conduct. Inform all
other occupants in your dwelling, including any children PERSONAL SECURITY
you may have about these guidelines. WHILE OUTSIDE YOUR DWELLING
PERSONAL SECURITY WHILE 13. Lock your doors while you are gone. If you have
INSIDE YOUR DWELLING them, lock your door handle lock, keyed dead bolt
lock, sliding door pins, lock sliding doors, and
I. Lock your doors and windows- even while you are sliding door security bar.
inside.
14. Leave a TV or radio playing softly while you are
2. Use deadbolt locks while you are inside. gone.
3. When answering the door see who is there by 15. Close and latch your windows while you are gone.
looking through a peephole or window. If you do
not know the person first talk to him or her without 16. Tell your room mate or spouse where you are going
opening the door. Do not open the door if you have and when you will be back.
any doubts
17. Do not walk alone at night. Do not allow your
4. Be careful about giving out keys,gate cards,or lock family to do so.
combinations.
18. Do not hide a key under the doormat or a nearby
5. Do not put your name,address,or phone number on flowerpot. These are the first places a burglar will
your key ring. look.
6. If you are concerned because you have lost your 19. Do not give entry codes or eleEronic, atecard.tqkey or because someone you distrust has a key ask anyone.the management to re-key the locks. You have a
Your initials Initials of our Representative Residential Lease Contract-Page 10 of 13
20. Use lamp timers when you go out in the evening or YOUR NOTICE IS NOT ACCEPTABLE IF IT
are gone for vacation. They can be purchased at DOES NOT COMPLY WITH ALL OF THE
most hardware stores. ABOVE.Use our written move out form. If you do
not you must obtain from our representative written
21. Let the property manager or friends know of you acknowledgement that move out notice has been
will be gone for a long period of time. Ask your received. If we terminate the Lease Contract, we
neighbors to watch your dwelling since the must give you the same advance notice unless you
management cannot assume that responsibility. are in default.
22. While on vacation temporarily stop your news 37. MOVE OUT PROCEDURES: The move out
paper and mail delivery or have your paper and mail date can not be changed unless we both agree
picked up every day by a friend. in writing. You will not move out before the
Lease Contract renewal term or renewal period
23. Carry your door key in your hand, whether it is ends unless all rent for the entire Lease
daylight or dark. You are more vulnerable while Contract term or renewal period is paid in full.
looking for your keys at the door. Early move out may result in reletting charges
and acceleration of future rent under this lease
PERSONAL SECURITY AWARENESS agreement. Before moving out, you must pay
all rent through the end of the Lease Contract
No security system is failsafe. Even the best system term or renewal period. You are prohibited by
can not prevent crime. Always proceed as if security law from applying any security deposits to rent.
systems do not exist since they are subject to You will not stay beyond the date that you are
malfunction, tampering and human error. We disclaim supposed to move out. All residents, guests
any express or implied warranties of security. The best and occupants must surrender the dwelling
safety measures are the ones you perform as a matter of before the 30-day period for deposit refunds
common sense and habit. begins. You must give us and the U.S. Postal
Service, in writing, each resident's forwarding
Wil ,mCo IN{r OUT address.
36.MOVE OUT NOTICE. Before moving out you must 38. CLEANING: You must thoroughly clean the
give our representative advance written move-out notice dwelling, including doors, windows, furniture,
as provided below.Your move-out notice will not release bathrooms, kitchens, appliances, patios,
you from liability for the full term of the lease contract or balconies, garages, carports, and storage areas.
renewal term.You will be liable for the entire lease term You must follow the move out cleaning
if you move out early except under the military clause. instructions if they have been provided to you.
YOUR MOVE OUT NOTICE MUST COMPLY WITH If you do not clean adequately, you will be
EACH OF THE FOLLOWING: liable for reasonable cleaning charges including
charges for cleaning carpets, draperies,
• Your move out notice must be in writing. Oral furniture, furniture, walls, etc, that are soiled
move out notice will not be accepted and will beyond normal wear (that is, normal wear or
not terminate your Lease Contract. soiling that occurs without negligence,
carelessness,accident or abuse).
• Your move out notice cannot terminate the
Lease Contract sooner that the end of the lease 39. MOVE OUT INSPECTION: You may meet
term or renewal period. with our representative for a move out
inspection, if you so desire. Our representative
• The move out date in your notice must be the has no authority to bind or limit us regarding
last day of the month. deduction for repairs, damages, or charges.
Any statements or estimates by us or our
• We must receive your move out notice at least representatives are subject to our correction,
30 days before your move out date. However, modification, or disapproval before final
if we receive your notice on the first, it will refunding or accounting.
suffice for move out on the last day of the
month, provided that all other above 40. OTHER CHARGES: You will be liable for the
requirement are met. following charges, if applicable: unpaid rent,
unpaid utilities,un-reimbursed service charges;
Your initials Initials of our Representative Residential Lease Contract-Page 11 of 13
damage or repairs (beyond reasonable wear); has passed and no other resident or occupant is
replacement costs of your property that was in living in the dwelling in our reasonable
or attached to the dwelling and is missing; judgment. You abandon the dwelling when: (1)
replacing dead or missing smoke detectors everybody appears to have moved out in our
batters; utilities for repairs or cleaning; trips to reasonable judgment;(2)clothes,furniture,and
let the company representative to remove your personal belongings have been substantially
telephone or cable TV service or rental items removed from the dwelling; and(3)no one has
(if you so request to have moved out); trips to been in the dwelling for 5 consecutive days
open dwelling when you and any other guest or while the rent is due and unpaid. A dwelling is
occupant is missing a key; key duplication; also abandoned 10 days after the death of a sole
unreturned keys; missing or burned out light resident. Surrender or abandonment ends your
bulbs, stickers, scratches, burns, stains, or right of possession for all purposes and gives
unapproved holes, removing or rekeying us the immediate right to: clean up, make
unauthorized security devices or alarm repairs in, and relet the dwelling; determine
systems, agreed to reletting charges; packing, any security deposit deductions; and remove
removing or storing property removed or stored property left in the dwelling. Surrender or
under this lease agreement; removing illegally abandonment does not affect our duty to give
parked vehicles; special trips for trash removal; prorated credit for rent later received from
false security alarm charges unless due to our others during the remainder of your contract
negligence;pet related charges under this lease term or renewal period.
agreement; government fees or fines against us
for you, your occupants, or guests not S
recycling; late payments and returned check
charges; a charge (not to exceed $100.00) for
our representative's time and inconvenience in 42. COPIES AND ATTACHMENTS. This Lease
lawfully removing a pet or in any valid eviction Contract has been executed in multiple copies—
proceeding against you, plus attorney's fees, one for you and one for us. Any of our rules,
court costs, and filing fees actually paid; and such as our policies and move out cleaning
other sums due under this Lease Contract. instructions, will be attached to the Lease
Contract and given to you at signing. When
Under the following circumstances, we will and Inventory and Condition form is
charge you a fee: (1) if you do not return all completed, both you and we should return a
keys on or before your actual move out date; (2) copy. The items checked below are attached to
if rent has been accelerated under this lease this Lease Contract or will be delivered on
agreement;or(3) if you are judicially evicted or payment of the fust month's rent.
move out upon our demand because you have
defaulted. _ Move Out Cleaning Instructions
41. DEPOSIT RETURN; SURRENDER; _ Notice of Intent to Move Out Form
ABANDONMENT.We will mail your security
deposit refund (less lawful deductions) and an _ Condition Inventory Form
itemized accounting of any deduction no later
than 30 days after surrender or abandonment, Post Office Box information
unless statute provides otherwise. You
surrender the dwelling on the date of the earlier Utility Account Information
of the following; (1) all keys have been turned
in where rent is paid; or(2) the move out date Pet Agreement
1
Your initials Initials of our Representative Residential Lease Contract-Page 12 of 13
THIS IS A BINDING LEGAL DOCUMENT—READ IT CAREFULL Y BEFOE SIGNING
YOU ARE ENTITLED TO A COPY OF THIS LEASE CONTRACT WHEN IT IS FULL YSIGNED
KEEP 1TIN A SAFE PLACE
Resident or Residents(all sign &date below)
Date: 12/ /05
Owner or Owner's Representative(signing on behalf of owner)
Date: 12/ /05
Address and phone number of owner's representative for notice purposes:
REBECCA C.LUCAS
1701 River Run Rd.Ste. 1021
Fort Worth,Texas 76107
Telephone 817.870.9880
Telefax 817.870.2510
Your initials Initials of our Representative Residential Lease Contract-Page 13 of 13