1010 Arboretum Circle
Kalamazoo, MI 49006
(“Community”)
Lease Agreement (“Lease”)
Lease Date:
February 4, 2014
Tenant
(“Resident”):
Name:
Address:
Tel #:
Email:
Guarantor:
Name:
Address:
Tel #:
Email:
Lease Term:
Commencement Date: 8/28/2014
Maturity Date: 8/13/2015
Basic Rent:
Total Basic Rent due during the term of this Lease shall be $4,200, payable in 12 equal installments
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of $350 with the first installment being due on August 1 , 2014 and all subsequent installments
being due on the first day of each ensuing month through the Maturity Date of the Lease.
Security Deposit:
$100 paid on ____________
Roommates:
“Roommates” shall mean those persons occupying the other exclusive spaces within the
Apartment and sharing the Common Area.
Premises:
Resident is leasing that certain space consisting of Bedroom_____(“Exclusive Space”) in Unit_____
(“Apartment”) at Building Address____________________________(“Building”), being a
4 bedroom 2 bathroom apartment unit at Arboretum (“Community.”) The Exclusive Space consists of
the exclusive use and occupancy of the Exclusive Space assigned to you. Other bedrooms in the
Apartment may be leased by Landlord to other individuals, in which event such other bedrooms will
become the exclusive space of such other individuals. The entirety of the space in the Apartment
which is not exclusive space shall be deemed to be Common Area. The Common Area includes the
hallways, kitchen, living room, dining room, laundry/storage room and bathrooms. You and your
Roommates shall be jointly and severally liable for any damage occurring to the Common Area. The
Exclusive Space together with the Common Area of the Apartment shall be referred to as the
“Premises”.
Lessor
(“Landlord”):
Zeus Associates, L.L.C.
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1010 Arboretum Circle, Kalamazoo, MI 49006, Attn: Manager’s Office, 1 Floor, Clubhouse Building
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1. GENERAL PROVISIONS: This Lease with any agreements and addenda attached hereto or executed
simultaneously herewith, contains the entire agreement between the parties and shall not be changed,
modified or discharged in whole or in part except by an agreement in writing signed by Landlord and by
Resident. The term “Landlord” as used in this Lease means the fee simple owner of the Community. The
term “Resident” as used in this Lease means Tenant, Tenants, and Guarantor(s) listed above. The
obligations of all such Residents pursuant to this Lease shall be joint and several. The term Resident’s
Parties shall refer to Resident’s family, licensees, invitees, agents or guests. There are no oral
agreements between Landlord and Resident regarding this Lease.
2. ADDITIONAL RENT: The term “Additional Rent” when used in this Lease means the Basic Rent plus
all other charges (including but not limited to late charges, deposits and fees) for which Tenant may
become responsible as hereinafter described in this Lease.
3. POSSESSION: If possession of the Premises is not granted on the Commencement Date, Basic Rent
shall be abated on a daily basis until possession is granted provided such late delivery shall not extend
the Lease Term. If possession is not granted within thirty (30) days after the Commencement Date,
Resident, as its sole remedy, may give Landlord written notice after such thirty (30) day period, void this
Lease, and receive the full refund of any deposit previously tendered by Resident to Landlord. Landlord
shall not be liable for damages for any delay in delivery of possession, or temporary housing in the event
of delayed delivery.
4. RENT: Resident agrees to pay the Basic Rent in the amount set forth on the first page of this Lease.
Each monthly payment is due on the first day of each and every month during the term of this Lease
without setoff, demand or deduction of any kind whatsoever. Basic Rent and all other charges due
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hereunder shall be paid at the Manager’s office located on the 1 floor of the Clubhouse Building, 1010
Arboretum Circle, Kalamazoo, MI 49006 or at the designated rent drop located in front of the Manager’s
office. Landlord may offer to receive payments by credit card, check card or by direct bank transfer, and
landlord reserves the right to charge reasonable processing fees as appropriate if Resident takes
advantage of such payment method. Basic Rent and all other charges due hereunder shall be paid by
credit card, personal check, cashier's check, certified funds, or money order. Checks tendered shall be
made payable to Arboretum. Landlord shall not accept any legal tender of payment in cash. No third
party checks will be accepted or considered a proper tender of payment. In the event any payment is
made by a check, which is returned to Landlord due to insufficient funds, Landlord may require Resident
to make future payments by certified funds. If Resident elects to mail any payment, then it is Resident’s
responsibility to ensure that payment is received by the when due.
5. LATE CHARGE: If we don’t receive the monthly Basic Rent by the close of business (5 p.m.) on the
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1 day of the month, Resident will immediately upon receipt of notice from Landlord, pay an initial late
charge of $25.00 in addition to the Basic Rent which is due plus an additional late charge of $10.00 for
each additional day until the total rent due is received by Landlord. Late charges are due and payable
when assessed. Resident will pay a $50.00 fee for any check which is returned for any reason, plus the
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applicable late charges if the returned check is not made good by you by the 1 day of the month in
question. This provision shall not be considered a waiver or relinquishment of any of our other rights or
remedies. Any returned check must be replaced by certified funds. Resident will pay all fees incurred by
Landlord in serving Resident with default or other notices concerning this Lease. Failure to pay rent in a
timely fashion is grounds for eviction. We reserve the right to reject late rent.
6. APPLICATION OF PAYMENT: Payments received by Landlord from Resident shall be applied to the
Resident’s account in the following manner: first to satisfy unpaid application fees; second to unpaid
security deposits; third to other deposits or portions thereof owed by Resident; fourth to outstanding fees
and payments including utility, cable or internet payments if applicable; fifth to any other outstanding fees
and charges that are the Resident’s responsibility; and sixth to Basic Rent.
7. CHRONIC LATE PAYMENT OF RENT: Chronic late payment is defined as paying Basic Rent after
the due date outlined in this Lease on two (2) or more occasions. Notwithstanding anything to the
contrary contained herein, if Resident does not pay all Basic Rent in full plus any late charges owed on or
before the eleventh (11th) day of the month, Landlord may file a dispossessory warrant with Kalamazoo
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County (Kalamazoo, MI). In the event that a dispossessory warrant is filed against Resident, the
estimated warrant filing fees, court costs, and attorney fees set forth on the face of this Lease will be
included in the total amount due to Landlord. Landlord may immediately terminate this Lease and begin
eviction proceedings if Resident is chronically late with the Basic Rent payment and/or Landlord has filed
one (1) dispossessory warrant or as according to state or local law.
8. SECURITY DEPOSIT: Resident has deposited with Landlord a Security Deposit as set forth on the first
page of this Lease to secure the Resident’s full and faithful performance of this Lease. Upon termination
of this Lease by reason of Resident’s default hereunder or the expiration of the Term, Landlord may
deduct from the Security Deposit an amount sufficient to pay: (a) any damages as a result of Resident’s
non-payment of any portion of Basic Rent or Additional Rent; (b) any damages to the Premises,
Apartment, Building or to the Community for which the Resident is responsible; (c) any unpaid bills which
become due by virtue of Resident’s occupancy, or any utility, cable or internet expense that may be
forwarded to Landlord due to Resident’s non-payment; (d) any costs of re-renting the Premises after a
breach of this Lease by Resident;(e) any repair work or cleaning contracted for by Resident with third
parties; (f) any court costs incurred by Landlord in connection with terminating the tenancy; and (g) any
other damages which Landlord may sustain which will then be a permitted use of the Security Deposit
under the applicable laws of the state in which the Community is located (the “State”). Application of the
Security Deposit in order to satisfy all or part of Resident's obligations shall not prevent Landlord from
claiming damages in excess of the Security Deposit. Resident shall have no right to have the Security
Deposit applied to any portion of Basic Rent or Additional Rent, which may become due under this Lease.
Upon a sale and conveyance of the Community, Landlord may transfer the Security Deposit to the new
owner and upon such transfer, all of Landlord’s liability for such Security Deposit shall terminate and
Landlord shall have no further liability under this lease for events occurring after such transfer.
Upon termination of this Lease, Resident shall provide the Landlord in writing with a forwarding address
or new address to which any amount due from the Landlord may be sent. If Resident fails to provide
such forwarding address, then any amount due to the Resident shall be sent to the last known address of
the Resident.
9. NON-REFUNDABLE FEES: The following non-refundable fees have been received by Landlord from
Resident:
1. _____________________________
2. _____________________________
3. _____________________________
It is agreed that these fees are non-refundable and deemed earned by Landlord at the time they were
tendered by Resident.
10. USE: The Premises shall be used solely as a private residential dwelling only and for no other
purposes. No more than one (1) person shall be entitled to occupy each Bedroom in the
Apartment. Without the prior written approval of Landlord, Resident may not keep more than one (1)
vehicle at the Apartment Community. If Resident desires to have a guest, which for the purposes of this
Lease shall be defined as any person staying in the Unit for no more than one (1) night, then Resident
shall register the guest(s) with Landlord. However, Resident shall not have guest(s) for more than two (2)
consecutive nights. In the event of the occupancy by any unregistered or unauthorized guest(s) of the
Premises, Landlord shall be entitled to recover from the Resident and guest(s) (whose liability shall be
joint and several) an amount equal to the amount of one (1) month’s Basic Rent, in addition to the right of
Landlord to declare the Lease in default and pursue any of Landlord’s other remedies hereunder or at
law.
Resident agrees: (i) to abide by all applicable governmental laws, orders, rules and regulations, (ii) to
avoid disruptive behavior or conduct, (iii) not to injure the reputation of the Community or its residents, (iv)
not to take any action or inaction which would cause an increase in the rate of insurance at the Apartment
Community, (v) not to use profane language, (vi) not to exhibit loud or boisterous conduct, (vii) not to
engage in the use or sale of any illegal or controlled substance, (viii) not to have firearms or explosives of
any kind in the Community, and (ix) not to engage in any activity which interferes with or decreases the
use and enjoyment of the Community by other Residents. From time to time Landlord may require
communications from Resident to be in writing.
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11. CONDITION OF PREMISES: Resident hereby acknowledges that the Premises are being delivered in
an "as-is" condition, and Resident’s acceptance of the Premises at the beginning of the Term constitutes
Resident’s acknowledgment that the Premises and its furnishings if applicable are in good repair and in
habitable condition, except as otherwise specifically noted on the Move in/Move out inspection report,
which is to be completed at move-in and which report is attached hereto as Exhibit B.
12. SUBLET: Resident may not sublet the Premises or assign this Lease, without the prior written
consent of Landlord, which consent shall not be unreasonably withheld. Potential Subleasees must
submit a lease application and subsequently be approved by Landlord. If Landlord approves the
Subleasee, the Resident shall still remain primarily liable to Landlord for all covenants and conditions of
the Lease as to Resident and Resident’s sublessee and continue to pay all rental charges to Landlord
during the Lease Term. The Subleasee shall pay its rent directly to the Resident.
13. RESIDENT’S OBLIGATIONS AND RESPONSIBILITIES: Resident agrees to keep and maintain the
Premises, Apartment and Building in a good clean, and sanitary condition, excepting reasonable wear
and tear, and to make no alteration or addition thereto (including, but not limited to affixing fixtures to the
Premises, Apartment and Building) without the prior written consent of Landlord. Resident shall promptly
report to Landlord all damage and repairs, which need to be made to the Exclusive Space, Premises,
Apartment, Building and Community. Resident shall be liable for and shall pay all costs and expenses for
damages and repairs resident causes to the Exclusive Space, Premises, Apartment, Building and
Community (including, but not limited to, the cost of replacing or repairing all broken or damaged
furnishings or fixtures; any costs related to defacement or damage to walls, ceilings, floors, carpets and
doors; and reasonable charges for Landlord’s overhead, administrative cost, and expense) caused by
Resident’s (or guest(s) of Resident) abuse, carelessness or misuse of the Exclusive Space, Premises,
Apartment, Building and Community. Such costs for repair and damages shall be considered to be
Additional Rent charges. It is understood that Resident will be occupying the Apartment jointly with
Roommates. Resident shall be responsible for any damage caused to the Exclusive Space, Premises,
Apartment, Building and Community by Resident or Resident’s guests, and Resident and Roommates
shall be jointly and severally liable, at the sole discretion of Landlord, for any damages to any area of the
Premises, Apartment, Building and Community including, but not limited to, its furnishings, fixtures, walls,
ceilings, floors, carpets, and doors, and such costs for repair and damages shall constitute Additional
Rent. Resident shall be responsible for and liable for the conduct of Resident’s guests, licensees,
and invitees. Any use of the Premises, Apartment, Building or Community by a guest, licensee, or
invitee of Resident, which would violate any provision of this Lease, shall be considered a breach of this
Lease by Resident. Resident shall immediately report to Landlord and the campus and local law
enforcement authority all acts of vandalism to the Exclusive Space, Premises, Apartment, Building or
Community.
14. LIABILITY: Resident acknowledges that in the event that the Resident shares the Apartment with
other Roommates, Resident is solely responsible for getting along with the other Roommates. Landlord
shall not be liable for any personal conflict of Resident with the other Roommates, Roommate’s guests,
licensees, or invitees, or with any other Residents that reside at the Community. A conflict between
Resident and the other Roommates in the Apartment or Residents that reside at the Apartment
Community does not constitute grounds for termination of the lease by Resident. Landlord shall not be
liable for any personal injury to Resident or damage or loss to Resident’s property, including, but not
limited to, any injury, loss, or damage caused by burglary, assault, vandalism, theft, or any other crimes.
15. LANDLORD’S RIGHT OF INSPECTION AND ENTRY: Resident agrees that Landlord, or its agents
or representatives, may enter the Exclusive Space, Apartment, Premises and Building at the Community
at reasonable hours for the purpose of making inspections and repairs or for the purpose of displaying the
Premises to prospective Residents or purchasers. In an emergency situation, Landlord may enter at any
time to protect life or prevent damage to the Premises.
16. UTILITIES AND SERVICES: Landlord agrees that the cost of utilities serving the Premises shall be
paid as follows:
1) Paid by Landlord: Trash, Basic Internet, Basic Cable.
2) Paid by Resident: All other utilities and services including but not limited to Gas, Electric,
Water, Sewer, and Telephone. Prior to resident taking possession, the Landlord must receive
proof of the transfer of services for Gas and Electric via an official addendum. Resident will not be
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allowed to take possession of the Apartment until completion of proof that said transfer has been
completed and tendered to Landlord.
17. PARKING, RECREATION AND COMMON AREAS: Various areas of the Community are designated
and intended for the use in common by all Residents, including the parking areas, walkways, recreational
facilities, clubhouse, and other amenities (the “Amenities”) made available by the Landlord. One parking
pass will be issued to each resident upon move-in. If an additional pass is required, resident must pay a
fee of $100 prior to receiving the new pass. Resident acknowledges Landlord retains the absolute right to
alter, modify, or eliminate said Amenities should Landlord so elect. The use of any on site Amenities by
the Resident shall be at the Resident’s own risk and use may be regulated, denied, or restricted at any
time by Landlord. Resident is required by this Lease and warrants that Resident shall personally
supervise Resident’s guests, invitees, and licensees and their every use of the Premises, and Amenities,
and Resident is completely responsible for their safety, negligence, and all of their actions. Resident
understands that Landlord will not provide supervision of the same.
18. PET POLICY: Residents are allowed one pet per each apartment. Prior to the pet residing at the
apartment unit, the resident/pet owner must obtain the signatures of each roommate, acknowledging that
all occupants of the unit are in agreement. Resident/pet owner will pay a non-refundable pet fee of
$300.00. A monthly pet fee of $20.00 will be paid compensatory with the monthly rent. The Landlord will
provide a pet addendum detailing roommate agreement, pet fees, and general pet policies.
19. RELOCATION: For purposes of operating efficiency, Landlord reserves the right, upon seven (7)
days advance written notice to relocate Resident to another apartment unit at the Community.
Furthermore, Landlord retains the right to assign Residents to other bedrooms in the Apartment.
Landlord, to the extent practical and in Landlord’s sole discretion, will honor Resident’s requests for the
sharing of a particular apartment. Resident may request relocation to another apartment unit in the
Community by providing thirty (30) days written notice to Landlord of the desire to relocate. Landlord, in
its sole discretion, may allow or refuse such relocation. If Landlord allows Resident to relocate, prior to
such relocation, Resident shall pay Landlord a $150.00 relocation fee in order to compensate Landlord for
the costs associated with such relocation, and Resident shall be responsible for all costs associated with
switching utilities and Services to the new apartment. All such costs shall be considered as Additional
Rent.
20. GUARANTY OF RESIDENT’S OBLIGATIONS: In the event that the Landlord requires, as a
condition of this Lease, a guaranty by a parent or other individual (referred to as the “Guaranty”), said
Guaranty shall constitute an essential inducement for the granting of this Lease by Landlord. The
obligor(s) of the Guaranty are referred to herein as the “Guarantor(s).” Landlord reserves the right to
cancel this Lease in the event such Guaranty is not fully executed, notarized, and returned to Landlord by
the earlier of (i) fifteen (15) days from the Execution Date, or (ii) the date Resident takes occupancy.
Resident understands that the Guaranty must be obtained directly from the guarantor and that Landlord
reserves all rights, both criminal and civil, for any false execution or forgery of the Guaranty. Resident
acknowledges that this Lease is for an essential necessity of Resident, and that Guarantor shall be fully
bound by all the terms and conditions hereof irrespective of Resident’s age or legal status. The Guaranty
is attached to this Lease as Exhibit C.
The execution of the Guaranty constitutes an additional assurance to Landlord of the performance of the
covenants of this Lease and shall not be construed as a release of Resident’s responsibilities and
obligations hereunder.
21. RULES AND REGULATIONS: The Rules and Regulations attached hereto as Exhibit “A” and
incorporated herein by reference, are an important part of this Lease. By executing this Lease, Resident
acknowledges that he or she has read and agrees to abide by the Rules and Regulations. Landlord
reserves the right to make changes to the Rules and Regulations and such amended Rules and
Regulations shall be deemed as equally binding upon Resident as if originally set forth herein.
22. CASUALTY: In the event of fire or other casualty relating to the Premises, Resident must immediately
notify Landlord. If the Premises is partially destroyed by fire or other casualty not attributable to the
negligence or carelessness of Resident or Resident’s guest, licensee, or invitee, the Premises, as
applicable, may be promptly restored and repaired by Landlord and any installment(s) of Basic Rent for
the period that the Premises is un-rentable shall abate, unless Landlord provides Resident with
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alternative living space, in which event installment(s) of Basic Rent will not be abated. However, if the
Premises is substantially destroyed, then this Lease may be terminated by either Landlord or Resident, in
which event the remaining unpaid installments of Basic Rent due hereunder shall cease to accrue as of
the date of such damage or destruction. Notwithstanding the foregoing, it is expressly understood and
agreed Resident shall not be excused from paying any installment of Basic Rent if the damage or
destruction to the Premises is the result of or is attributable to the negligence or carelessness of Resident
or the guests, licensees, or invitees of Resident, and Resident shall be charged for the cost of any repairs
or clean-up attributable to carelessness or negligence by Resident or Resident’s guests, licensees, or
invitees which charges shall be considered as Additional Rent.
23. RESIDENT’S PROPERTY AND RENTER’S INSURANCE: Resident is responsible for acquiring and
maintaining Resident’s own insurance on personal property, furniture, clothing, and valuables kept by
Resident in or about the Bedroom, Premises, and Community. Landlord shall have no liability with
respect to same, whether such items are lost, injured, or damaged by theft, wind, rain, flood, fire, Act of
God or other casualty, and Resident expressly waives all claims for such injury, loss, or damage.
24. LANDLORD'S PERMISSION OR CONSENT: If any provision of this Lease requires the written
permission or consent of Landlord, such written permission or consent may be granted or withheld in the
sole discretion of Landlord, may contain such conditions as Landlord deems appropriate, and shall be
effective only so long as Resident complies with such conditions. Moreover, any written permission or
consent given by Landlord to Resident may be modified, revoked, or withdrawn by Landlord at any time,
at Landlord's sole discretion, upon written notice to Resident.
25. NOTICES: Resident shall, within five (5) days after occurrence, notify Landlord, in writing, of any
alleged violation by Landlord of any of its obligations arising under this Lease or otherwise. Failure of
Resident to give such notification in writing, within the time prescribed shall constitute a total and
complete waiver of said alleged violation and shall not be asserted by Resident as any grounds for
nonperformance of Resident’s obligations under this Lease. All notices to be sent to and from the parties
are to be sent at the address set forth on the first page of this Lease.
26. ABANDONMENT: In the event the Exclusive Space is abandoned, Landlord shall have the right,
without notice, to secure the Premises with new locks, to store or dispose of any property or personal
possessions left in the Premises by Resident or Resident's guests, licensees, or invitees, and to re-rent
the Exclusive Space for new occupancy. Any such abandoned property or personal possessions shall be
considered Landlord's property and title shall vest in Landlord. Landlord, in its sole discretion, shall have
the right to determine when the Premises is abandoned. Resident agrees abandonment of the Exclusive
Space shall include, but is not limited to, any one of the following: the removal of personal property from
any portion of the Premises other than in the usual course of continuing occupancy, the failure to pay
Rent or other charges, discontinuance of any utility service, and failure to respond to any notices, phone
calls, or correspondence from Landlord.
27. DEFAULT BY RESIDENT. If Resident fails to pay any installment of Basic Rent or any Additional
Rent, as and when due hereunder, or if Resident abandons the Premises or fails to perform any of its
obligations hereunder, or if any information contained in Resident's rental application is determined to be
untrue or misleading, Resident shall be in default hereunder and Landlord may at its option terminate this
Lease by written notice to Resident. Resident shall surrender possession of the Premises to Landlord
upon the date specified in such termination notice, and Resident shall be liable to Landlord for, and shall
indemnify Landlord against, all loss and other expenses (for re-letting, refurbishing, cleaning or otherwise
making the Premises suitable for re-letting) suffered or incurred by Landlord as a result of Resident's
default and termination of this Lease. Notwithstanding the commencement of a dispossessory
proceeding and the issuance and execution of a writ of possession on account of any default by Resident,
Resident shall remain liable to Landlord for all installments of Basic Rent and any Additional Rent,
accrued through the date on which possession is obtained by Landlord, and Resident shall continue to be
liable for any installment(s) of Basic Rent and any Additional Rent accruing thereafter until the earlier of
the expiration of the Term or the re-rental of the Premises.
It is intended that Landlord’s remedies for a default hereunder shall be as broad as permitted under the
laws of the State and shall include, without limitation, (a) the right to cancel this Lease, reserving the right
to collect any unpaid Basic Rent and Additional Rent as same may accrue; or (b) the right to rent the
Premises for the account of Resident, in which event the proceeds from subletting shall be applied first to
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the cost of subletting (including advertising and commissions), second, to the cost of repairing any
damage to the Premises, and third, to Resident’s rental obligations hereunder, with Resident and
Guarantor(s) remaining fully responsible for any deficiency in the rental obligations for the remainder of
the Term. The exercise of any one remedy shall not be deemed exclusive of the right to collect any
outstanding Basic Rent and Additional Rent, or of Landlord’s right to avail itself of any remedy allowed by
law. In the event the Rules and Regulations now or hereafter enacted prescribe warning and/or charges
for certain actions of Resident which may constitute violations of this Lease, Landlord may elect, in its
sole discretion, to enforce the default and/or termination provisions contained herein or to enforce the
provisions of the Rules and Regulations.
In the event of a default by Resident hereunder, in addition to any other remedies, Landlord is entitled to
employ an attorney at law to enforce Landlord’s rights hereunder and all reasonable fees and cost
connected therewith shall be paid by Resident. Any rental obligations or damages that remain unpaid
after default shall bear interest at the lesser of fifteen (15%) percent per annum, or the highest rate
allowable by law. In the event of re-entry and repossession by the Landlord, Landlord shall have the right
to store or dispose of Resident's property remaining in the Exclusive Space and otherwise in the
Premises, and Resident shall be liable for all costs, fees and damages incurred by Landlord and such reentry shall not be deemed an acceptance by the Landlord or a surrender of any rights of Landlord or
otherwise constitute a release of Resident from the terms of this Lease. Resident agrees Landlord shall
have no liability for any actions taken to secure the Premises, obtain possession of the Premises, or store
or dispose of any personal property or possessions found in the Premises when Landlord deems the
Premises to have been abandoned, and such actions are a contractual matter to which Resident has
given his consent, and any alleged action shall not give rise to a claim in tort or to a claim for punitive
damages.
28. CHECK-IN AND CHECK-OUT PROCEDURES: Immediately preceding Resident’s taking possession
of the Unit, Resident may and Landlord shall conduct an inspection of the Apartment and shall note on
Exhibit “B” (Move In-Move Out Inspection Report) annexed hereto and made a part hereof, any defects or
damages, and any other conditions observed. Landlord and Resident shall sign Exhibit “B” as conclusive
evidence of existing defects, damages, or conditions. Upon Resident’s surrendering possession of the
Premises at the termination of the Lease, Landlord shall note in the space provided on Landlord’s copy of
said Exhibit “B” the condition of the Premises, including all appliances, furnishings and fixtures therein,
and any damage done thereto which is deemed by Landlord to have occurred during Resident’s
occupancy and use of the Premises, and Resident may inspect the Premises within two (2) business
days after termination of the Lease. Landlord and Resident shall sign Exhibit “B” as conclusive evidence
of defects and damages existing at termination of the Lease. If Resident fails to sign Exhibit “B” or
specifically dissent in writing to any damage or defect, then Resident waives the right to dispute any
assessment of damages to the Premises.
Upon termination of this Lease for any reason, Resident shall surrender possession of the Premises in a
clean and sanitary condition, including removing all trash from the Premises. Resident shall pay all utility
and service bills affecting the Premises for which Resident is responsible and cancel all utility accounts in
the name of the Resident. Resident shall return to the Landlord all keys issued to the Resident by the
Landlord. If all keys issued to Resident are not returned to Landlord, Resident shall pay all costs
associated with re-keying locks for the Premises, along with the cost of replacement of all keys for the
locks re-keyed. Resident’s failure to follow the prescribed check-out procedures may result in the partial
or full forfeiture of the Security Deposit posted hereunder, but in no event shall such forfeiture be
construed as liquidated damages.
29. RENEWAL: If, prior to the expiration of the Term, Resident executes a binding lease with Landlord for
the next succeeding designated term (a "New Lease"), the terms of this Lease shall continue in full force
and effect until the beginning of the term provided in the New Lease (the “New Term”). In other words,
Resident shall remain liable for all amounts of Basic Rent and Additional Rent which may be or become
due and owing hereunder prior to the commencement of the New Term pursuant to the terms and
conditions of this Lease. If Resident elects not to execute a New Lease, a Ninety (90) DAY WRITTEN
NOTICE MUST BE GIVEN PRIOR TO VACATING. Notwithstanding the giving of said notice, the
Resident is still responsible to pay all Basic Rent and Additional Rent through the full term of this Lease.
30. HOLDING OVER: If Resident fails to surrender the Premises by the end of the Lease Term, a charge
in the amount of two (2) times the Basic Rent will be due for the entirety of each month (even if the actual
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hold over is less than an entire month) which Resident holds over. This hold over charge is not subject to
proration regardless of when, during such month(s) the Resident holds over. After termination or
expiration of this Lease, this Lease shall not be deemed to have been renewed or extended and Resident
shall be deemed to be a Resident at sufferance.
31. SIGNS: Resident shall place no signs, placards or other advertisement of any character in the
Premises or anything visible from the outside.
32. PHOTOGRAPHS: Resident agrees to allow Landlord to use photographs of the Resident and the
Premises for the purpose of advertising the Community or any other similar apartment Community owned
by Landlord and hereby consents to such use.
33. SUBORDINATION: This Lease shall be subject and subordinate at all times to the lien or security
title or interest of any and all mortgages, deeds of trust, and deeds to secure debt now or hereafter placed
on or against the Community or on or against Landlord’s interest or estate therein, all without the
necessity of having further instruments executed on part of Resident to effectuate such subordination.
34. INDEMNIFICATION: Resident, for himself/herself, and his/her representatives, heirs, assigns and
successors releases Landlord, and its affiliates, officers, directors, shareholders, employees and agents
thereof (hereinafter the “Indemnified Parties”) from liability for and agrees to indemnify the Indemnified
Parties against all losses incurred by the Indemnified Parties as a result of (a) Resident’s failure to fulfill
any condition of this Lease; (b) any and all liability for injury or loss relating to Resident’s use and
occupancy of a Bedroom, Exclusive Space, Apartment, Premises, Building and the Community; (c) any
damage or injury happening in or about the Premises and Community to Resident’s guests, licensees,
invitees, or such person’s property; (d) Resident’s failure to comply with any applicable laws, rules or
regulations; and (e) any damage occurring to a vehicle belonging to Resident or a Resident’s Parties.
“NOTICE: MICHIGAN LAW
ESTABLISHES RIGHTS AND OBLIGATIONS FOR PARTIES TO RENTAL
AGREEMENTS. THIS AGREEMENT IS REQUIRED TO COMPLY WITH THE TRUTH
IN RENTING ACT. IF YOU HAVE A QUESTION ABOUT THE INTERPRETATION OR
LEGALITY OF A PROVISION OF THIS LEASE, YOU MAY WANT TO SEEK
ASISTANCE FROM A LAWYER OR OTHER QUALIFIED PERSON.
35. STATE OF MICHIGAN TRUTH IN RENTING NOTICE:
36. MISCELLANEOUS: Failure of Landlord to insist upon strict compliance with the terms of this Lease
shall not constitute a waiver of Landlord's rights to act on any violation. In all references herein to
Resident, the use of the singular number is intended to include the appropriate number as the text of this
Lease may require, and all gender references to male or female are intended to be gender neutral. This
Lease and any attached addenda constitute the entire Lease between the parties and no oral statements
shall be binding. Any amendment to this Lease, other than a change to the Rules and Regulations, must
be in writing and signed by the party to be bound.
Time is of the essence in the obligation under this Lease. Any addendum or Exhibits attached to this
Lease including, but not limited to the Rules and Regulations, Check-in and Check-out Inspection Form,
and Guaranty, are hereby incorporated by reference as a part of this Lease. If any one or more of the
provisions of this Lease, or the applicability of any such provision to a specific set of circumstances shall
be invalid or unenforceable, such provision(s) shall be modified to the minimum extent necessary to make
it or its application valid or enforceable; and the validity and enforceability of all the provisions of this
Lease and all other applications by any such provision(s) shall not be affected thereby. In the event, for
any reason, that the Community is sold or there is a change in the property managing entity as assigned
by the Landlord, this lease may be re-assigned to the new property owner or management entity.
37. MOLD & MILDEW: Resident acknowledges that it is necessary for the resident to provide
appropriate climate control. Keep the Premises clean, and take other measures to retard and prevent
mold and mildew from accumulating in the Premises. Resident agrees to clean and dust unit on a regular
basis to remove visible moisture accumulation on windows, walls, and on other surfaces as soon as
reasonably possible. Resident agrees not to cover/block heating, ventilation, or air conditioning ducts in
the Premises. Resident also agrees to immediately report to the Management office: 1) any evidence of
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a water leak or excessive moisture in the Premises as well as any storage room, garage or common area.
2) Any evidence of a mold or mildew like growth that cannot be removed by simply applying a common
household cleaner and wiping the area: 3) Any failure of malfunction of the heating, ventilation or air
conditioning system in the Premises and 4) Any inoperable windows and doors. Resident further agrees
that Resident shall be responsible for damage to the Premises and Resident’s property as well as injury
to Resident and occupants resulting from Resident’s failure to comply with the terms of this paragraph.
38. PAINTING: Residents are only allowed to paint their bedroom (not closets or bathrooms) with the
prior written approval of Landlord. No one is permitted to paint in the common areas (this includes
hallways, living/dining room, kitchen, pantries, closets and any other shared space). You must use a
latex flat paint-this is the ONLY paint allowed. Do not use semi-gloss paint or oil based paints. (If you
use any other type of paint you will be responsible for cleaning and repairs cause by damages). Do not
paint the ceiling, window seals or baseboards. Please tape off these areas when you paint as you will be
charged for any marks on the baseboard/window seals/ceilings. Place a drop cloth on the floor while
painting. You will be charged for any paint on the carpet/linoleum as well as damages. Cover the blinds
in windows before painting. Damaged window blinds will be replaced and charges will apply for
replacements. You must repaint the room back to its original color before you move out. Again, please
do not paint the baseboards, ceiling, window seals or get any paint on the floors or blinds or you will be
responsible for the costs of cleaning and repairing damaged areas.
39. ADDITIONAL ATTACHMENTS AND ADDENDUMS: The Items checked below are attached to this
Lease and are hereby incorporated into the terms of this Lease by this reference, and are binding even if
not initiated or signed:

Exhibit A: Community Rules and Regulations

Exhibit B: Move In/Move Out Inspection Report

Exhibit C: Guaranty
ACKNOWLEDGMENT
RESIDENT HEREBY ACKNOWLEDGES RESIDENT HAS READ THIS LEASE AGREEMENT, THE
RENTAL APPLICATION, AND THE RULES AND REGULATIONS. RESIDENT UNDERSTANDS THE
RULES AND REGULATIONS MAY BE AMENDED FROM TIME TO TIME AND ARE FOR THE
PURPOSE OF PROTECTING THE COMMUNITY AND PROVIDING FOR THE WELL-BEING OF ALL
OCCUPANTS OF THE COMMUNITY, AND AFFIRMS RESIDENT WILL, IN ALL RESPECTS, COMPLY
WITH THE TERMS AND PROVISIONS OF THIS LEASE AGREEMENT.
RESIDENT
ACKNOWLEDGES THAT THIS LEASE IS A LEGAL DOCUMENT AND IS INTENDED TO BE
ENFORCEABLE AGAINST RESIDENT AND GUARANTOR IN ACCORDANCE WITH ITS TERMS AND
CONDITIONS. RESIDENT SHOULD SEEK COMPETENT LEGAL ADVICE IF ANY PORTION OF THIS
LEASE AGREEMENT OR RELATED DOCUMENTS IS NOT CLEAR OR OTHERWISE UNDERSTOOD
BY RESIDENT. BY SIGNING THIS RENTAL AGREEMENT THE RESIDENT AGREES THAT UPON
SURRENDER OR ABANDONMENT, THE LANDLORD SHALL NOT BE LIABLE OR RESPONSIBLE
FOR STORAGE OR DISPOSITION OF THE RESIDENT’S PERSONAL PROPERTY.
CAUTION -- IT IS IMPORTANT YOU THOROUGHLY READ THIS LEASE BEFORE YOU SIGN IT.
IN WITNESS WHEREOF, the parties have caused this Agreement of Lease to be executed effective the
day and year first above written.
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LANDLORD
ZEUS ASSOCIATES, L.L.C.
By: Zeus Holdings, Inc., Manager
Bedroom: ________________________________________
By:
Apartment Unit ___________________________________
Name:___________________________
Building Address: _________________________________
Date:____________________________
Commencement Date: August 28, 2014
Maturity Date: August 13, 2014
TENANT
By:
Name:___________________________
Date: _______________________________
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