RESIDENTIAL LEASE AGREEMENT A. LEASER & LEASEE This lease is by and between the MANAGEMENT, Imei Ho of Vista Garden Consulting Inc., who is the authorized agent of the LEASER,, and the RESIDENT,, who is the Leasee listed as the page 10 of this lease. B. PREMISE 1. RESIDENTIAL HOUSE: The residential house is located at: 3711 Baldwin St. Unit, Los Angeles, CA 90031. 2. ROOM: The ROOM in the RESIDENTIAL HOUSE leased to the RESIDENT is: the bedroom on the living room level of the house / the master bedroom / the smaller bedroom on the top level of the house. It is described as ROOM in this lease. Floor plan B with room numbers is attached on page 11 of this lease. The RESIDENT is leasing the ROOM for their own exclusive usage & co-leasing the COMMON AREAS with 2 other residents. 3. COMMON AREAS: COMMON AREAS of the residential house includes the garage, balcony, stairways, kitchen & living / dining room. 4. PARKING SPACE: There are 2 garage parking spaces & 1 guest-parking permit included in the Lease. All 3 RESIDENTS shall have mutual agreement for the usage of the available parking spaces & guest-parking permit. RESIDENTS need to display a guest parking-permit in the car when parking in a guest parking space or next to the green street curb inside the gated community. No parking on any red zone; red zone is reserved for fire trucks in a fire emergency. Each parking period in the same parking space is to be no more than 72 hours. When parked along the curbside: No parking against traffic direction Head and tail of the car must be parked within green curb area. WARNING - Violated car will be towed by City View Terrace Homeowner s Association at car owner s own expenses. 1
C. LEASE RESERVATION MANAGEMENT agrees to accept $500 holding deposit from the RESIDENT and reserve ROOM for the RESIDENT until the move-in day (date). This HOLDING DEPOSIT is non-refundable and is applicable to the $1,500 DEPOSIT of the LEASE. This Lease is binding upon MANAGEMENT s acceptance of the $500 holding deposit payment made by the RESIDENT. The RESIDENT is responsible for the full payment of $1,500 Deposit & the first month s rent payment no later than the move-in day (date). D. LEASE TERMS 1. LEASE PERIOD: 1 year lease, from (date), to (date). 2. RENT RATE: Room Daily Rent Monthly Rent Room $ (Monthly rent / 30 days) $ Deposit Holding Deposit $1,500 $500 (Applicable to the Deposit) 3. LEASE RENEWAL! Lease Renewal, from (date), to (date). Room Number:. Rent Rate: / Month Resident signature Date Management signature Date 4. LEASE BEGIN DATE: Resident s move-in date, 5. LEASE END DATE: Resident s move-out date, 6. DEPOSIT: Money held by the Leaser to secure the Lease $ 1,500 7. FIRST MONTH RENT: $, for the period from to 8. UTILITIES ARE INCLUDED IN THE RENT WITH CONDITION: Rent includes utilities that are specified as item G - 6 9. APPLIANCES & FURNITURE INCLUDE IN THE RENT: BEDROOM furniture included in the lease are: Full sized mattress set, black wood study desk, black folding chair, black wood 3-drawer dresser 2
COMMON AREA appliances & furniture included in the lease are: Washer & dryer in the garage. Refrigerator in the kitchen. Living room sofa set, wood dining table with 4 matching chairs 10. LEASER IS THE RENTAL PAYMENT PAYEE: 11. RENTAL PAYMENT ADDRESS: Imei Ho / 428 El Dorado St. #B, Arcadia, CA 91006 12. KEYS & REMOTE CONTROL ITEMS PROVIDED TO RESIDENT: 1 front / back entrance door key, 1 room key, 1 mailbox key, 1 garage remote control, 1 front gate remote control. 1 pool area key fob to be shared by all 3 RESIDENTS. Received by Sign Date 13. LEASE RENEWAL / LEASE END WRITTEN NOTICE & NOTICE PERIOD: Email notification to: imei@aol.com Written Notice is to be sent to the RENTAL PAYMENT ADDRESS listed as above by United States Postal Service Priority Mail with the US postmark as date reference. Notification Period: On or before May 1 st, No later than 90-days from the LEASE END DAY. 14. RELEASE OF SECURITY DEPOSIT: (specified as item F) 15. LATE RENT FEE: $ 30 + additional $3 per day after the 3 rd of each month E. RENT 1. PAYMENT: RESIDENT will pay MANAGEMENT the full monthly rent before midnight of the first day of each month while this lease is in effect and during any extensions or renewals of this Lease. Rent will be paid as required by MANAGEMENT. Acceptance of partial rent payment does not waive MANAGEMENT S right to an unlawful detainer or eviction. Monthly rent shall be paid by one check for the entire amount. 3
2. WHO IS RESPONSIBLE FOR RENT: RESIDENT is responsible for their own ROOM rent. RESIDENT is responsible for paying the rent and any other money due to MANAGEMENT under this Lease or as a result of any breach of this Lease. 3. LATE RENT: If rent is received by MANAGEMENT or mailed with postmark after the 3rd day of the month, the following late charges will be added: $30.00 PLUS $3 PER DAY UNTIL PAID. In the event that when rent payment is past due over 14 days, an additional $450.00 FOR ADMINISTRATIVE COSTS plus all PAST DUE RENT, LATE FEES, COURT FEES & ATTORNEY FEE for filing UNLAWFUL DETAINER WILL BE CHARGED TO RESIDENT. 4. NSF: Non-sufficient fund checks must be replaced by a cashier check or money order for rent amount PLUS a $35.00 service charge, PLUS fee charged by bank for non-sufficient fund check. F. DEPOSIT Deposit money is not to be applied as rent money. Deposit is to be released back to RESIDENT within 30 days from the LEASE END date, except under below listed conditions: MANAGEMENT may keep all or part of the security deposit for: 1.ROOM: 100% of the cost to repair all damage to the room & furniture that are beyond ordinary wear and tear. COMMON AREAS: 33.33% of the cost to repair damage to the common area of the house; common area utilities, appliances & furniture that is beyond ordinary wear and tear. Common area includes: garage, stairway, kitchen, living room, dining room & balcony. 2. Rent or other money owed to Management. 3. Moving prior to the completion of the term of the lease. 4. Improper notice given prior to leaving apartment. 5. Not cleaning the ROOM to the original move-in condition before the move-out day 6. Not returning all key items, front gate and garage door openers. 7. The cost of items listed in the MOVE-OUT INSPECTION on the page 10 of this Lease. G. USE OF PREMISE 1. OCCUPANCY AND USE: 4
RESIDENT shall share the premise with all housemates in good faith. Only persons listed as RESIDENT may live in the premise. HOUSE GUESTS Each housemate may not have guests more than twice per month. No house guests may occupy the apartment over 24 hours within a 30-day period. HOUSE PARTIES EACH RESIDENT may NOT have house parties more than once per month. The activity, noise level and duration of the party must have the consent of all housemates. COMMON AREAS RESIDENTS may use the resident house, furniture, fixtures & appliances with care & only for normal residential purposes. RESIDENTS shall clear kitchen sink and counter space after each usage. RESIDENTS shall share all storage spaces and kitchen cabinet spaces equally. RESIDENT may not consume other housemate s food or use other housemate possessions without their prior consent. QUIET NIGHT TIME RESIDENT agrees to have a QUIET NIGHT TIME arrangement in the premise with limited activities & noise level except Friday night, Saturday night and the House Party Day. The daily duration of quiet night time is as below: Sunday to Thursday: From 11:00 pm until 7:00 am of the following day 2. REQUEST FOR SERVICE & REPAIR WORK: RESIDENT is to send out a written notice or email notice to MANAGEMENT for any necessary repair & maintenance items on the premise. MANAGEMENT is to provide repair & maintenance service within 3 to 7 days upon receipt of RESIDENT s written notice. MANAGEMENT is not responsible to provide service to any damage beyond normal wear & tear or abusive usage caused by RESIDENT. MANAGEMENT is not responsible to open the house door or room door for the RESIDENT. There is a $20 surcharge to open the house or room door in the event that MANAGEMENT agrees to open the door for the RESIDENT. 3. SUBLETTING: RESIDENT may NOT lease (SUBLET) the apartment to other persons, assign this lease or sell this lease without the prior written consent of MANAGEMENT. 4. PETS: RESIDENT may NOT keep pets in the premise. 5
5. RESTRICTED ITEMS ON THE PREMISE: RESIDENT may NOT use or keep the below items on the premise: Marijuana, recreational drugs, illegal drugs Guns, weapon knives or any other weapons Explosives, fireworks, gasoline and any other hazardous items No smoking allowed in the house 6. UTILITIES: AGREED UPON & ACCEPTED BY: Included in Rent: Electricity, Gas & Internet service - total household utilities usage amount is not to exceed $ / month. Tenant does not pay for water bill; it is included in Property owner s HOA fee. Paid By Resident: Electricity, Gas & Internet service - any additional monthly usage amount that is higher than $195 / month. H. RIGHTS OF MANAGEMENT MANAGEMENT'S RIGHT TO ENTER: MANAGEMENT is to maintain the premise in good condition at no cost to RESIDENT. MANAGEMENT and its authorized agents & workers may enter the premise with 24 to 48 hours notice to a) inspect, b) improve, c) maintain, d) repair, e) collect rental payment, f) show the premise to potential new residents or buyers. MANAGEMENT is to repair any damage caused by RESIDENT or their guests and charge the reasonable cost of it to RESIDENT. MANAGEMENT has the right not to renew the lease with RESIDENT in the event that RESIDENT breaches the terms and conditions of the lease agreement. I. DURATION OF LEASE 1. FAILURE TO TAKE POSSESSION ON THE LEASE BIGGING DAY: The first month rent is charged by daily rate, starting from the MOVE-IN day. If RESIDENT cannot move in the house within 14 days from the start of this lease, RESIDENT is responsible to pay the rent from the 15 th of the first month. MANAGEMENT has the right to keep the $500 holding deposit as a damage pay when RESIDENT cancels the lease reservation on or after the holding period or is not able to move in for any reason. 6
2. LEASE RENEWAL: RESIDENT has the right to renew the lease for an additional year of agreeable terms with the approval of the MANAGEMENT. RESIDENT is to notify the MANAGEMENT to renew the Lease on or before May 1 st, no less than 90 days from the LEASE END DATE. MANAGEMENT is to issue Lease Renewal document to RESIDENT upon RESIDENT s notice. 3. END OF LEASE: RESIDENT is to notify the MANAGEMENT on or before May 1 st, no later than 90 days prior to the LEASE END DATE to ENS THE LEASE. RESIDENT is to send a WRITTEN NOTICE specified as item D - 13 to terminate the Lease on or before May 1 st, 90 days prior to the LEASE END DATE. 4. MOVING OUT BEFORE LEASE ENDS: If RESIDENT moves out of the house before the LEASE END DATE, RESIDENT is responsible for all rent payments until the LEASE END DATE. If RESIDENT moves out before LEASE END DAY, RESIDENT shall be liable to management for any resulting losses, including rent, court costs, attorney s fees & administration fees. AGREED UPON & ACCEPTED BY: 5. MOVING-OUT OF APARTMENT AFTER LEASE ENDS: RESIDENT is to move out of the unit ON the LEASE END DATE. If RESIDENT moves out after this day, RESIDENT shall be liable to management for any resulting losses, including rent, court costs, attorney's fees & administration fee. 6. MOVE-OUT INSPECTION: RESIDENT is to schedule an Move-Out Inspection appointment with MANAGEMENT no later than JULY 15. The available appointment dates are from July 15 to July 30. The purpose of this inspection is to list all Leaser s damage claim items that need to be charged to the RESIDENT. References of these items are listed under the MOVE-OUT INSPECTION on page 10 of this lease. J. VERIFICATION OF MOVE-IN CONDITION ROOM: RESIDENT is hereby verifying the room that leased by the RESIDENT is in good condition on the move in day, RESIDENT is able to utilize the room, fixtures & furniture in ordinary usage during the lease period & vacate the ROOM with condition of ordinary wear & tear conditions only. Damaged items that need to be noted for move-out inspection reference are listed as the MOVE- IN INSPECTION on the page 9 of this lease. MOVE-IN INSPECTION & checklist items read & approved by: 7
SIGN: COMMON AREAS: RESIDENT is hereby verifying the premise that co-leased by the RESIDENT is in as good condition on the move in day, RESIDENT is able to utilize the COMMON AREAS of the house, appliances, fixtures & furniture in ordinary usage during the lease period & vacate the premise with condition of ordinary wear & tear only. Damaged items that needed to be noted for move-out inspection reference are listed as the MOVE-OUT INSPECTION on the page 10 of this lease. MOVE- OUT INSPECTION read & approved by: SIGN: K. MOVE-IN PAYMENTS The move-in payments are listed as below and due on or before the Move-in day. 1. $500 holding Deposit received by MANAGEMENT on behalf of the Leaser. 2. Student rental service fee $200 payable to: Vista Garden Consulting Inc. 3. First month rent and the balance of Deposit Money $1,000 payable to Leaser Above Payments are collected by: Imei Ho Date 8
MOVE-IN INSPECTION CHECK LIST Bedroom Bed Desk Window blinds Folding Chair Carpet / tile / wood floor Lighting Closet Bathroom Other: Sink Toilet Bathtub Shower Other: Shared bathroom: Living Room: Kitchen: Balcony: Hallway: Stairway: Garage: 9
MOVE-OUT INSPECTION Schedule a move-out inspection appointment no later than 7/15 for an appointment between 7/15 to 7/30. Please note that no one except the manager & yourself accompanied by the manager will be able to enter your room after your move-out inspection day. Listed below are items required for inspection. All items need to be completed in order for you to receive your holding deposit refund. 1. Deliver your room & all common areas in good condition as your move-in day Your Room: Clean your room and remove all personal items and trash. There will be a cleaning service charge deducted from your holding deposit if the room is not the same condition as your move-in day. Common Areas: Remove all your personal items and trash in the common area, including all your food items in the refrigerator, groceries in the kitchen & your personal items in the house. There will be a removal & disposal service charge deducted from your holding deposit. Common areas are garage, balcony, shared bathroom, kitchen, living room, stairway, hallway, front entrance way 2. Items that need to be returned on the inspection day: 1 gate remote 1 garage remote 1 parking permit 1 front door key 1 room key 1 mailbox key 1 pool key fob shared by all housemates 3. Condition of furniture: All furniture provided in your room & common areas need to be in place and in normal wear and tear condition. 4. Condition of appliances: All appliances provided in the common areas need to be in working condition. 5. Refund of your Security Deposit Money Your security deposit money, minus any charges for cleaning, repair or replacement costs, will be mailed to your new address within 30 days from your lease end date. Deposit Refund Mailing Address 10
FLOOR PLAN B All of the above terms that are listed on page 1 through page 10 are agreed & accepted by: RESIDENT Resident Name (printed) Resident Signature Date MANAGEMENT Imei Ho, Vista Garden Consulting Inc Date 11