Rental Contract for Gray Cliff Apartments

This Agreement made and executed this____ day of __________ 20___ by and between Gray Cliff Apartment Management and _____________________________, hereinafter called the Tenant(s).  Management represents the housing premise at _____North 600 E, Logan, Utah.  Apartment #___ is in good, clean and habitable condition, to which the Tenant(s) hereby agree, and in consideration of mutual promises herein and after set forth, the parties here to agree as follows:
1.  Term: The rental contract shall be for the period beginning ___________20___ and ending _____________20___.
2.  Rent:  The rent for the property and furnishings (see apartment inventory) shall be $________ for the entire contract.  Payment is due the first day of every month. Any month to month agreement will result in an additional $25.00 charge every month.  
If rent is not paid within five (5) days after due date, Tenant agrees to pay a late charge of $40.00 plus a $5.00 per day until paid in full.  In the event of a dishonored rent check, Tenant agrees to, within twenty-four (24) hours of a dishonor, replace said check with certified funds and pay a $25.00 dishonored check fee.  If a check is dishonored the Management may require Tenant to make all future payment with cash or cashier’s check, and Management will provide receipt for all such payments. 
3.  Security Deposit:  The Security deposit of $______ shall be paid prior to occupancy.  The security deposit is completely refundable minus a $50.00 carpet cleaning fee. Refund of Security Deposit is dependent upon Tenant fulfilling ALL of the following conditions:

Tenant shall not have the right to apply security deposit toward rent.
4.  Inventory Damage:  All missing, broken, or damaged articles described in the inventory attached hereto, or which may be hereafter furnished to the Tenant(s) by the Management, shall be charged against the Tenant(s) at replacement cost and shall be deducted from the total security deposit.  If the security deposit does not cover the entire cost of replacement of any missing, broken, or damaged article, Tenant(s) hereby agrees to pay the amount that is necessary to replace said article.  Tenant(s) is held responsible for all damages to furnishings of the premises caused by Tenant(s) negligence, or that of their guests, including the damage.  Tenant(s) shall report leaky or defective faucets at once.  Expense or damage caused by stopping of waste pipes or overflow from bathtubs, toilets, washbasin, sinks, dishwasher or washing machine must be paid by Tenant(s) as well as any damage to building or furnishings.
5.  Disclaimer or Liability:  Management or Owner will not be liable or responsible for any damages or losses to person or property caused by other residents or other persons.  Management or Owner shall not be liable for personal injury or damage or loss of Tenant(s) personal property (furniture, jewelry, clothing, etc) from theft, vandalism, fire, water, rain, hail, smoke, explosions, sonic booms or other causes whatsoever, unless the same is due to the negligence of Owner or Management.  Management or Owner strongly recommends that Tenants secure insurance to protect themselves against the above occurrences.  Management or Owner will not render any services such as moving automobiles, handling of furniture, cleaning, delivering packages, or any other service not contemplated in this contract.
6.  Repairs and Malfunction:  TENANT AGREES TO REQUEST ALL REPAIRS AND SERVICES IN WRITING TO MANAGER, except in extreme emergency when telephone calls will be accepted.  In case of malfunction of equipment or utilities, or damage by fire, water, or other cause, Tenant shall notify Management immediately, and Owner shall act with due diligence in making repairs and RENT SHALL NOT ABATE DURING SUCH PERIOD.  If the damaged premises are unfit for occupancy Owner shall within reasonable time in writing inform Tenant whether he intends to terminate the contract or repair said premises.  If owner elects to repair said premises, said repairs shall be undertaken with due diligence.  If terminated, rent will be pro-rated and the balance refunded along with the deposit, less lawful deductions. 
7.  Default by Owner:  Owner agrees to (a) keep all areas of the property in reasonably clean condition; (b) properly maintain water, heating, plumbing, electrical service and/or air conditioning equipment, if provided; (c) abide by applicable state and local laws regarding repairs and; (d) make reasonable repairs, subject to Tenant’s obligation to pay for damages caused by Tenant, or other occupants.
8.  Default by Resident:  Owner or Management may, upon written notice, terminate Tenant’s right to occupancy if any of the following conditions occur:

9.  Abandonment:  Abandonment shall have occurred if, (a) without notifying the Owner, Tenant is absent from the premises for 15 days while rent is due and Tenant’s possessions remain in the apartment, or (2) without notifying the Management in writing, Tenant is absent for 1 day while rent is due and Tenant’s possessions have been removed from the apartment.  If Tenant abandons apartment, Management may retake apartment and attempt to rent it at fair market value.  Tenant shall be liable for the entire rent due for the remainder of the term, or the cost of re-renting the apartment, including rent lost, the cost of restoring the apartment to the condition at the time it was rented, and reasonable fees for re-renting apartment.  If Tenant has left personal property in the apartment Management may remove it and store it and attempt to give Tenant notice of this action.  Tenant may obtain property by paying moving and storage costs.  If Tenant fails to Claim property within 30 days of notice, Management may make a reasonable effort to sell the property at its fair market value and apply the proceeds toward any amount the Tenant may owe.  Any money remaining after such action shall be disposed of in accordance with UCA-78-44-11.
10.  Entry and Inspection:  Tenant shall permit Management or Owner to enter the premises at reasonable times and upon reasonable notice for the purpose of inspecting the premises or showing the same to prospective purchasers or for making necessary repairs.  In case of emergency no notice need be given.
11.  Possession:  If Owner or Management is unable to deliver possession of the premises as agreed Owner shall not be liable for any damage caused.  Failure to deliver timely occupancy will not, however, void this agreement, but rent shall not during such time be required.  Tenant may void this agreement if Management fails to deliver occupancy within three (3) days specified in paragraph 1.
12.  Rules and Regulations:  NO DOGS, CATS, OR OTHER ANIMALS will be allowed in or on the premises at any time EVEN TEMPORARILY, without prior written consent of the Owner.  Management or Owner may charge and collect $10.00 per day per violation, plus Tenant will be subject to damages and termination of lease. 
NO CANDLES, FIRES, OR FIREWORKS WILL BE PERMITTED IN OR ON THE PREMISES. 
NO WATERBEDS will be permitted in the apartments.
NO TOBACCO OR DRINKING ALCOHOL will be permitted in the apartments or on the premises.
NO LOUD MUSIC OR DISORDERLY CONDUCT which disturbs the peace will be allowed.
NO ALLOWING FRIENDS OR FAMILY TO USE LAUNDRY FACILITIES-these are for Tenant(s) use only.
ANY OVERNIGHT GUESTS ARE REQUIRED TO REGISTER WITH THE MANAGEMENT.
TENANTS ACKNOWLEDGE THAT THEY HAVE READ THE HOUSE RULES (if any or given) which are attached to this contract and become part thereof, and agree to abide herewith together with any other such rules and regulations set up by the management.
13.  Cars and Parking:  Assigned permit parking is provided for Gray Cliff Tenants only.  Two stalls will be provided for each apartment. Additional stalls may be purchased for $60.00 per year.  No Tenant will be allowed a vehicle larger than a pickup truck.  All vehicles must be licensed and in running condition.  No parking of vehicles is allowed on the lawns at any time.  No washing of cars on premises.  Wintertime snow removal cooperation shall be expected.  Parking spaces are not to be storage or automobile workshop areas.  Parking spaces are for operating vehicles only.  Cars will not be repaired or painted on the lot.  There will be no storage of boats, trailers or campers without prior approval in writing from the management.  Violators will be subject to boot and/or tow away fines.  No motorcycles or motor scooters without prior approval by Management.  Motorcycles and motor scooters are required to park in the motorcycle parking space. Visitors may only park in designated visitor stalls and will not be allowed to use tenants’ assigned spaces unless they obtain written permission from the management.
14.  Assignment and Subletting:  Tenant shall not assign this agreement or sublet any portion of the premises without the prior written consent of the Management or Owner.  An application to rent and approval by the other Tenants in the apartment is required.
15.  Waiver:  No failure of Management or Owner to enforce any part of this agreement shall be deemed as a waiver, nor shall any acceptance of partial payment of rent be deemed a waiver of Management’s or Owner’s right to full amount.
16.  Attorney’s fees:  If legal action is taken by either party to enforce this agreement, or to enforce any rights arising out of the breach of this agreement or to evict the Tenant(s), guests, or other occupants, the prevailing party shall be entitled to all costs incurred in connection with such action, including a reasonable attorney’s fee and collection costs, with or without suit.
17.  Utilities:  Tenant(s) will be responsible for the following utilities and services: Water, Sewer, Gas, Electricity, and other.
18.  Use:  The apartment shall be used as a residence for the undersigned Tenant(s) and any legal dependants. No other persons may occupy the apartment without written approval. The apartment may not be used as a place of business or for any other purpose without the prior written consent of the Management or Owner.  Occupancy by guests staying overnight will be considered to be a violation of this provision unless prior written consent is given by the Owner or Management.

This is a sample contract. The actual lease you enter into may vary in some details.