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This Lease Agreement (the "Agreement") is made and entered into effective as of June 1, 2025 (the "Effective Date"), by and between Jordan Miller, residing at 789 Sunset Ave, Austin, TX (hereinafter referred to as "Landlord"), and Rachel Kim (hereinafter referred to as "Tenant"). Landlord and Tenant may be referred to individually as a "Party" and collectively as the "Parties."
Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the real property and improvements described as a 2-bedroom apartment unit located at 456 South Lamar Blvd, Austin, TX (hereinafter referred to as the "Premises"). The Premises are leased unfurnished unless otherwise specified in a separate addendum, and include the following appliances: [List any included appliances, e.g., refrigerator, stove/oven, dishwasher, microwave].
The term of this Agreement (the "Term") shall commence at 12:00 PM on June 1, 2025 (the "Commencement Date"), and shall terminate at 11:59 PM on May 31, 2026 (the "Termination Date"), unless renewed or terminated earlier as provided herein.
The total rent for the Term is $22,200.00, payable in monthly installments of $1,850.00 (the "Monthly Rent"). The first Monthly Rent payment is due on or before the Commencement Date. Subsequent Monthly Rent payments are due in advance on the first (1st) day of each calendar month during the Term, without demand, deduction, or offset. All rent payments shall be made exclusively via the online payment portal or system designated in writing by the Landlord. Tenant agrees that any dishonored payment (e.g., NSF check, if applicable, or failed electronic transaction) will incur a fee of $[Specify NSF Fee, e.g., $35.00] plus any applicable late fees.
If the full amount of Monthly Rent is not received by Landlord on or before the due date, and remains unpaid for a period of three (3) calendar days after the due date (the "Grace Period"), Tenant shall pay Landlord a late fee of $75.00. This late fee is agreed to be liquidated damages to compensate Landlord for the additional administrative costs incurred due to late payment and is not a penalty. Payment of the late fee does not cure the default for non-payment of rent, nor does it waive Landlord's right to pursue other remedies available under this Agreement or law. Late fees are deemed additional rent.
Upon execution of this Agreement, Tenant shall deposit with Landlord the sum of $1,850.00 (the "Security Deposit"). The Security Deposit shall be held by Landlord in a [Specify if separate or commingled, if Texas law requires specifics, though it generally doesn't for interest/separate account for private landlords] account as security for the full and faithful performance by Tenant of all terms, covenants, and conditions of this Agreement, including but not limited to, payment of rent and other charges, repair of damages to the Premises caused by Tenant or Tenant's guests, invitees, or pets, beyond normal wear and tear, and cleaning of the Premises upon termination of the tenancy. The Security Deposit may not be used by Tenant as payment for the last month's rent or any other rent payment without Landlord’s prior written consent. Landlord shall return the Security Deposit, less any lawful deductions, along with an itemized list of any such deductions, to Tenant within thirty (30) calendar days after the later of: (a) the termination of this Agreement; (b) Tenant’s surrender of the Premises to Landlord; and (c) Tenant providing Landlord with a forwarding address in writing.
Landlord shall be responsible for payment of the following utilities: water and trash collection. Tenant shall be responsible for arranging and paying for all other utilities and services for the Premises, including but not limited to gas, electricity, internet, cable television, and telephone service. Tenant shall arrange for such utilities to be placed in Tenant’s name effective as of the Commencement Date and shall provide proof thereof to Landlord upon request. Tenant shall ensure all Tenant-paid utilities are current throughout the Term and are properly transferred or terminated upon vacating the Premises.
Tenant may keep on the Premises one (1) domestic dog weighing less than forty (40) pounds, subject to Landlord's prior written approval of the specific animal. Aggressive breeds, as determined by Landlord or Landlord's insurer, are strictly prohibited. Tenant must provide Landlord with: (a) proof of current vaccinations, including rabies; (b) a photograph and detailed description (breed, age, weight, name) of the dog; and (c) [Consider adding: proof of spaying/neutering]. [Optional: A non-refundable pet fee of $[Specify Amount, e.g., $250.00] shall be paid upon approval of the pet, and/or monthly pet rent of $[Specify Amount, e.g., $25.00] shall be added to the Monthly Rent]. Tenant is solely responsible for the pet's behavior and for any damage, injury, or disturbance caused by the pet to the Premises, other residents, or any person. Tenant must keep the pet leashed when outside the apartment unit and in common areas. Tenant is responsible for immediate and proper disposal of all pet waste. Landlord reserves the right to revoke permission to keep the pet if Tenant breaches any part of this pet policy or if the pet becomes a nuisance or threat.
Smoking of any substance, including but not limited to tobacco, marijuana (regardless of legality), and the use of e-cigarettes or vaping devices, is strictly prohibited within the interior of the Premises, including any attached balconies or patios, and in all common areas of the building or property. Tenant is responsible for ensuring that Tenant's guests and invitees also comply with this no-smoking policy. Any violation of this policy will be considered a material breach of this Agreement. Costs for deodorizing or repairing damage caused by smoking will be deducted from the Security Deposit.
Tenant shall not sublet any part of the Premises, nor assign this Agreement or any interest therein, without the prior express written consent of Landlord, which consent Landlord may withhold in its sole and absolute discretion. Any attempted subletting or assignment without such consent shall be void and, at Landlord's option, shall terminate this Agreement.
Tenant shall, at Tenant's sole expense, keep and maintain the Premises in a good, clean, and sanitary condition and repair during the Term. This includes, but is not limited to: routinely changing light bulbs; promptly clearing minor drain clogs (e.g., plunging toilets, clearing hair from sink/shower drains); performing basic cleaning of all parts of the Premises, including appliances, floors, windows, and fixtures; properly disposing of all garbage in appropriate receptacles; and taking reasonable precautions to prevent plumbing stoppages and damage to any part of the Premises. Tenant shall not deliberately or negligently destroy, deface, damage, impair, or remove any part of the Premises or knowingly permit any person to do so.
Landlord shall be responsible for major maintenance and repairs to the Premises, specifically including maintaining the structural integrity of the building, the roof, exterior walls, foundation, and the good working order of essential plumbing, electrical, and HVAC (heating, ventilation, and air conditioning) systems, provided that damage is not caused by the negligence or misuse by Tenant, Tenant’s family, guests, or invitees.
Tenant shall promptly notify Landlord in writing (via text message to [Landlord's Phone Number for Texts] or email to [Landlord's Email Address]) of any necessary repairs, damage, or defective conditions on the Premises. For emergency situations posing an immediate threat to health, safety, or property (e.g., major leak, fire, loss of essential services), Tenant shall notify Landlord immediately by telephone at [Landlord's Phone Number for Emergencies] and follow up in writing. Landlord will generally respond to non-emergency maintenance requests within twenty-four (24) business hours and will address emergency issues as soon as reasonably possible.
Tenant acknowledges that Tenant has had an opportunity to inspect the Premises prior to signing this Agreement. Landlord and Tenant shall, on or before the Commencement Date, jointly conduct a move-in inspection of the Premises and complete a Property Condition Addendum (or similar checklist), noting the condition of the Premises and any existing damages. Both Parties shall sign and retain a copy of this document, which is hereby incorporated by reference into this Agreement. Tenant must notify Landlord in writing of any discrepancies or additional items not noted on the initial inspection form within [e.g., 72 hours] of taking possession of the Premises. Failure to do so will be construed as Tenant's acceptance of the Premises in the condition noted on the form.
Landlord and Landlord's agents shall have the right to enter the Premises at reasonable times, and with at least twenty-four (24) hours' advance written or verbal notice (text or email acceptable) to Tenant, for the following purposes: (a) to inspect the Premises; (b) to make necessary or agreed-upon repairs, decorations, alterations, or improvements; (c) to supply necessary or agreed-upon services; (d) to exhibit the Premises to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors; (e) in case of an emergency; (f) if Tenant has abandoned or surrendered the Premises; or (g) pursuant to a court order. In an emergency, Landlord may enter the Premises without prior notice. Landlord will make reasonable efforts to coordinate entry with Tenant.
Should Tenant vacate or abandon the Premises or otherwise terminate this Agreement prior to the natural expiration of the Term, Tenant shall be in breach of this Agreement. In such event, Tenant shall be liable to Landlord for a "Re-letting Fee" equal to one (1) month's rent ($1,850.00). This Re-letting Fee is not a penalty but is a liquidated amount to cover Landlord's costs and damages associated with Tenant's early termination, including but not limited to, advertising costs, administrative time for showings, and lost rent during any vacancy period while diligently seeking a replacement tenant. Payment of the Re-letting Fee does not release Tenant from liability for any unpaid rent due up to the date of termination or any other amounts due under this Agreement (e.g., damages to the Premises). Landlord will make reasonable and diligent efforts to re-rent the Premises as required by Texas law to mitigate damages. Tenant shall remain liable for rent for the remainder of the Term, or until the Premises are re-rented, whichever occurs first, less any rent received from a replacement tenant, in addition to the Re-letting Fee.
The Premises shall be occupied solely by the Tenant, Rachel Kim, and a maximum of one (1) additional person as a primary residence. The names of all permitted occupants are: Rachel Kim and [If known, name of second occupant, or "To Be Named and Approved by Landlord"]. Tenant shall not allow any other person to occupy the Premises without prior written consent of Landlord. Guests may stay for a period not exceeding [e.g., seven (7) consecutive days] or a total of [e.g., fourteen (14) days] in any six-month period without Landlord's prior written consent. Long-term guests may be considered unauthorized occupants.
Provided Tenant is not in default of any terms of this Agreement, Tenant may request to renew this Agreement. Tenant shall provide Landlord with written notice of intent to renew at least sixty (60) calendar days prior to the Termination Date. Landlord is under no obligation to renew this Agreement or may offer renewal on new terms, including but not limited to an adjusted Monthly Rent based on current market rates. Any renewal must be in writing and signed by both Landlord and Tenant. If no renewal is agreed upon, Tenant must vacate the Premises by the Termination Date.
This Agreement shall be governed by, construed, and enforced in accordance with the laws of the State of Texas, without regard to its conflict of laws principles. Any legal action or proceeding arising out of or relating to this Agreement shall be brought exclusively in the state or federal courts located in Travis County, Texas.
This Agreement, including any addenda or attachments referenced herein and signed by both Parties, constitutes the entire agreement and understanding between Landlord and Tenant concerning the subject matter hereof and supersedes all prior negotiations, discussions, understandings, and agreements, whether oral or written. No modification, amendment, or waiver of any provision of this Agreement shall be effective unless it is in writing and signed by both Landlord and Tenant.
Tenant shall use and occupy the Premises for residential purposes only, in a lawful, safe, and peaceful manner, and shall not use the Premises for any purpose that is illegal, hazardous, or that constitutes a nuisance or annoyance to Landlord, other tenants, or neighbors. This includes refraining from any activity that generates excessive noise, odors, or traffic. Tenant shall comply with all applicable federal, state, and local laws, ordinances, and regulations regarding the use and occupancy of the Premises.
Tenant shall not make, nor permit to be made, any alterations, additions, improvements, or installations in, on, or about the Premises (including painting, wallpapering, or installation of fixtures) without the prior express written consent of Landlord, which consent may be withheld in Landlord's sole discretion. Any such approved alterations, additions, or improvements made by Tenant shall, unless otherwise agreed in writing by Landlord, become the property of Landlord and shall remain upon and be surrendered with the Premises at the termination of this Agreement without compensation to Tenant. Tenant agrees to restore the Premises to their original condition at Tenant's expense if requested by Landlord upon termination of the tenancy for any unapproved alterations or if agreed for approved alterations.
Subject to Tenant's full and timely performance of all terms and conditions of this Agreement, Landlord covenants that Tenant shall have, hold, and peaceably and quietly enjoy possession of the Premises for the entire Term hereof, free from any unlawful disturbance by Landlord or anyone claiming by, through, or under Landlord. This covenant shall not be breached by Landlord's rightful entry into the Premises as provided elsewhere in this Agreement.
Tenant shall be in default of this Agreement if Tenant: (a) fails to pay rent or any other amount due hereunder within [e.g., five (5)] days after it is due; (b) violates any other term, covenant, or condition of this Agreement and fails to cure such violation within [e.g., ten (10)] days after written notice thereof from Landlord (unless the violation is of a nature that cannot be cured, or is a repeat violation, in which case Landlord may proceed without further notice); (c) abandons the Premises. Upon any such default, Landlord may, at Landlord's option, and without waiving any other rights or remedies: (i) terminate Tenant's right to possession of the Premises and recover possession in the manner provided by law (e.g., eviction proceedings); (ii) sue for and recover all unpaid rent and other amounts due, as well as damages caused by Tenant's default; (iii) pursue any other remedy available at law or in equity. Landlord's remedies are cumulative.
If Tenant abandons the Premises before the end of the Term, Landlord may, at Landlord's option, enter the Premises by any legal means without being liable for prosecution. Abandonment is presumed if: (a) Tenant has been absent from the Premises for [e.g., seven (7)] consecutive days while rent is delinquent, and Tenant has not notified Landlord of an intended absence; or (b) Tenant has removed substantially all of Tenant's personal property from the Premises and rent is delinquent. Upon abandonment, Landlord may re-let the Premises, and Tenant shall remain liable for any deficiency between the rent agreed to herein and the rent obtained from re-letting, plus any costs incurred by Landlord to re-let the Premises.
If Tenant remains in possession of the Premises after the expiration or termination of this Agreement without Landlord's express written consent, such holding over shall be deemed a tenancy-at-sufferance, or at Landlord's option, a month-to-month tenancy. In such an event, Tenant shall pay rent at a rate equal to [e.g., one hundred fifty percent (150%)] of the Monthly Rent in effect immediately prior to such expiration or termination, prorated for each day of such holdover. All other terms and conditions of this Agreement shall remain in full force and effect during such holdover period, except for the Term. This provision does not grant Tenant any right to holdover.
If the Premises were constructed prior to 1978, Landlord shall provide Tenant with the EPA-approved "Protect Your Family From Lead In Your Home" pamphlet and a Lead-Based Paint Disclosure Addendum, which shall be attached hereto and incorporated by reference. Tenant acknowledges receipt of such documents if applicable. (For Premises built 1978 or later, state: "Tenant acknowledges the Premises were constructed in or after 1978, and the requirements for lead-based paint disclosure do not apply.")
Tenant is responsible for maintaining the Premises in a manner that prevents the occurrence of mold or mildew. This includes, but is not limited to: (a) regularly ventilating bathrooms, kitchens, and other high-humidity areas; (b) promptly cleaning and drying any spills or moisture accumulation; (c) immediately reporting to Landlord any water leaks, moisture problems, or evidence of mold or mildew. Landlord shall not be liable for any damages or health issues arising from mold or mildew resulting from Tenant's negligence, failure to maintain the Premises, or failure to promptly report issues. If mold is caused by Tenant's actions or inactions, Tenant shall be responsible for remediation costs.
[If applicable, detail parking: e.g., "Tenant shall be entitled to [Number] unassigned parking space(s) in the common parking area." or "Tenant is assigned parking space(s) number [Number(s)] located at [Location]. A monthly parking fee of $[Amount] is/is not included in the Rent." Also specify rules: "Vehicles must be currently registered, insured, and in operable condition. No vehicle repairs are permitted on the Premises. Unauthorized or improperly parked vehicles may be towed at the vehicle owner's expense."] If no parking is provided, state: "No parking is provided with the Premises under this Agreement."
Tenant, and Tenant's family, guests, and invitees, shall comply with all written rules and regulations adopted by Landlord concerning the use and occupancy of the Premises and any common areas, which may be provided as an addendum to this Agreement or posted on the property. Landlord reserves the right to make reasonable changes or additions to such rules and regulations upon providing [e.g., thirty (30)] days written notice to Tenant. Such rules are incorporated herein by reference and are a material part of this Agreement.
If any term, covenant, condition, or provision of this Agreement is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remainder of the provisions of this Agreement shall remain in full force and effect and shall in no way be affected, impaired, or invalidated.
Any notice, demand, or communication required or permitted to be given by either Party to the other hereunder shall be in writing and shall be deemed to have been duly given: (a) on the date of personal delivery; (b) three (3) business days after being sent by United States certified mail, return receipt requested, postage prepaid; or (c) on the date of transmission if sent by email to the email addresses specified below (provided a copy is also sent by one of the other methods if the matter is a notice of default or termination), addressed as follows:
If to Landlord: Jordan Miller, 789 Sunset Ave, Austin, TX, [Landlord's Email Address]
If to Tenant: Rachel Kim, 456 South Lamar Blvd, Austin, TX (during tenancy), [Tenant's Email Address prior to move-in or for notices]
Either Party may change their address for notices by providing written notice to the other Party in accordance with this paragraph.
To the fullest extent permitted by law, Tenant shall indemnify, defend, and hold harmless Landlord, Landlord's agents, and employees from and against any and all claims, demands, losses, liabilities, damages, costs, and expenses (including reasonable attorneys' fees) arising out of or in connection with: (a) Tenant's use or occupancy of the Premises; (b) any act, omission, or negligence of Tenant or Tenant's guests, invitees, family members, or pets in, on, or about the Premises or common areas; or (c) any breach or default by Tenant in the performance of any of Tenant's obligations under this Agreement. This indemnification shall survive the termination or expiration of this Agreement. This provision does not require Tenant to indemnify Landlord for claims arising solely from Landlord's gross negligence or willful misconduct.
No failure by Landlord to exercise any right or remedy hereunder, or to insist upon strict compliance by Tenant with any obligation hereunder, and no custom or practice of the Parties at variance with the terms hereof shall constitute a waiver of Landlord's right to demand exact compliance with the terms hereof in the future. Landlord's acceptance of a partial rent payment shall not constitute a waiver of any rights, including the right to demand payment in full or to exercise any other remedies.
If Tenant consists of more than one person, all such persons shall be jointly and severally liable for the full and timely performance of all of Tenant's obligations under this Agreement, including the payment of all sums due hereunder. Any act or omission by one co-tenant shall be binding upon and deemed the act or omission of all co-tenants. A judgment against one co-tenant shall not bar an action against other co-tenants.
IN WITNESS WHEREOF, the Landlord and Tenant have executed this Lease Agreement as of the Effective Date first written above.
____________________________
Jordan Miller (Landlord)
Date: _______________
____________________________
Rachel Kim (Tenant)
Date: _______________
Drafted by 8contract.com
This Residential Lease Agreement (the "Agreement") is made and entered into as of [Date], by and between [Landlord Legal Name], residing at [Landlord Address] (hereinafter referred to as "Landlord"), and [Tenant Legal Name] (hereinafter referred to as "Tenant").
The Landlord leases to Tenant, and Tenant leases from Landlord, the residential apartment located at [Property Address] (the "Premises"), comprising [number] bedrooms and [number] bathrooms.
I recommend: Clearly specifying all areas of the Premises included in the lease (such as parking space number, storage unit, balcony/patio, or common areas Tenant may use, if any), and clarifying whether any sections are shared or excluded.
The Premises shall be solely occupied by no more than [maximum number] persons, including Tenant and any other approved resident listed below.
I recommend: Listing all intended residents by name and relation to the Tenant, and requiring prior written approval for adding any occupants (even temporarily, exceeding 14 consecutive days).
The term of this Agreement (the “Term”) begins on [Lease Start Date] and ends at 11:59 PM on [Lease End Date], unless terminated earlier in accordance with this Agreement.
I recommend: Stipulating that upon expiration, if not renewed, the lease will convert to a month-to-month tenancy upon mutual agreement, subject to all terms herein unless amended in writing. A minimum of 30 days’ written notice from either party is required for termination of any such month-to-month arrangement.
Tenant shall pay to Landlord a monthly rent of $[amount], payable in advance on the first (1st) day of each calendar month, beginning [Lease Start Date]. Rent must be paid via online payment only, to the account or online portal designated in writing by Landlord.
Late payment of rent constitutes a breach of this Agreement. If rent is not received by 11:59 PM on the third (3rd) calendar day after the due date, Tenant shall pay a late fee of $[amount].
I recommend:
Tenant shall deposit with Landlord the sum of $[amount] as a security deposit upon execution of this Agreement. The security deposit is intended to secure Tenant’s obligations under this Agreement, including but not limited to unpaid rent, damages to the Premises beyond normal wear and tear, and the cost of cleaning if the Premises is not left in a clean and rentable condition, except for ordinary wear and tear.
I recommend:
Landlord will pay for the following utilities/services: [list, e.g., water, trash removal].
Tenant will activate, maintain, and pay for the following utilities/services in their name and to the Premises: [list, e.g., electric, gas, internet].
I recommend: Requiring the Tenant to provide proof of transfer or establishment of required utility accounts within three (3) days of move-in. If any Tenant-paid utility is disconnected due to nonpayment, this constitutes a material breach and may be grounds for termination.
The Premises shall be used for residential purposes only and may not be used for any commercial, business, or unlawful purpose.
No Smoking: Smoking of any substance is strictly prohibited within the Premises, including any balconies, patios, or shared building areas.
Illegal Substances: Use or storage of illegal drugs or controlled substances is strictly forbidden.
I recommend: Including a “Nuisance” clause, prohibiting conduct by Tenant or guests which may disturb, annoy, endanger, or otherwise interfere with the quiet enjoyment of neighboring residents.
Pet(s) are permitted only as follows: One (1) dog under 40 pounds. Tenant must provide documentation of current vaccinations, breed, and a recent photo prior to move-in. No pets classified as aggressive breeds by Landlord’s insurance provider or city ordinance shall be permitted.
I recommend:
A move-in inspection with a written Property Condition Addendum shall be conducted by Landlord and Tenant at commencement of occupancy. Both parties shall sign and each retain a copy.
Any deficiencies not noted within five (5) days of Tenant’s move-in will be presumed to have occurred during the Term.
I recommend:
Landlord is responsible for all major repairs to the Premises, appliances, structure, plumbing, electrical, and heating/air conditioning systems, except for issues caused by Tenant’s negligence or misuse.
Tenant shall promptly notify Landlord, via text or email, of any repair or maintenance issue. In the event of emergency repairs (such as flooding, fire, power outages, or a threat to health/safety), Tenant must immediately call Landlord (and emergency services if appropriate).
Tenant shall be responsible for all minor maintenance, including but not limited to: replacement of light bulbs, plunging toilets, unclogging minor drains, maintaining cleanliness to prevent pest infestation, and replacing batteries in smoke or carbon monoxide detectors. Tenant will not make any cosmetic alterations or repairs to the Premises without Landlord’s prior written consent.
I recommend:
I recommend: Prohibiting any painting, wallpapering, significant decorating, installation of fixtures, satellite dishes, or additional locks without Landlord’s prior written approval. Any fixtures or alterations added by Tenant (other than minor, removable items) shall become the property of the Landlord at the end of the lease unless otherwise agreed.
Landlord may enter the Premises for repairs, inspections, or to show the Premises to prospective tenants/buyers with at least twenty-four (24) hours’ prior written or electronic notice, or immediately without notice for emergencies or if it reasonably appears that the Premises has been abandoned.
I recommend: Stating that repeated, unreasonable denial of access by Tenant constitutes breach of this Agreement.
Tenant shall not assign, transfer, or sublease any of their rights under this Agreement without prior written consent of Landlord.
I recommend: Including a ban on short-term rentals or listing the Premises on platforms such as Airbnb, VRBO, etc., without express written permission of Landlord.
If Tenant wishes to terminate this Agreement before the expiration of the Term, Tenant shall provide written notice and pay an early termination fee equal to one (1) month’s rent. Landlord will make reasonable efforts to re-rent the Premises; if re-rented, Tenant is liable only for actual damages as permitted by law.
I recommend:
Tenant must provide written notice of intent to renew or vacate at least sixty (60) days before the end of the Term. Landlord will notify Tenant in writing of renewal rent and terms at least seventy-five (75) days prior to lease expiration.
I recommend: Specifying that if Tenant remains in possession without renewal or written permission (“hold-over”), such tenancy shall become month-to-month at a rent increased by 10% (or as allowed by law).
I recommend:
I recommend: Incorporating any building or HOA rules by reference and providing a copy to Tenant at move-in. Tenant agrees to adhere to all community rules, and violation may be grounds for termination.
I recommend: If the Premises is damaged or destroyed wholly or partially by fire, flood, windstorm, or other casualty not caused by Tenant or guests, Landlord may terminate this Agreement or promptly repair the damage, with rent proportionally abated during repairs. If the damage is attributable to Tenant or guest, Tenant remains responsible for all costs and rent.
Failure by Tenant to pay rent or any other sum when due or any other breach of this Agreement constitutes an “Event of Default.” Upon default, Landlord may terminate the Agreement and/or pursue all legal remedies.
If Landlord must initiate legal action to enforce this Agreement, Tenant shall pay Landlord’s reasonable attorney’s fees and court costs, permitted by law.
Any notice required or permitted under this Agreement must be in writing and delivered to the other party by hand, certified mail, or email (if an email address is provided and used for prior communications).
If any provision of this Agreement is found to be invalid or unenforceable, all remaining provisions shall remain in full force and effect.
I recommend: For properties built prior to 1978, attach the mandatory federal Lead-Based Paint Disclosure and pamphlet, and have both parties sign and acknowledge receipt.
I recommend: Tenant shall promptly notify Landlord in writing of any water leaks, moisture, or suspected mold. Tenant shall keep the Premises well-ventilated and free of excess moisture. Landlord is not liable for damages due to mold growth not timely reported.
This Agreement shall be governed by and construed in accordance with the laws of the State of [State].
This Agreement, including any addenda referenced herein, constitutes the entire agreement between the parties and supersedes all prior understandings. Amendments may only be made in writing, signed by both parties.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the Effective Date.
__________________________
[Landlord Name], Landlord
__________________________
[Tenant Name], Tenant
Drafted by 8contract.com
This Lease Agreement (the "Agreement") is made and entered into as of June 1, 2025, by and between Jordan Miller, residing at 789 Sunset Ave, Austin, TX (hereinafter referred to as "Landlord"), and Rachel Kim (hereinafter referred to as "Tenant").
Landlord leases to Tenant, and Tenant leases from Landlord, the apartment located at 456 South Lamar Blvd, Austin, TX (the "Premises"), which is a 2-bedroom apartment.
The initial term of this Agreement shall commence on June 1, 2025, and shall terminate on May 31, 2026, at 11:59 PM (the "Term"). Unless renewed or terminated in accordance with the terms herein, this Agreement shall automatically terminate at the end of the Term.
The total monthly rent for the Premises during the Term shall be $1850.00. Rent is due and payable in advance on the first day of each calendar month, commencing June 1, 2025. Rent payments shall be made exclusively online through a payment portal or method designated by the Landlord. Landlord will provide Tenant with instructions and necessary information for online rent payments. Tenant is responsible for any fees associated with the chosen online payment method.
If the full monthly rent payment is not received and cleared into the Landlord's designated account by the end of the third (3rd) day after the due date (i.e., by 11:59 PM on the 4th day of the month), Tenant shall incur and pay a late fee of $75.00. This late fee is in addition to the monthly rent due and is considered additional rent. Failure to pay the late fee may result in late payment penalties as described in Section 4.
Tenant shall deposit with Landlord a security deposit in the amount of $1850.00 (equal to one month's rent) upon the execution of this Agreement. This security deposit is held by Landlord as security for Tenant's full performance of all terms and conditions of this Agreement, including but not limited to payment of rent, payment of any damages to the Premises beyond normal wear and tear, cleaning costs, and any other sums due under this Agreement. Within thirty (30) days after the termination of this Agreement and Tenant’s surrender of the Premises, Landlord shall return the security deposit, or the portion thereof remaining after lawful deductions, to Tenant at a forwarding address provided by Tenant. If Landlord makes any deductions from the security deposit, Landlord shall provide Tenant with an itemized list of all deductions.
Landlord shall pay for the costs associated with water and trash removal services for the Premises. Tenant shall be solely responsible for and shall promptly pay for all costs associated with gas, electricity, and internet services provided to the Premises. Tenant shall arrange for these utilities to be transferred into Tenant's name effective as of the commencement date of the Term.
Subject to the terms herein, Tenant is permitted to keep one (1) dog on the Premises during the Term. The dog must weigh no more than forty (40) pounds at maturity and must not be of a breed that is typically considered aggressive or restricted by Landlord's insurance policy (examples of commonly restricted breeds include but are not limited to Pit Bulls, Rottweilers, Doberman Pinschers, German Shepherds, and breeds mixed with these). Prior to bringing any dog onto the Premises, Tenant shall provide Landlord with proof of current vaccinations from a licensed veterinarian and a clear photograph and brief description of the dog. Landlord reserves the right to deny approval for any dog at their sole discretion. Tenant is solely responsible for the dog's behavior and any damage caused by the dog to the Premises or to any common areas. Tenant shall immediately clean up after the dog in all areas, including the Premises and any common areas.
Smoking, including but not limited to cigarettes, cigars, pipes, e-cigarettes, and vaping, is strictly prohibited inside the Premises and within twenty (20) feet of any building on the property.
Tenant shall not assign this Agreement or sublease all or any part of the Premises without the prior written consent of the Landlord. Any assignment or sublease without Landlord's prior written consent shall be void and constitute a material breach of this Agreement.
Landlord is responsible for the structural components of the Premises and major systems, including the roof, foundation, plumbing (excluding clogs caused by tenant misuse), electrical system (excluding light bulbs and fuses), heating and air conditioning systems, and major appliances provided by the Landlord. Tenant is responsible for routine, minor maintenance and repairs that result from normal use and are within the Tenant's capability and expertise. This includes, but is not limited to, replacing light bulbs, replacing batteries in smoke detectors and carbon monoxide detectors, plunging toilets, unclogging minor sink or shower drains, and maintaining the general cleanliness of the Premises. Tenant shall promptly report any maintenance or repair needs to Landlord via text message to [Landlord's Phone Number] or email to [Landlord's Email Address]. Landlord will acknowledge receipt of the request within twenty-four (24) hours and will make reasonable efforts to address non-emergency repairs in a timely manner. In the event of an emergency requiring immediate attention (e.g., burst pipe, fire), Tenant shall immediately notify Landlord by phone and follow any safety instructions provided.
Prior to Tenant's move-in, Landlord and Tenant shall conduct a joint inspection of the Premises. A written Property Condition Addendum detailing the condition of the Premises at the time of move-in, including any existing damages or defects, shall be completed, signed by both parties, and attached to this Agreement. This Addendum will serve as documentation of the initial condition of the Premises and will be used when assessing any damages at the time of move-out. Tenant agrees to return the Premises to Landlord at the termination of this Agreement in the same condition as received at the commencement of the Term, reasonable wear and tear excepted.
Landlord reserves the right to enter the Premises with reasonable prior notice to Tenant for purposes including but not limited to: making necessary or agreed repairs or alterations; supplying necessary or agreed services; showing the Premises to prospective or actual purchasers, mortgagees, workers, or contractors; and conducting inspections to ensure Tenant's compliance with the terms of this Agreement. Unless it is an emergency (e.g., fire, flood, suspected gas leak), Landlord shall provide Tenant with at least twenty-four (24) hours' written or electronic notice of entry. Landlord will make reasonable efforts to coordinate entry times that are convenient for Tenant. In the event of an emergency, Landlord may enter the Premises without prior notice as necessary to address the emergency.
Should Tenant terminate this Agreement before the end of the Term without cause as permitted by law, Tenant shall be liable for and shall pay to Landlord an early termination fee equal to one (1) month's rent ($1850.00). This fee is intended to compensate Landlord for costs associated with finding a replacement tenant, including but not limited to advertising, showing the property, and administrative expenses. Landlord is legally required to mitigate damages by making reasonable efforts to re-rent the Premises after Tenant vacates. If Landlord is successful in re-renting the Premises before the end of the original Term, Tenant's liability for rent shall cease on the date the new tenant's lease begins, but Tenant shall still be responsible for the early termination fee and any costs incurred by Landlord in re-renting the property that exceed the early termination fee (if applicable and legally permissible).
The Premises shall be occupied solely by the individuals listed as tenants on this Agreement and their minor children. The maximum number of occupants permitted to reside in the Premises is two (2). Guests are permitted for a maximum stay of [Number] consecutive nights or a total of [Number] nights per month without requiring Landlord's written consent. Any extended stay by a guest may be considered a violation of this occupancy limit and a breach of this Agreement.
Tenant may request to renew this Agreement for an additional term. Tenant must provide written notice of their intent to renew at least sixty (60) days prior to the expiration of the current Term. Upon receipt of Tenant's request, Landlord will review the request and provide Tenant with a proposed renewal lease agreement, including the proposed rent amount and term, at least thirty (30) days prior to the expiration of the current Term. The rent for any renewal term shall be determined by Landlord based on then-current market rates. Landlord is under no obligation to renew this Agreement.
This Agreement shall be governed by, construed, and enforced in accordance with the laws of the State of Texas.
This Agreement, including any attached addenda (such as the Property Condition Addendum), constitutes the entire agreement between the parties with respect to the Premises and supersedes all prior negotiations, understandings, and agreements, whether oral or written.
I recommend adding the following clauses to further enhance the rigor and clarity of the lease agreement:
Tenant shall have the right to quiet enjoyment of the Premises, provided Tenant is in compliance with the terms of this Agreement and all applicable laws and regulations. Landlord shall not unreasonably interfere with Tenant's peaceful use and enjoyment of the Premises.
Tenant agrees to abide by any rules and regulations established by the Landlord or any applicable homeowner's association or property management company, provided such rules and regulations are not in violation of the terms of this Agreement or applicable law. Landlord shall provide Tenant with a copy of any applicable rules and regulations.
Landlord recommends that Tenant obtain renter's insurance to protect their personal belongings and provide liability coverage. Landlord's insurance does not cover Tenant's personal property.
Tenant shall not make any alterations, additions, or improvements to the Premises without the prior written consent of the Landlord. Any alterations, additions, or improvements made without such consent shall be removed by Tenant at the termination of this Agreement, and Tenant shall restore the Premises to its original condition, unless otherwise agreed upon in writing by Landlord.
Any notice required or permitted under this Agreement shall be in writing and shall be deemed effectively given upon delivery in person, by certified mail return receipt requested, or by reputable overnight courier service to the addresses of the parties as set forth in Section 1 of this Agreement, or to such other address as either party may designate by written notice to the other. Electronic notice (email or text message) is permissible for routine communication and maintenance requests as outlined in Section 10 and 12, but formal legal notices under this Agreement should be delivered via certified mail or in person.
If any provision of this Agreement is found to be invalid, illegal, or unenforceable, the remaining provisions shall remain in full force and effect.
If there are multiple tenants signing this Agreement, each tenant shall be jointly and severally liable for all obligations under this Agreement, including but not limited to the payment of rent and damages.
In the event of a material breach of this Agreement by Tenant, including but not limited to failure to pay rent when due, violation of any term or condition of this Agreement, or damage to the Premises, Landlord shall have the right to pursue all remedies available under Texas law, including but not limited to eviction.
By signing this Agreement, Tenant acknowledges receipt of a copy of this Agreement and any attached addenda.
If the property was built before 1978, a lead-based paint disclosure is required by federal law and must be attached as an addendum to this Agreement.
Texas law requires landlords to provide tenants with information about mold. A mold information addendum may be required and should be attached to this Agreement.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written above.
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Jordan Miller (Landlord)
____________________________
Rachel Kim (Tenant)
Drafted by 8contract.com
This Lease Agreement (the "Agreement") is made and entered into as of June 1, 2025, by and between Jordan Miller, residing at 789 Sunset Ave, Austin, TX (hereinafter referred to as "Landlord"), and Rachel Kim (hereinafter referred to as "Tenant").
Landlord rents to Tenant, and Tenant leases from Landlord, the apartment located at 456 South Lamar Blvd, Austin, TX (the "Premises"). Tenant acknowledges that the Premises includes all fixtures and fittings currently present, and any modifications or alterations to the Premises must first be approved in writing by the Landlord.
The term of this Agreement shall commence on June 1, 2025, and shall terminate on May 31, 2026 (the "Term"). Should either party wish to terminate this Agreement prior to the end of the Term, they must provide written notice as specified herein.
The monthly rent for the Premises shall be $1850, payable in advance on the first day of each month, commencing June 1, 2025. Rent shall be paid online only to an account designated by the Landlord. It is recommended that the Tenant provides an electronic receipt of payment for their records.
If rent is not received by the Landlord within three (3) days after the due date, Tenant shall pay a late fee of $75. If the rent remains unpaid for more than five (5) days past the due date, the Landlord reserves the right to initiate eviction proceedings in accordance with Texas law.
Tenant shall deposit with Landlord a security deposit of $1850, to be held by Landlord as security for the performance by Tenant of the terms of this Agreement. The security deposit may be used to cover any damages to the Premises beyond normal wear and tear and/or unpaid rent. Landlord shall conduct a walkthrough to document the condition of the Premises upon move-out and return the security deposit, less any lawful deductions, within thirty (30) days after the termination of this Agreement.
Landlord shall pay for water and trash collection services. Tenant shall pay for gas, electricity, and internet services. The Tenant must ensure that all utility accounts are established in their name upon occupation of the Premises.
Tenant may keep one (1) dog under 40 pounds on the Premises, subject to Landlord’s prior approval. Tenant shall provide Landlord with proof of current vaccinations, a description and/or photo of the dog, and a signed pet addendum. The dog must not be of a breed restricted by Landlord's insurance or local ordinances. Tenant is fully responsible for any damage or disturbances caused by the pet.
Smoking, including but not limited to cigarettes, cigars, pipes, e-cigarettes, and vaping, is strictly prohibited inside the Premises and within twenty (20) feet of any building on the property. If Tenant or any of their guests smoke in violation of this clause, Landlord reserves the right to terminate this Agreement immediately.
Tenant shall not have the right to sublease or assign this Agreement without the prior written consent of the Landlord, which may be withheld for any reason.
Landlord shall be responsible for major maintenance and repairs to the Premises, including structural repairs, plumbing, heating, and electrical issues. Tenant shall be responsible for minor maintenance tasks, including but not limited to changing light bulbs, plunging toilets, unclogging minor drains, and keeping the Premises clean. Tenant shall promptly report any maintenance issues to Landlord via text or email. For minor issues that require immediate attention, Tenant is allowed to take temporary action and notify Landlord as soon as possible. Landlord will respond within twenty-four (24) hours for non-emergency issues and will respond immediately in emergencies.
Landlord and Tenant will conduct a detailed move-in inspection and complete a Property Condition Addendum to document existing conditions. Both parties shall sign this addendum. This documentation will serve as a reference to avoid disputes regarding damages at the end of the lease term.
Landlord may enter the Premises for reasonable purposes, including but not limited to repairs, inspections, and emergencies. The Landlord shall give at least twenty-four (24) hours' notice to the Tenant unless it is an emergency, in which case immediate access may be required. Notice may be provided through text or email.
If Tenant terminates this Agreement before the end of the Term, Tenant shall pay Landlord one (1) month’s rent as an early termination fee. Landlord will make reasonable efforts to re-rent the Premises, and the tenant acknowledges that the early termination fee will cover costs associated with re-renting the property, including but not limited to advertising, screening, and showings. If Landlord obtains a new tenant, Tenant will not be responsible for paying rent beyond the date the new tenant begins their occupancy.
The Premises shall be occupied by no more than two (2) persons. Any additional occupants must be approved in writing by the Landlord and may require an adjustment in rent.
Tenant shall have the option to renew this Agreement for an additional term upon sixty (60) days written notice to Landlord prior to the expiration of the Term. Rent for the renewal term shall be set by Landlord based on the current market rates at the time of renewal, and any changes to the rent shall be provided in writing.
This Agreement shall be governed by and construed in accordance with the laws of the State of Texas. Any legal disputes arising from this Agreement shall be resolved in the appropriate courts within Travis County, Texas.
I recommend that Tenant obtain renter's insurance to protect their personal belongings and provide liability coverage. Proof of valid insurance should be submitted to Landlord prior to move-in. Landlord's insurance does not cover Tenant's personal property.
A delay or failure by Landlord to exercise any right or remedy under this Agreement shall not be construed as a waiver of any right to enforce that provision or any other provision at a later time.
This Agreement may not be modified or amended except by a written agreement signed by both parties.
This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, legal representatives, and assigns.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date first written above.
____________________________
Jordan Miller (Landlord)
____________________________
Rachel Kim (Tenant)
Drafted by 8contract.com