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HANDBOOK
OWNER HANDBOOK
Dear Property Owner,
Thank you for your interest in our property management program. Our team is excited for the
opportunity to work with you. Because it is hard to impart our years of real estate experience
in a brief letter outlining our process, we have enclosed several different forms and letters in
hopes that you will receive an accurate view of our total approach to property management.
Always remember that paper work alone does not guarantee a successful experience with investment property. An understanding of your needs, coupled attention to detail increases your
chance of a positive outcome (or cash flow).
We understand the requirements of our investment property owners, which simplifies our role
and allows us the time and energy to concentrate on serving your management needs. To
serve you well, we must communicate successfully with you. Our best communication tool is
our detailed monthly accounting statement, which is emailed to you and it gives you an exact
accounting of the previous months activity.
The fee structure at Z Team Property Management is very competitive and is based upon rents
/monies collected. If your house is vacant, you do not pay management fees until we get it
rented. We actively pursue qualified tenants who are willing to care for your home as if they
own it. We work to develop a solid relationship with each tenant. Our experience has found
that a successful property management program is based on the fragile balance between satisfied & profitable property owners and happy tenants. Happy tenants prefer to stay where they
are and renew their lease.
We are aware of each property, its history and the owners eventual goal for the property. Inspections, scheduled and unscheduled, are necessary to ensure your property is given the level
of care you expect. When the need arises for general maintenance, we work only with trusted
contractors who are licensed and/or insured. We do not make any money or take a percentage override on repairs you incur while having your home managed by our team.
Our teams extensive Internet marketing and direct communication makes getting your property rented a smooth and successful process. We will also advise you on the absolute best
monthly rental rate to charge so that you attract the best tenants possible.
We are continually analyzing our procedures, looking for ideas that will improve our process.
Your input is very important to us. Please take a minute to review the enclosed forms and information. If you have any questions, ideas, or suggestions, please give us a call. Call us anytime
at (847) 804-8706.
We look forward to getting to know you and your management needs better.
Sincerely yours,
Ruta Dobilas
Property Manager, Z Team Property Management
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FAQs
1. What fees will I incur if Z Team Property Management manages
our property? In general, our fees are 10% of gross monies collected
(typically rent) from tenants every month. We also charge a $250 start-up
fee & a $250 yearly renewal fee. Our Residential Management Agreement
explains our fees in more detail.
2. When will I get my money every month? Rents are due in our office
the 1st day of each month. If rents are received by the 5th of the month,
disbursements will be mailed or processed by the 5th of each month or the
first business day after the 5th, should the 5th fall on a weekend or holiday.
As it takes a day or two for banks to process deposits, this means that the
deposits should show in your bank account between the 5th & 10th of the
month. If rent is late, we will make every effort to get disbursements out to
you as quickly as possible after receiving payment.
3. What will I have to do to put my property in management? Initially, all paperwork will be completed and entered into our system. Make sure
that you have the home cleaned thoroughly and the lawn manicured prior
to listing the home and prior to the tenant moving in. If the tenants go into
a clean house with a manicured lawn, we can hold them to the same standards when they move out. Also, the better the property looks, the faster it
will rent. All appliances should be in good working order. If they are not in
good working order, have them repaired or replaced. Getting a home warranty can give you peace of mind that your appliances and systems in the
home will be covered in the event that they fail.
4. What will you do to rent or market my house? We give your home
maximum exposure through our Marketing System. We rigorously scrutinize
the backgrounds of all prospective tenants. Some of the activities that we
utilize in our marketing system include:
FOR RENT SIGNS Posted at the property with our website and phone
number clearly displayed.
MLS Your rental property data is entered in the Chicagoland Multiple
Listing Service (MLS) giving access to other real estate brokers and the
many prospective renters who utilize websites with a direct MLS feed.
All MLS rental listings are now available to home searchers through the
various public internet gateways, such as Realtor.com, Zillow.com, Trulia.com and Z Team Management website as well as many others.
INTERNET LISTINGS Our inventory of currently listed homes for rent
are posted online on the most popular rental websites complete with
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FAQs (continued)
photos, maps and property details for the convenience of those searching for a new home. We post our rental listings to Craigslist, Realtor.
com, Homes.com, Zillow, Trulia, BestChicagoProperties.com, Propertyshark.com and others.
WORD OF MOUTH / REFERRALS Current and past tenants, friends
of our tenants, and referrals from other successful real estate agents
CORRECT PRICING Even the best and most incredible homes will not
lease if they are overpriced. We make sure your rental home is priced
correctly from the very beginning so that we get your home leased
quickly and for the highest rent possible. Remember that no amount of
marketing can overcome an overpriced listing.
THOROUGH PREPARATION Even the best located and well-priced
rental homes will not lease quickly if the rental home is not in top showing condition. Homes for rent absolutely must show well and have an
attractive curb appeal or they may sit empty for extended periods. Our
job as your property manager is to make sure your home is presented
to the prospective tenants in a clean and attractive condition so that it
will attract the absolute best tenants.
5. What happens when my home becomes vacant? Our first concern
with your empty home is: What is needed to place a new tenant into your
home as soon as possible? We know that every day a home sits empty is a
wasted opportunity and a non-recoverable cost. A For Rent sign is placed
in front of the property usually after the 60 day notice is received from the
tenant. (It is not uncommon for us to re-rent a home before it becomes
vacant.) When the property becomes vacant, it is inspected and digitally
photographed. From the information gathered at the home and using our
inspection report and photos, we will determine what needs to be done to
get your home rented again and what repairs are chargeable to the prior
tenants deposit. We will also review with you any updates or repairs that
we feel will be needed to attract the absolute best tenants.
6. How are tenants screened? Our tenant screening process is twophased. We first require all tenants, over the age of 18, to undergo a credit
report check. After we receive the credit report, we make three phone calls.
We call the prospective tenants current landlord, prior landlord and employer. The current landlord provides us with a recap of the tenants most
recent payment performance, as well as any comments or problems they
have experienced. The prior landlord gives us an overview of the tenant
including, but not limited to, how the applicant left their former home.
The employer verifies their wage, length of employment, and often offers
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FAQs (continued)
additional insights. Before we rent to anyone, we feel weve gotten to know
them pretty well.
7. Can I exclude smokers, pets, or children? Z Team Property Management generally prohibits smoking in the interest of protecting your investment.
Tenants with pets are a large majority of the market for rental homes. Pet
owners are not a protected class, but allowing pets increases the number of
potential renters. We charge tenants with pets $25 per pet per month. This
is a fee not a deposit so the fee is non-refundable to the tenant. If you
feel very strongly about not allowing pets, we will agree not to show your
property to anyone with pets.
Children are under the protected class of familial status. It is not possible
or legal to discriminate against anyone with children.
8. If a tenant fails to pay rent, how long does it take to get them
out? This is not an issue we deal with frequently. By offering a good product and a thorough screening, we find that we are seldom in this situation.
But, when we are faced with a delinquent and uncooperative tenant, we are
just as effective in the eviction process. Start to finish, a tenant who does not
pay their rent is typically removed within 45 days from when their rent was
due.
9. What if a tenant skips or leaves before the lease expires? Tenants are responsible for rent through the expiration of the lease. If a tenant
skips, we will secure the property by changing the locks, make any repairs
to bring the property back to rentable standards and will begin to try to
re-rent the property. We will also attempt to locate the tenant and collect
outstanding rents, damages, and any other costs. If a tenant breaks their
lease, they remain liable for the rents through the day that your home is
rented again or through the end of the lease, whichever occurs first. (We
cannot collect rent from two parties for the same time period.) Most tenants
do not want negative reporting on their credit and our tenant screening
procedures help ensure that we have as few incidents as possible.
10. How do you make sure the tenant is taking good care of my
home while renting? There are several ways your property manager
learns whether the tenant is taking care of the home. Above all, careful
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FAQs (continued)
tenant selection from the outset protects your property from being rented to
irresponsible people. During the lease term, we may have occasion to enter
the property for repair or maintenance reasons and will use that opportunity to have a look. If we are fortunate enough not to have any repairs or
maintenance at your property over an extended period of time, your property manager will schedule a preventative maintenance walk-through once
a year so that there are no unreported problems at the property.
11. What do you do if they are not taking care of my property as
they should or if they have unauthorized pets? Your property manager gives the tenant an opportunity to correct the situation and usually
they will. If a problem persists, we will make a decision based on that specific situation.
12. How long will my property sit vacant? Unfortunately, we cannot
predict who will walk through our door and what properties they will want
to rent, or if they will even have adequate credit. We make every effort to
lease a property as quickly as possible. Vacant properties are costly to both
of us. The time of year, the condition of the property, location and price all
factor into the time it takes to lease a property. Generally, the rental market
does go through slow periods, but most properties rent within one to two
months, some even within weeks.
13. Can I do my own repairs or use my own contractor? As a protection for you, the tenants, and our company, we require that all contractors
doing work at managed properties be licensed. To maintain good trust with
our tenants, we ask that they be able to respond and complete all work in a
timely manner.
14. Who handles emergencies? Z Team Property Management Experts will
handle all emergency and non-emergency repairs 24 hours a day. We will
keep you informed, but you will never receive a call in the middle of the
night.
15. How often are inspections performed? During the lease term, we may
have occasion to enter the property for repair or maintenance reasons and
will use that opportunity to have a look. If we are fortunate enough not to
have any repairs or maintenance at your property over an extended period
of time, your property manager will schedule a preventative maintenance
walk-thru at least once a year.
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MANAGEMENT AGREEMENT
All management fees are commission based.
That means:
No Rents = No Management Fees!
Our Management Fee is 10% of all rent / monies collected each
month. We have every incentive to find you absolutely the best
tenants who pay on time and occupy the property for a long time
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Address _____________________________________________________________________
Email _______________________________________________________________________
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THIS AGREEMENT supersedes all prior written or oral agreements and can be amended
only through a written agreement signed by both parties.
__________________________________________________
Broker / Property Manager
Z Team Property Management
____________________
Date
__________________________________________________
Owner
____________________
Date
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__________________________________________________
PHONE ________________________ CELL ________________________
WORK ________________________
FAX ________________________
EMAIL _____________________________________________________
EMERGENCY CONTACT
CONTACT NAME _________________________________________________
CONTACT NUMBER __________________________________
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PROPERTY INFORMATION
PROPERTY ADDRESS __________________________________________________
__________________________________________________
NO
WARRANTY?
RANGE
YES
NO
FRIDGE
YES
NO
DISHWASHER
YES
NO
MICROWAVE
YES
NO
WASHER
YES
NO
DRYER
YES
NO
QUANTITY _____
BLINDS
QUANTITY _____
CURTAINS
QUANTITY _____
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NO
2. What is the best way for us to gain access for showings? _______________
_________________________________________________________________
3. If property is occupied please provide a copy of lease and any contact info
for current tenant. Also, please provide any info that would be important
for us to know about the tenants/property. ____________________________
_________________________________________________________________
4. How can we get access to keys? ____________________________
5. Will you accept pets? YES
NO
10. Is yard currently being taken care of or is that something we need to set
up? ____________________________________________________________
11. How did you hear about us? ________________________________________
_________________________________________________________________
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Homework Worksheet
Professionally clean carpet
Clean fireplace
Have bushes trimmed back tight and gardens weeded
Have gutters cleaned out
3 copies of front door keys
Leave garage door openers
Leave utilities on until new tenant moves in property
List us as point of contact with your homeowners association. Give copies
of association rules & regs to our office and list us as a point of contact.
List us as point of contact with your condo association. Give copies of
association rules & regs to our office and list us as a point of contact.
Change your lawn care company to send bills to our office. (If applicable)
Add Z Team Property Management as an additional insured on your homeowners insurance.
Ask insurance company to send copy of declaration page of insurance to
our office. Email: ruta@callzteam.net
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W-9
Form
(Rev. December 2014)
Department of the Treasury
Internal Revenue Service
Print or type
See Specific Instructions on page 2.
1 Name (as shown on your income tax return). Name is required on this line; do not leave this line blank.
2 Business name/disregarded entity name, if different from above
3 Check appropriate box for federal tax classification; check only one of the following seven boxes:
C Corporation
S Corporation
Partnership
Trust/estate
Individual/sole proprietor or
single-member LLC
Limited liability company. Enter the tax classification (C=C corporation, S=S corporation, P=partnership)
Note. For a single-member LLC that is disregarded, do not check LLC; check the appropriate box in the line above for
the tax classification of the single-member owner.
Part I
Enter your TIN in the appropriate box. The TIN provided must match the name given on line 1 to avoid
backup withholding. For individuals, this is generally your social security number (SSN). However, for a
resident alien, sole proprietor, or disregarded entity, see the Part I instructions on page 3. For other
entities, it is your employer identification number (EIN). If you do not have a number, see How to get a
TIN on page 3.
Note. If the account is in more than one name, see the instructions for line 1 and the chart on page 4 for
guidelines on whose number to enter.
Part II
or
Employer identification number
Certification
Sign
Here
Signature of
U.S. person
Date
General Instructions
Form 1098 (home mortgage interest), 1098-E (student loan interest), 1098-T
(tuition)
Section references are to the Internal Revenue Code unless otherwise noted.
Purpose of Form
If you do not return Form W-9 to the requester with a TIN, you might be subject
to backup withholding. See What is backup withholding? on page 2.
3. Claim exemption from backup withholding if you are a U.S. exempt payee. If
applicable, you are also certifying that as a U.S. person, your allocable share of
any partnership income from a U.S. trade or business is not subject to the
withholding tax on foreign partners' share of effectively connected income, and
4. Certify that FATCA code(s) entered on this form (if any) indicating that you are
exempt from the FATCA reporting, is correct. See What is FATCA reporting? on
page 2 for further information.
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W9
(continued)
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W9
(continued)
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W9
(continued)
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FINANCIAL INSTITUTION
CITY
STATE
I understand that this authorization will be in effect until I notify my financial institution that I no
longer desire this service, allowing it reasonable time to act on my notification. I also understand that if corrections in the credit amount are necessary, it may involve an adjustment (credit
or debit) to my account.
THIS AUTHORIZATION IS NON-NEGOTIABLE AND NONTRANSFERABLE
_________________________________________ _____________________________________
Property Owners Name
Signature
______________________________________________________________________
Property Address
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LESSEE (Tenant):______________________________________________________________________
ADDRESS OF PREMISES:______________________________________________________________
LESSOR (Landlord):____________________________________________________________________
LESSORS ADDRESS:_________________________________________________________________
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(Form 6010)
In consideration of the mutual covenants and agreements herein stated, Lessor hereby leases to Lessee and Lessee
herby leases from Lessor for a private dwelling, the unit designated above (the Premises), for the above term.
1. RENT: Lessee shall pay Lessor, at Lessors address stated above or such other address as Lessor may designate
in writing, as rent for the Premises, the sum stated above monthly in advance, including any late charges and
amounts to be paid by Lessee under paragraph 2 hereof, from the beginning of this term until termination of this
Lease. Time of each payment is of the essence of this agreement. Monthly rent payments are due on the
____________________ day of each month.
2. LESSEES OBLIGATIONS: In addition to the monthly rental specified above, Lessee shall be responsible for
the following:
Electricity Gas/ Heating Fuel Rubbish removal
Water Service
Sewage Disposal Service
Landscape maintenance/snow removal
Homeowners Association dues currently $______________ per month
Other _____________________________________________________________________________
______________________________________________________________________________________
In the event one of the above utilities is not levied specifically on or in respect of the Premises, the Lessee shall pay
to Lessor as rent _________________ % of the utilities charged on the building of which the Premises is a part. If
Lessee fails to pay the above marked bills, the Lessor may pay them on Lessees behalf and the same if paid by the
Lessor shall be due as rent with the next payment due under the terms of this lease.
Lessee agrees that if, as a result of Lessees failure to timely pay any of the aforementioned utility charges, such
services are stopped or interrupted and damage results, Lessee shall be absolutely liable to Lessor for such damage.
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
Page 1 of 6
Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
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4. SECURITY DEPOSIT: Lessee has deposited with Lessor the Security Deposit stated above as security for the
performance of all covenants and agreements of Lessee hereunder. Lessor may at any time apply all or any portion
thereof in payment of any amounts due Lessor from Lessee. Upon termination of the Lease and full performance of
all Lessees obligations hereunder, so much of the Security Deposit as remains unapplied shall be returned to
Lessee. The Security Deposit shall not bear interest.
5. CONDITION OF PREMISES: Lessee acknowledges that Lessee has inspected the Premises and that the
Premises are in good repair, except as specified below, and that no representations as to the condition or repair
thereof have been made by the Lessor, or Lessors Designated Agent, prior to or at the execution of this Lease, that
are not herein expressed.
DEFECTS (if any) _____________________________________________________________________________
6. REPAIRS BY LESSEE: The Lessee covenants and agrees with the Lessor to take good care of and keep in
clean and healthy condition, the Premises and its fixtures, and to commit or suffer no waste therein; that Lessee will
make all repairs required to the walls, windows, glass, ceilings, paint, plastering, plumbing work, pipes, and
fixtures belonging to the Premises, whenever damage or injury to the same shall have resulted from Lessees
misuse or neglect; and Lessee agrees to pay for any and all repairs that shall be necessary to put the Premises in the
same condition as when Lessee entered therein, reasonable wear, acts of God, and loss by fire excepted; and Lessor
shall have the right to make said repairs and recover the cost of same from Lessee as rent.
7. REPAIRS BY LESSOR: In the event repairs are necessary as a result of normal wear and tear or acts of God,
Lessor shall make them within a reasonable time. Lessee shall not, without consent of the Lessor, have the right to
make repairs to the Premises and charge them against the rent due or withhold rent. In case the Premises shall be
rendered untenable by fire or other casualty, Lessor may at Lessors option terminate this lease or repair the
Premises within thirty days, and if Lessor fails to do so, this lease is terminated.
8. USE; SUBLET; ASSIGNMENT; ALTERATIONS: Lessee will not allow the Premises to be used for any
purpose that will increase the rate of insurance thereon or disturb the neighboring tenants, nor for any purpose other
than that hereinbefore specified nor to be occupied, in whole or in part, by any other person, and will not sublet the
same, or any part thereof, nor assign the lease without the Lessors prior written consent, which consent shall not be
unreasonably withheld, and will not permit the transfer, by operation of law, of the interest in the Premises
acquired through this lease, and will not permit the Premises to be used for unlawful purpose(s) or any purpose(s)
that will injure the reputation of the same or of the neighborhood; and will not permit any alteration (including but
not limited to painting, wall papering and other decorating) of or upon any part of the Premises without the prior
written consent of the Lessor, nor allow any signs or placards posted or placed thereon, except by written consent of
the Lessor; all alterations and additions to the Premises shall remain for the benefit of the Lessor unless otherwise
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
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Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
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provided in said consent. LESSEE WILL KEEP NO DOGS, CATS OR OTHER ANIMALS OR PETS IN OR
ABOUT THE PREMISES EXCEPT AS SET FORTH HEREIN NO PETS PETS ALLOWED (List
number and weight)__________________________________________________________________ (Additional
security deposit may be required). LESSEE WILL NOT PERMIT THE PREMISES TO REMAIN
UNOCCUPIED WITHOUT PROVIDING ADEQUATE CARE TO PREVENT DAMAGES OF ANY KIND TO
THE PREMISES. Lessee shall keep the Premises in a neat and sanitary condition.
9. RIGHT TO RELET, TERMINATION REMEDIES: If Lessee shall abandon or vacate Premises, the same
may be re-let by the Lessor on behalf of the Lessee for such rent and upon such terms as Lessor may see fit, and if a
sufficient sum shall not be thus realized, after paying the expenses of such re-letting and collecting of rent, to
satisfy the rent specified herein, the Lessee agrees to satisfy and pay all deficiency. If the Lessee retains possession
of the Premises after the term of this lease expires, the Lessor may either accept further rent payments by the
Lessee, in which case a month-to-month tenancy shall be created, or sue for possession; and Lessor shall be entitled
to recover from Lessee all damages sustained by him as a result of Lessees failure to vacate the Premises,
including but not limited to lost rent, court costs and attorneys fees. In the event Lessee retains possession without
Lessors consent beyond the term of this lease, it is agreed rent shall be double the rent for the preceding term.
Lessees right of possession may be terminated without terminating Lessees liability to pay rent. All remedies
herein provided shall be cumulative. No waiver of a breach or default by either party shall be deemed a continuing
waiver. Lessee or Lessor shall pay all reasonable attorneys fees and court costs incurred by the other in enforcing
the terms of this agreement as a result of a default by the other or in defending against acts or omissions of the other
as ordered by a court of competent jurisdiction.
10. DESCRIPTION OF PREMISES: Premises includes the residential unit described above together with the
garage, out buildings, and common elements, if any.
11. ACCESS: Lessor shall have free access to the Premises at all reasonable hours, and at all times in cases of
emergency, for the purposes of examining or exhibiting the same for sale or rent or for making any repairs to the
Premises which the Lessor may deem fit to make. Lessor shall have the right to place upon the Premises, at all
times, For Sale/Rent signs and Lessee will not interfere with same. Lessor shall have the right to install any
necessary key box and Lessee hereby authorizes same. Lessor shall be provided with and may retain and use copies
of all keys necessary for access to the Premises. Lessee acknowledges that Lessor has advised Lessee of the need
for safeguarding and insuring Lessees personal property and valuables located upon the Premises.
12. COMPLIANCE: Lessee will in every respect comply with applicable local ordinances with the rules and
orders of the health officers thereof, with the orders and requirements of the police department, with the
requirements of any underwriters association so as not to increase the rates of insurance upon the building and
contents thereof, with the rules and orders of the fire department with respect to any matters coming within their
jurisdiction, with the rules and bylaws of any applicable homeowners association and with any Lessors rules
attached hereto.
13. LIMITATION OF LIABILITY: Lessor shall not be liable for damage or injury to the Lessee, Lessees
invitees, or licensees, or the Lessees personal property on the Premises, or in storage areas, or parking areas,
provided by the Lessor, occasioned by leaking plumbing, gas or water pipes, or water, snow or ice, nor for any
damage arising from acts or neglect of any owners or occupants of adjacent property. Lessor is not an insurer of
Lessees person or possessions. Lessee agrees that all of Lessees person and property in the Premises shall be at
risk of Lessee only and that Lessee will carry such insurance as Lessee deems necessary.
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
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Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
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14. RENT AFTER NOTICE OR SUIT: After the service of notice, or the commencement of a suit or after final
judgement for possession of the Premises, the Lessor may receive and collect any rent due, and the payment of said
rent shall not waive or affect said notice, said suit or said judgement.
15. PLURALS; SUCCESSORS: The words Lessor and Lessee wherever used herein shall be construed to
mean Lessors and Lessees. In cases where more than one person constitutes either party to this lease, all such
persons shall be jointly and severally liable. All the covenants and agreements herein contained shall be binding
upon and inure to the benefit of their respective successors, heirs, executors, administrators and assigns. The rights,
powers and duties under this Lease may be exercised by Lessors or Lessees attorney or agent.
16. SEVERABILITY: If any clause, phrase, provision or portion of this lease or the application thereof to any
person or circumstance shall be invalid, or unenforceable under the applicable law, such event shall not affect,
impair or render invalid or unenforceable, the remainder of this lease nor any other clause, phrase, provision or
portion hereof, nor shall it affect the application of any clause, phrase, provision or portion hereof to other persons
or circumstances.
17. SUBORDINATION: This lease is subordinate to any mortgages and other security devices now or hereafter
placed against the Premises.
18. LEAD-BASED PAINT DISCLOSURE:
If applicable, prior to signing this Lease, Lessee [check one] has has not received the EPA Pamphlet,
Protect Your Family From Lead in Your Home and [check one] has has not received a Lead-Based Paint
Disclosure.
19. CONFIRMATION OF DUAL AGENCY: The Parties confirm that they have previously consented to
_____________________________________________________ (Licensee) acting as a Dual Agent in providing
brokerage services on their behalf and specifically consent to Licensee acting as a Dual Agent with regard to the
transaction referred to in this Lease.
20. ATTORNEY REVIEW: The parties agree that their respective attorneys may approve or make modifications
to this Lease, other than stated rental price, within five (5) business days after the date of the Lease. If within ten
(10) Business Days after the Date of Acceptance, written agreement cannot be reached by the Parties with respect
to resolution of proposed modifications, then either Party may terminate this Lease by serving written notice to the
other Party, whereupon this Lease shall be null and void and security deposit shall be refunded to Lessee by Lessor.
IF WRITTEN NOTICE IS NOT SERVED WITHIN THE TIME SPECIFIED, THIS PROVISION SHALL BE
DEEMED WAIVED BY THE PARTIES, AND THIS LEASE SHALL REMAIN IN FULL FORCE AND
EFFECT.
21. NOTICE: All notices required shall be in writing and shall be served by one party to the other party. Notice to
any one of the multiple-person party shall be sufficient notice to all. Notice shall be given in the following manner:
1. By personal delivery of such notice; or
2. By mailing of such notice to the addresses recited herein by regular mail and by certified mail, return
receipt requested. Except as otherwise provided herein, notice served by certified mail shall be
effective on the date of mailing; or
3. By sending facsimile transmission. Notice shall be effective as of date and time of facsimile
transmission, provided that the notice transmitted shall be sent on business days during business hours
(9:00 a.m. to 5:00 p.m. Central time). In the event fax notice is transmitted during nonbusiness hours,
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
Page 4 of 6
Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
Page 28
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the effective date and time of notice is 9:00 a.m. Central time of the first business day after
transmission.
4. By sending email transmission. Notice shall be effective as of date and time of email
transmission, provided that the Notice transmitted shall be sent on Business Days during Business
Hours. In the event email Notice is transmitted during non-business hours, the effective date and
time of Notice is the first hour of the next Business Day after transmission.
5. By commercial overnight delivery (e.g., FedEx). Such Notice shall be effective on the next Business
Day following deposit with the overnight delivery company.
22. MUTUAL WAIVER OF SUBROGATION RIGHTS: Whenever any loss, cost, damage or expense resulting
from fire, explosion or any other casualty or occurrence is incurred by either of the parties to this Lease in
connection with the Premises, and such party is covered in whole or in part by insurance with respect to such loss,
cost, damage or expense, then the party so insured hereby releases the other party from any liability it may have on
account thereof, provided that such release of liability and waiver of the right of subrogation shall not be operative
in any case where the effect thereof is to invalidate such insurance coverage or increase the cost thereof.
23. ENTIRE AGREEMENT: This document and the documents incorporated herein are the entire agreement of
the parties and no representations of either party are binding unless contained herein.
THIS FOLLOWING OPTIONAL PARAGRAPH APPLIES ONLY IF INITIALED BY ALL PARTIES.
___ ___ ___ ___ 24. AGREEMENT FOR PROPOSED FUTURE PURCHASE BY LESSEE: On or before the
Commencement Date of this Lease, the Lessor and Lessee shall enter into a mutually acceptable agreement for the
Lessees proposed future purchase of the Premises. In the event such agreement has not been executed this Lease
shall be null and void.
THIS LEASE HAS BEEN APPROVED BY THE MAINSTREET ORGANIZATION OF REALTORS AND THE DUPAGE
COUNTY BAR ASSOCIATION. THE PARTIES ARE CAUTIONED THAT THIS IS A LEGALLY BINDING
AGREEMENT. IF THE TERMS ARE NOT UNDERSTOOD, PLEASE SEEK LEGAL COUNSEL BEFORE SIGNING IT.
DATE______________________________________
DATE__________________________________________
___________________________________________
LESSEE (Tenant)
_______________________________________________
LESSOR (Landlord)
___________________________________________
LESSEE (Tenant)
_______________________________________________
LESSOR (Landlord)
GUARANTEE
For value received, the undersigned hereby guarantees the payment of the rent and the performance of the
covenants by the Lessee in the within Lease covenanted and agreed, in manner and form as in said Lease provided.
DATE____________________________________
_______________________________________________
GUARANTOR
_______________________________________________
GUARANTOR
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
Page 5 of 6
Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
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____________________________________________ _______________________________________________
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___________________________________ ____________________________________
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____________________________________________ _______________________________________________
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Phone
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____________________________________________
______________________________________________
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____________________________________________ _______________________________________________
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Lessees Attorney
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____________________________________________ _______________________________________________
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Phone
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____________________________________________ _______________________________________________
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MLS #
MLS #
Fax
Phone
Lessors Attorney
Fax
Phone
Phone
MLS #
MLS #
Fax
Fax
Phone
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
Page 6 of 6
Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
Page 30
Condition of
Rental
Property
Checklist
Instructions: Tenant(s) complete(s) this checklist within three days of moving in and
tenant(s) and landlord or manager review property and completed checklist together and
mutually agree on the condition of the property upon move-in by signing this form. Each
party keeps a copy of signed checklist. Tenant(s) and landlord or manager uses the
move-in checklist during the pre-move out inspection and again when determining if any
of the tenants deposit will be retained for cleaning or repairs after move-out.
BE SPECIFIC and DETAILED when filling out the checklist.
Tenant Name (Print)
Tenant Name (Print)
Property Address
ITEM
CONDITION
ON ARRIVAL
CONDITION
ON DEPARTURE
LIVING ROOM
Floor & Floor Covering
Walls & Ceiling
Door(s)
Door Lock(s) & Hardware
Lighting Fixture(s)
Window(s) & Screen(s)
Window Covering(s)
Smoke Alarm
Carbon Monoxide Alarm
Fireplace
KItcheN
Floor & Floor Coverings
Walls & Ceiling
Door(s)
Door Lock(s) and Hardware
Window(s) & Screen(s)
Window Covering(s)
Light Fixture(s)
Cabinets
Counters
Stove/Oven/Range Hood
Refrigerator
Dishwasher
Sink(s) & Plumbing
Garbage Disposal
Fire Extinguisher
Other
Page 1
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CONDITION
ON ARRIVAL
CONDITION
ON DEPARTURE
DINING ROOM
Floor & Floor Covering(s)
Walls & Celing
Light Fixture(s)
Window(s) & Screen(s)
Window Covering(s)
Other
BathROOM #1
Floors & Floor Covering(s)
Walls & Ceilings
Counters & Surfaces
Window(s) & Screen(s)
Window Covering(s)
Sink & Plumbing
Bathtub/Shower
Toilet
Light Fixture(s)
Door(s)
Door Lock(s) & Hardware(s)
Other
BathROOM #2
Floor & Floor Covering(s)
Walls & Ceiling
Counters & Surfaces
Window(s) & Screen(s)
Window Covering(s)
Sink & Plumbing
Bathtub/Shower
Toilet
Light Fixture(s)
Door(s)
Door Lock(s) & Hardware(s)
Other
Page 2
Page 32
CONDITION
ON ARRIVAL
CONDITION
ON DEPARTURE
BeDROOM #1
Floor & Floor Covering(s)
Walls & Ceiling
Window(s) & Screen(s)
Window Covering(s)
Closet(s), including Doors & Tracks
Lighting Fixture(s)
Smoke Alarm
Carbon Monoxide Alarm
Door(s)
Door Lock(s) & Hardware
BeDROOM #2
Floor & Floor Covering(s)
Walls & Ceiling
Window(s) & Screen(s)
Window Covering(s)
Closet, including Doors & Tracks
Lighting Fixtures
Smoke Alarm
Carbon Monoxide Alarm
Door(s)
Door Lock(s) & Hardware
BeDROOM #3
Floor & Floor Covering(s)
Walls & Ceiling
Window(s) & Screen(s)
Window Covering(s)
Closet, including Doors & Tracks
Lighting Fixtures
Smoke Alarm
Carbon Monoxide Alarm
Door(s)
Door Lock(s) & Hardware
haLL
Smoke Alarm
Carbon Monoxide Alarm
Page 3
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cONDItION
ON DePaRtURe
cONDItION
ON aRRIVaL
OtheR
Heating System
Air Conditioning
Stair(s)
Hallway(s)
Lawn(s) & Garden(s)
Patio, Terrace, Deck, etc
Parking Area(s)
Other
Other
Other
Other
# of Keys Received:
Tenants acknowledge that all smoke alarms, carbon monoxide alarms, and fire extinguishers were tested in
their presence and found to be in working order, and that the testing procedure was explained to them.
Tenants agree to test all detectors at least once a month and to report any problems to Landlord/Manager in
writing.
Comments: ______________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
Owner/agent Signature
Owner/agent Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
Page 4
Revised 2/14
Page 34
PET AGREEMENT
1. Pet Information
2. Permission
Owner grants permission to Tenant to keep the Pet, and no others, on the Premises, subject
to the terms and conditions of the Lease and this Addendum. Owner may revoke permission at any time if Tenant fails to comply with any of the terms of the Addendum or Lease.
Tenant has deposited the Pet Deposit for the faithful performance of all terms and conditions of the Lease and this Addendum, including, but no limited to, the return of the Premises in good and clean condition, free of pet damage and flee and other pest infestation,
at the completion of the Term, the Pet Deposit shall be added to the Security Deposit and
be subject to all of the other terms and conditions regarding the Security Deposit. Tenant
has paid the Per Fee as a non-refundable fee to induce Owner to grant permission for the
Pet. Tenant understands that Per Fee is non refunded, even if the Pet subsequently removed
from the Premises or if there is no damage to the Premises at the end of the Term.
4. Pet Rent
In addition to the Rent, Tenant shall pay Pet Rent for each month, or part of the month, that
the Pet is on the Premises. The Pet shall be considered to be on the Premises until the Pet
is removed, Tenant has Owner and Agent written notice that the Pet has been removed,
Owner has confirmed by the inspection of the Premises, all pests have been exterminated.
The Pet rent shall be payable in the same manner as Rent.
5. Pet Control
Tenant shall keep the Pet in accordance with all applicable laws and ordinances, including
licensing the Pet, keeping current all applicable shots, and leashing the Pet when outdoors.
Tenant shall promptly remove and properly dispose of all pet waste, and shall not curb
the Pet on the shrubbery, flowers and small trees. Tenant shall not permit the Pet to bark,
howl, or otherwise emit noises in such level, frequency, or time as to disturb others. Tenant
shall not keep the Pet on the Premises if the Pet is or becomes vicious or threatening, bites
or attacks any person or other pet, or otherwise is or becomes a nuisance. Tenant shall not
leave the pet on the Premises unattended for any period in excess of 10 hours. Tenant shall
provide proper care, food, and shelter for the Pet and not abuse the Pet in any way. No
breeding of the Pet shall be permitted on the Premises.
6. Condition of Premises
Tenant shall be responsible for all damage caused by the Pet to the Premises, including all
repairs and replacements considered appropriate by Owner or Agent. Upon termination
of the Lease or removal of the Pet from the Premises, whichever occurs first, Tenant shall
have the Premises professionally exterminated and the carpets professionally cleaned and
deodorized at Tenants cost through companied approved by Agent.
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Tenant shall provide Agent with copies of paid receipts for the extermination and cleaning.
Tenant shall remain liable for dormant infestation and latent pet odor (including extermination costs and carpet replacement/floor refinishing, if necessary) for 30 days after
the Pet is removed from the Premises and the required extermination and cleaning are
complete. Even if prior to that time Security Deposit and Pet Deposit have been returned to
Tenant.
In addition to Owners rights under the Lease, if the Owner receives any complaint regarding the Pet or otherwise has reason to believe that a violation regarding the Pet has
occurred, Owner and/or Agent may enter the Premises to investigate the possible violation.
Owner and Agent will only enter the Premises under this provision on reasonable notice
and at reasonable time unless the circumstances require otherwise, such as in the event of
an emergency, tenants absence from the Premises, or Tenants attempted evasion of the
requirements of the Lease or this Addendum.
8. Removal of Pet
In an emergency, or if the Pet becomes vicious, appears severely ill, or otherwise behaves
in manner that Owner or Agent believes poses an immediate threat to the health and safety of the Pet or others, Owner and Agent may enter the Premises and remove, or cause to
be removed, the Pet and take any other action which Owner or Agent considers appropriate, including placing the Pet in the shelter or other similar facility. In such an event, Tenant
shall be responsible for all the costs incurred. Owner shall only act under this paragraph if
Tenant has failed to take corrective action within a reasonable time after being requested
to do so or if the Tenant is not available.
9. Interpretation
This Addendum supplements the terms and conditions of the Lease. If any provision of this
Addendum conflicts with any provision of the Lease, this Addendum shall control. All rights
and remedies of Landlord are cumulative. Any default under this Addendum shall constitute a default under the Lease.
$25 per month per pet is charged as Pet Rent. This is not refundable and cannot be
charged until current lease is up. This is a fee that is not negotiable and it is for a full year
whether pet remains at property for that year or not.
This is a legally binding contract. If any of these terms are unclear to you, seek competent
advice before signing.
_____________________________________ ______________________________________
Owner Tenant
_____________________________________ ______________________________________
Date Tenant
Page 36
A Lessee has provided written notice to Lessor that a radon test has indicated that a radon hazard* may
exist in the dwelling unit that has not been remediated by an IEMA licensed contractor.
(b)
Lessor has conducted a radon test in the dwelling unit and the test results indicate the existence of a
radon hazard* in the dwelling unit that has not been remediated by an IEMA licensed contractor.
_____________________________________
LESSORS Signature
______________________
Date
_____________________________________
LESSEES Signature
______________________
Date
_____________________________________
LESSEES Signature
______________________
Date
*Radon hazard means radon concentrations at or above EPA or IEMA recommended Radon Action Level, or 4.0
picocuries of radon per liter of air (pCi/L) (www.epa.gov/radon/pubs/mitstds.html).
*NOTE: This disclosure should be provided to a new residential Lessee of a dwelling unit
any time the Lessor becomes aware of a possible radon hazard* in the dwelling unit and
that has not been remediated by a radon contractor licensed by the Illinois Emergency
Management Agency (IEMA). This disclosure should also be provided to an existing
residential Lessee if the Lessor conducts a test of the dwelling unit which indicates a
radon hazard* that has not been remediated by a radon contractor licensed by IEMA.
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1/1
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if
not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the
dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention.
County of
, Illinois.
__________(b)
Lessee
Lessor
Lessee
Date
Date
Date
Date
Page 38
MONTHLY STATEMENT
This monthly statement is sent to the Owner with invoice, if any, usually by
the 11th day of the Month
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