2019-2020 BYU STUDENT-LANDLORD RENTAL AGREEMENT and PROPERTY ADDENDUM

This contract is entered into on this date: 08/06/2019

LEASE START DATE: 08/21/2019 MONTHLY RENT: 319.00

LEASE END DATE: 08/15/2020 UNIT TYPE: Upgraded Furniture Floors - 3Bed/2Bath

Additional amounts due upon application: Additional amounts due monthly on the 1st:
$ 150.00 Security Deposit $ 40.00 Flat Rate Utility Fee
$ 100.00 Non-refundable Fee See paragraph 29 for gas & electricity caps.
Half of the Nonrefundable Fee will be refunded with Security Deposit if lease is not $ 15.00 Parking Permit Fee
countersigned. Only if permit is requested and issued.

Concession: Concession:

Student's Name: James B Alldredge Phone: (801) 960-7532

Permanent Home Address: 4245 Brockshire Circle, South Jordan, UT 84009 Educational Institution: UVU

E-mail Address: James.alldredge.95@gmail.com # of Credit Hours Attending: 6

Birthdate: 02/17/1995 Student’s I.D. Number: 10895198

Landlord's Name: Raintree Commons Landlord’s Phone: (801) 377-1511

Landlord's Local Agent: Raintree Commons Landlord’s E-mail Address: leasing@raintreeapt.com

Local Agent's Mailing Address: 1849 N Freedom Blvd., Provo, UT 84604 Agent’s Phone: 801-377-1511

Landlord's Second Contact: SGFusion Living, LLC Contact's Phone: 801-342-4800

Second Contact's Mailing Address: 1425 N. University Avenue, Provo, UT 84604

CERTIFICATION OF STUDENT STATUS: I hereby certify that I am a "student" and am eligible to rent and reside in BYU Contracted Off-Campus Housing,
(“Contracted Housing”), that is, I am a full or part-time (attending a minimum of 6 credit hours) student of BYU (Provo Campus), enrolled in daytime classes; or, I
have applied to BYU or a qualifying institution and been accepted for enrollment; or, I am a student of an educational institution which provides jointly administered
Title IX sex segregated housing through common off-campus landlords (BYU ELC, Utah Valley University, Stevens Henager College, Provo College, Paul Mitchell
The School, Acaydia School of Aesthetics, Aveda Institutes Provo, Nomen-Global Language Centers, American Institute of Medical and Dental Technology,
Renaissance Academe De Hair Design, Selnate International School); or, I am enrolled in an LDS institute program for credit, will provide proof of registration and
attendance, and am currently attending a minimum of 6 credit hours at a facility of higher education, and I have elected to live in such housing under the terms and
conditions found herein and will provide proof of attending BYU or a qualifying institution upon request. I further certify that I have never been evicted nor had my
tenancy terminated from BYU Contracted Housing for violating the Residential Living Standards nor have I been dismissed, suspended, nor have I withdrawn (in lieu
of being suspended or dismissed) from BYU for non-academic reasons. I also understand if I am banned from BYU, I am not eligible to live in BYU
Contracted Housing. I agree to live in Contracted Housing under the principles of the Residential Living Standards, and the gender separation policy and remain
eligible as a student as defined in this paragraph. I recognize and understand that my Certification of Student Status is material to and relied upon by the landlord in
entering into this rental agreement and any misrepresentation found herein or change in Student Status is reason for immediate termination of tenancy and such other
legal and equitable remedies as the landlord may pursue. As a BYU student, I understand and agree that the landlord is required by BYU to verify each semester/term
through myBYU that I am a resident, with a current contract and will provide BYU my residential address. *(See paragraph #10)
Student Initials: (sign)
RESIDENTIAL LIVING STANDARDS: I agree to comply with, and acknowledge the landlord’s and my responsibility to maintain the Residential Living
Standards as listed below (collectively referred to as “Residential Living Standards”) and to help other students maintain the same. My violation of these standards
shall be sufficient cause for eviction.
Guests of the Opposite Sex: Visitors of the opposite sex are permitted in living rooms and kitchens, but not in bedrooms, or private hallways. The use of bathroom
areas by members of the opposite sex is not appropriate unless emergency or civility dictate otherwise and then only if the safety, privacy, and sensitivity of other
residents are not jeopardized. Visiting hours may begin after 9:00 a.m. and extend until 12:00 midnight. Friday night visiting hours may extend until 1:30 a.m.
Landlords may establish a shorter visiting period if written notice is given to students.
Conduct: All students and residents shall be required to conduct themselves in a manner consistent with the BYU Honor Code including abstaining from
possessing, serving, or consuming alcoholic beverages, tobacco, tea, coffee, or harmful drugs both on and off the premises of Contracted Housing. Involvement
with gambling, pornographic, erotic, indecent, or offensive material, obscene or indecent conduct or expressions, disorderly or disruptive conduct, or any other
conduct or action inconsistent with the BYU Honor Code, in the sole discretion and judgment of the university, is not permitted on or off the premises of Contracted
Housing. All guests must comply with the Residential Living Standards while on the premises of Contracted Housing. Students are expected to help their guests
and other residents understand and fulfill their responsibility under the Residential Living Standards and the BYU Honor Code.
Dress and Grooming Standards: All students of Contracted Housing are required to know the BYU dress and grooming standards and abide by them. (The
standards expressed above apply to students at all times whether on or off campus.) Student Initials: (sign)

UNIVERSITY CONVICTED SEX OFFENDER POLICY: The university has determined that convicted sex offenders, whether required to register or not,
pose a significant, clear and present danger to residents living in Contracted Housing, and are not permitted to live in Contracted Housing. I hereby certify that I am
NOT a convicted sex offender and am eligible to rent and reside in Contracted Housing.

PARKING PERMIT: I understand that parking is not guaranteed and I may not receive a permit as requested. Parking Permits are assigned on a priority basis,
based upon the time that a parking permit is requested or the Rental Agreement is accepted by the Landord (whichever is later). Please be aware that if the student is
purchasing the contract of a current student, his or her parking permit DOES NOT TRANSFER.

1. RENTAL AND PARKING ACCOMMODATIONS: The landlord will provide the following rental accommodations, commonly known as Raintree Commons
located at 1849 N Freedom Blvd in UT which the landlord warrants has received a BYU contract or will receive a final contract with BYU by the occupancy date in
paragraph 2 below and will remain contracted by the Off-Campus Housing Office at Brigham Young University for the term of this contract. Apartment number or
brief description of facility rented: Apartment assignments are not made upon application and landlord reserves the right to move or place the student in any opening
available prior to their move in. Student may request a specific apartment either in the office or online. Landlord will try to accommodate student’s request according to
current placing priorities. Landlord cannot guarantee a specific apartment or the “perfect” roommates, even if student is currently living at the property. Bedroom
rented: Bedrooms are chosen by student at move-in on a first come, first served basis. Bedrooms are not identical in size, shape, or orientation. Landlord has a total of
661 off-street parking spaces for cars and 45 spaces for motorcycles available and has contracted with BYU for a maximum of 6 tenants in this unit.
2. TERM OF CONTRACT: Occupancy shall begin on 08/21/2019 at 11:00 am (“Commencement of Tenancy”), and shall terminate on 08/15/2020 at noon. Rental
rate: Total rent for this period will be $4,250.08 payable in monthly payments of $319.00 due in advance on the 1 day of each month, OR in payments according to
the following schedule: The first and last month’s rent will be prorated.

3. LATE FEES: The rent is to be paid online at https://raintreecommons.prospectportal.com. If the student fails to pay rent in full no less than 5 days
after it is due, student shall pay to landlord a late fee of $20.00, plus $5.00for each additional day that the rent continues to be unpaid. Late fees shall not
be exorbitant and must bear a reasonable relationship to actual damages suffered.
4. UTILITIES: Utility service provided by landlord: Water, Sewer, and Garbage All other utilities are the responsibility of the student. (*See property
addendum for details) This may require a student to place utilities in his/her name. A utility contract between roommates can be filled out and printed
from the Off-Campus Housing website at the following url: och.byu.edu/PDF/UtilityContractFillable.pdf
5. SECURITY DEPOSIT: The student will pay a security deposit to the landlord upon application. The amount of the deposit shall be $150, which shall
not exceed two months' rent.
6. CONDITION OF PREMISES:
A. The student accepts the premises and any improvements as being in good order and repair, reasonable cleanliness included, unless otherwise indicated in
writing, a copy of which must be submitted to the landlord within 48 hours of commencement of occupancy. The student shall return possession of the premises
to the landlord in the same condition as received, reasonable cleanliness included, reasonable wear and tear and damages by the elements excepted.
B. IF RENTING SIGHT UNSEEN, i.e. student has not had the opportunity to inspect the unit covered by this lease, then landlord warrants that the unit to
be occupied by tenant will be in good, habitable condition and will conform to any *model unit shown to tenant in all material respects except as agreed. If the
unit is not in good condition or does not conform to the model unit in some material respect, except as agreed to, student may give written notice to landlord that
unless the deficiency is corrected within a specified reasonable time, the rental agreement will be void. If the landlord fails to correct the deficiency within
the specified reasonable time, student has no further obligations under the rental agreement and the landlord must return all monies previously paid to him by
student regardless of how denominated. *(Model units are for show purposes. Assigned apartment units may have different flooring, paint color, furnishings
and/or décor, but must contain appliances and furnishings in keeping with what was shown)

7. TERMS AND CONDITIONS OF AGREEMENT: Students and landlords agree to abide by applicable City, County, State, and Federal laws governing the
rental relationship, this Agreement, and the rental property. No modifications of this Agreement may be made by strike-out or other writing except as provided
herein. In addition to the terms and conditions of this Agreement, the landlord may establish, in writing, addenda and house rules covering, for example,
check-in/check-out procedures, etc. Any additions to this Agreement, including the addenda, house rules, or procedures established by the landlord must be attached
to this Agreement at the time of its signing and if the additions are in conflict with or supersede any part of this Agreement, they are invalid and unenforceable.
In addition, written addenda and house rules that are unlawful, oppressive, unreasonable, or inequitable shall not be enforced in mediation, arbitration or by any
court.
A. FEES, COPIES, AND RECEIPTS: All fees and nonrefundable portions of the deposit must have a clearly defined purpose and the amount stated in
writing at the time of agreement and shall not be exorbitant but must bear a reasonable relationship to actual damages suffered or costs incurred. The landlord
 shall provide the tenant with copies of all rental agreements, addenda, house rules, and bills at the time of agreement/billing, and provide notice for any bills
(including, but not limited to, late fees) at the time they are incurred, and shall provide a receipt for any money paid in cash at the time of payment.
B. KEYS: An entry key must be provided for each resident at the time occupancy begins. Each key will have a code number stamped on the key along with “do
not copy”. If a key is lost or stolen, the lock must be re-keyed. A charge will be assessed to tenant(s) for all lost keys, keys not returned, or re-keying.

8. RESIDENTIAL LIVING STANDARDS: The landlord agrees to exercise reasonable effort to maintain and enforce the Residential Living Standards as
defined above by pursuing any legal or equitable remedy. Landlord's failure to take reasonable steps to maintain and enforce these standards after actual or written
notice of any violation which affects the tenancy of the student from any source will constitute a material breach of this agreement and grounds for student to end the
tenancy, either party may submit the controversy by serving written notice to the BYU Off-Campus Housing Office. If the dispute continues unresolved, the Off-
Campus Housing Office will submit the matter to the BYU Center for Conflict Resolution (hereinafter “CCR”). Violation of the Residential Living Standards
by the student shall be a material breach of this agreement and grounds for termination and eviction.

9. DISPUTE SETTLEMENT: When an owner and a BYU student fail to settle any controversy with respect to the rental facilities or to their Rental Agreement(s)
after making a good faith effort on their own, all such controversies shall be submitted to the BYU Center for Conflict Resolution (hereinafter “CCR”) for binding
mediation/arbitration. Both parties agree to make a good faith effort to settle such controversy through mediation and to be governed by the Mediation Rules of the
CCR unless the CCR declines to mediate the controversy. If mediation fails to resolve the problem, either party may request arbitration by the CCR. If either party
requests arbitration, both parties agree to submit to the jurisdiction of the CCR and be bound by its decision as rendered in accordance with its rules and regulations.
The parties agree that the CCR arbitrators have sole and exclusive right to determine all questions of law and fact and may grant any remedy or relief that the
arbitrators deem just and equitable, including specific performance. Any BYU student who fails to comply with an arbitrator’s decision will have a hold placed on his
or her university records and a stop and discontinuance on registration. Landlords who fail to comply with such decision(s) will be in material breach of their BYU
contract for their facilities, which then will be terminated. If civil court action is pursued to enforce the terms of this Agreement, mediation agreement, or the
arbitration award, the non-prevailing party agrees to pay all costs in connection therewith, including a reasonable attorney's fee. Other non-BYU students may have
alternative dispute procedures provided by their own institutions. Any landlord or facility that does not comply with any decision or mediation will not be eligible for a
contract to provide Contracted Housing. Eviction: If a BYU student requests mediation after an eviction notice has been served, the CCR must schedule mediation
within 72 hours or three business days.

10. STUDENT OBLIGATIONS: The student agrees to use the property as his or her personal residence. The student shall maintain the interior of the property in a
reasonably clean and safe condition, use reasonable care in consumption of utilities and services furnished by the landlord, and avoid unreasonable noise or other
disruption of the privacy and peaceful enjoyment of the premises by the landlord and other students. The student shall be responsible for any damage to the property
beyond reasonable wear and tear by the student, members of the student's family, or persons invited on the property by the student. The student shall not make, or
cause to be made, any alterations to the property or its contents without first obtaining the written consent of the landlord. The student agrees to notify the landlord in
writing about any needed repairs or violations of the Honor Code or Residential Living Standards involving other students or residents. *The BYU student agrees to
update their residential address on myBYU each semester/term, failure to do so will result in non-compliance fees of up to $175 and housing holds affecting their
ability to register.

11. REPAIRS AND MAINTENANCE: The landlord agrees to maintain, at landlord’s expense, both the interior and exterior of the property and any provided
furnishings or appliances in a safe, reasonably clean, and operable condition and comply with all applicable State, County, City laws and the most recent edition of the
BYU Minimum Specifications for Contracted Off-Campus Housing. The landlord shall respond promptly to any emergency, urgent problem, or critical repair on the
property and work with due diligence to promptly complete the repairs or correct the problem. Specified critical repairs and the reasonable time to commence
action for each are defined in the BYU Off-Campus Housing Handbook, Section17.05. The BYU Off-Campus Housing Handbook is incorporated herein by
reference. When there are non-critical problems on the property or a complaint about a failure of the facilities to comply with the BYU Minimum Specifications or
any other applicable laws, the landlord shall respond in a reasonable time period and work with due diligence to correct the problem.

12. LIABILITY OF LANDLORD: The landlord shall not be liable for any damages or losses to person or property caused by the student, other persons, the
elements, fire, theft, or other catastrophes unless the same is due to the negligence of the landlord. The student is strongly advised to secure insurance to
protect his or her property from such occurrences.

13. DELAYED POSSESSION: If the landlord is unable to deliver possession of the premises at the commencement date of this Agreement, the student shall not
be liable for any rent and may elect to terminate this Agreement at any time until possession is delivered. The landlord shall be liable for any damage caused thereby
through the third day from the commencement hereof, if possession is not delivered, or until the day the student terminates, whichever is earlier. This provision
survives termination until damages are collected.

14. TERMINATION OF UNIVERSITY CONTRACT: Upon five days written notice to the landlord or its agent, students may terminate this Agreement at
any time the dwelling unit does not have a contract to provide BYU Contracted Housing or is over-occupied. The landlord agrees to remit within 5 days the balance of
any prepaid rental and/or deposit monies to any student electing to terminate his or her Agreement in accordance with this paragraph. The landlord may retain only a
pro rata portion of nonrefundable fees.

15. FIREARMS, WEAPONS, FIREWORKS, AND EXPLOSIVES: Unless prior written consent is received from the landlord and all other students in the
dwelling, neither the student nor the landlord or its agent, if residing in the same dwelling as the student, may store, keep, or maintain on the premises any firearms,
weapons, fireworks, or explosives, including knives (except reasonable cutlery), or other items which, in their intended use, are capable of inflicting serious personal
injury.

16. ANIMALS: No pet(s) shall be kept on the premises without the prior written consent of the landlord.

17. GUESTS: The student may not have overnight guests without notice to and written consent of the landlord and of all other students in the dwelling. If consent is
given, a single student shall have only overnight guests of the same gender as designated for the dwelling. The landlord may charge the student having overnight
guests a fee in the amount of a pro rata portion of the rent unless a fee is agreed to elsewhere in this contract. All guests must comply with the BYU Honor Code and
Residential Living Standards when on the premises.
18. PEACEFUL POSSESSION AND EXERCISE OF RIGHTS:
A. The landlord shall ensure the quiet enjoyment and peaceful possession of the dwelling for the student and shall not unjustly evict the student. Neither party
shall harass or retaliate against the other or against other students for the exercise of his or her rights under this Agreement and Utah law.
B. All students living in rooms where computers, web cameras, and/or other image recording/transmitting devices exist should discuss with their roommates
appropriate parameters for such equipment’s use to provide appropriate privacy and comfort for all residents. If roommates are unable to agree on parameters,
the Center for Conflict Resolution will attempt to mediate the concern.

19. RIGHT OF PRIVACY AND INSPECTION: Except in case of an emergency which threatens life or property, the landlord may not enter the property without
consent of at least one of the residents or after at least 12 hours written notice. Such 12 hours written notice may be given to any legal-aged person in the rental unit
or by posting a notice in a conspicuous place stating such intent to enter. The landlord may enter the property after 12 hours written notice only during reasonable
hours and after knocking and only for the purpose of inspecting the premises, making necessary repairs or improvements, supplying necessary services, or showing
the unit. Whenever the student requests the landlord to make repairs or provide agreed upon services, consent is deemed to have been given to the landlord to enter
without a 12 hours notice but only to make the requested repairs and only after knocking and at reasonable hours. However, if the student gives any reasonable
verbal or written objection to the landlord before entry, even when repairs have been requested, the landlord may not enter the property at that time. If the student's
objection is not reasonable and the student refuses to allow the landlord lawful access, the landlord may terminate this contract and/or charge the student for
damages, if any. The landlord and landlord's agents are responsible for losses of, or damage to, personal property of students due to negligence of landlord or
landlord's agents who enter without student consent, or in violation of this paragraph.

20. TRANSFER OF STUDENTS: Unless circumstances warrant an immediate transfer, upon 7 days written notice to the student, the landlord may transfer the
student to an equally suitable apartment or room other than originally assigned for the purposes of consolidating students or other justifiable reasons. In all cases
where the landlord transfers students for landlord’s own purposes, the landlord agrees to pay telephone transfer fees and nonrefundable utility hookup fees, if any,
plus $40 per person to cover other costs of moving. Such amounts shall be offered, at the student's option, either as an immediate payment to the student or as a
credit toward the next money obligation due landlord from student.

21. SECURITY DEPOSIT: Students shall not be required to pay a deposit exceeding two months rent. The landlord may apply the security deposit to any of the
following obligations of the student:
A. rent owed under the terms of this contract,
B. damage to the property done by the student individually, or by persons invited on the property by the student, beyond reasonable wear and tear,
C. other fees provided for in this Agreement, and
D. cleaning of the unit, unless reasonably cleaned by the student, reasonable wear and tear excepted.
The balance of any deposit and prepaid rent, if any, and a written itemization of any deductions from the deposit, and reasons therefore, shall be delivered or
mailed to the student within 30 days after termination of the rental agreement, or within 15 days after receipt of the student's new mailing address, whichever is
later. The student shall notify the landlord or designated agent of the location where payment and notice may be made or mailed. If there is damage to the rented
premises, this period shall be extended to 30 days. If the landlord in bad faith fails to provide the student the appropriate refund and statement within the
applicable time period stated above, the student may recover the full deposit, a penalty of $100 and court costs.

22. TERMINATION BEFORE COMMENCEMENT OF TENANCY: At any time not less than 90 days before the commencement date in paragraph 2 of this
Agreement, either party may terminate this Agreement by giving written notice to the other party and paying a $50.00 fee to be paid at the time notice of termination
is given. When the student gives notice of termination, any prepaid rental and/or deposit monies owed by the landlord shall be refunded to the student within 30
days of the notice of termination. When the landlord gives notice of termination, any prepaid rental and/or deposit monies owed by the landlord shall be refunded to
the student at the time notice of termination is given. If notice to terminate is given after the 90th day before the commencement date in paragraph 2 of this
Agreement, the terminating party may terminate this Agreement only upon conditions set forth in this Agreement.

23. TERMINATION BY STUDENT OR AUTOMATIC TERMINATION: The Agreement may be automatically terminated, or terminated by the student, prior
to its expiration, with all rental charges prorated through the last day of tenancy under the following circumstances and conditions:
A. Death of the student.
B. If the student leaves school due to a verified unforeseeable and unexpected catastrophic loss or serious illness. In such instances, termination of the
Agreement is in effect after acceptable verification has taken place. Student shall forfeit security deposit and legal deductions.
C. If the student leaves school due to a verified call into active military duty, the student may terminate further contractual obligation after 5 days written
notice to landlord as outlined in the Service Members Civil Relief Act of 2003.
D. If, at any time during the term of the contract, the student graduates from BYU, receives a mission call, gets married, or is required to do an internship for
graduation which necessitates leaving the area, the student may terminate with 120 days written notice and shall forfeit security deposit and legal deductions.
After receiving the 120 day written notice the landlord may at the end of any semester, relet the rental space and thus relieve the student of any further
obligation under this Agreement or continue to collect rents for the full duration of the 120 days. The student’s rent obligation continues 120 days from the date
written notice is given to the landlord.
E. After student gives notice of his or her intent to vacate the property, if the student or landlord finds a suitable substitute student who executes a new rental
Agreement with the landlord, the student may terminate without penalty or further contractual obligation. The last day of tenancy shall be the day before the
substitute tenancy begins and the landlord shall not unreasonably decline to accept any suitable substitute student or aid the student in finding and renting the
property to any suitable substitute student. Landlord may charge the student a reasonable fee for costs of early termination under this subsection provided such
fee is agreed to in writing. If the student finds a suitable substitute student, which the landlord refuses to accept in a timely manner, the student may terminate
without penalty or further contractual obligation. No subleasing or assignment is permitted.
F. After written notice from the student of any material, substantial, or continuing breach of this Agreement by the landlord or of a failure of the landlord to
take reasonable steps to maintain the Residential Living Standards and the landlord fails to correct the problem within a reasonable amount of time, the student
may terminate without penalty or further contractual obligation upon written notice of termination, or, in the alternative if requested by the student, the student
may receive a rebate in rent as determined in arbitration or a court of law.
24. TERMINATION BY LANDLORD: In any of the following instances the landlord may elect to terminate this lease, re-enter and take possession of the
premises after notifying the student in writing pursuant to Utah Law:
A. failure of the student to make any payment required under this Agreement when due;
B. when the cost of damages caused by the student or his or her invitees exceeds the amount of the security deposit;
C. when the student causes any material, substantial, or continuing breach of this Agreement;
D. when the student violates the Residential Living Standards, or is not eligible to live in University Contracted Housing as defined in the Certification of
Student Status paragraph above; actions by the tenant do not cancel the contract, only tenancy.
E. when the student’s conduct interferes with other residents’ rights to peaceful enjoyment of the premises, recklessly endangers human life including self, or
when the student assaults, harasses, disturbs the peace of, intentionally damages, defaces or destroys the property of, or threatens physical harm against other
students, the landlord or its agent, or when the student suffers, permits, or maintains any nuisance, or any health or safety hazard on the premises.
Landlord shall re-enter and take possession under the terms of this lease only by lawful means pursuant to a court order or after the premises have been surrendered
or abandoned by the student. Landlord shall not re-enter by means of force or seek to reclaim the premises by lockout, or termination of essential services. If the
landlord re-enters the premises in accordance with this paragraph, or any other provisions authorizing forfeiture, the landlord shall use his or her best effort to re-
rent the premises on reasonable terms and the student agrees to pay landlord any differences between rent agreed herein and rent collected from re-rental of the
premises for the remaining term of this lease. If the student, without just cause, fails to comply with legal notices of eviction or court orders, the student agrees to
pay all costs of eviction including legal penalties provided by law and a reasonable attorney's fee.

Any successor to the owner’s interest in the premises after the owner and student sign this contract shall be bound by the provisions of the contract.

DO NOT SIGN UNTIL YOU READ AND UNDERSTAND ALL THE TERMS AND CONDITIONS OF THIS CONTRACT

____________________________________________________ ____________________________________________________
Student Signature Date Landlord Signature Date

____________________________________________________
Guarantor Signature, if needed Date
 Raintree Commons
Student-Landlord Rental Agreement Addendum
25-TERM OF LEASE:
The term of the lease is stated above. The student may move in at 11:00 a.m. on the first day of the term and must move out by noon on the last day of the
term. The lease does not automatically renew.

26-RENTAL ACCOMMODATIONS:
An apartment is rented on a per person, per rental space basis. The landlord may lease all the vacant spaces in the apartment and/or provide replacement
students. If the students living in an apartment with a vacant space have discouraged another student from moving in and occupying that vacant space, the
students living in the apartment will be responsible for the rental charge of that space. The landlord may consolidate the students within an apartment and
require that a student who pays for a shared bedroom, occupy a shared bedroom.

27-NON-REFUNDABLE:
$100.00 per lease is non-refundable to the student. It will be charged and payable at application. If the lease is not countersigned, half of the Non-
refundable fee will be refunded with the Security Deposit. The Non-refundable fee helps cover credit and background checks, annual carpet and apartment
cleaning, and minor damages such as nail holes (smaller than a pencil eraser) that would normally be charged back to the resident at check-out.

28-PAYMENTS AND COLLECTIONS:

Payments may be made online at https://raintreecommons.prospectportal.com with a checking account. Payments made in any other way will be charged a
convenience fee and may be converted to ACH. Credit card payments are only accepted online and the student will be required to pay the credit card fees.
The landlord will not accept partial payments or cash as a form of payment. Any payments made by the student will pay their Security Deposit,
miscellaneous fees, utilities, Media fee and rent in that order. Any payment returned to the landlord from the bank for any reason will result in the Resident’s
account being assessed a $25.00 charge. If the payment is late due to a returned payment, late fees will apply according to the outlined schedule in the BYU
Student-Landlord Rental Agreement. Upon notification of returned payment, the student will pay all money owed by credit card, cashier’s check or money
order. After two returned payments, payments from the student will only be accepted in guaranteed funds, such as money order (MoneyGram account) or
cashier’s check. If a collection agency, constable or an attorney is engaged to enforce the terms of this addendum or the BYU Student-Landlord Rental
Agreement, the student agrees to pay a reasonable collection fee up to 50% of the amount to be collected, service fees, court costs and reasonable attorney
fees. The student’s credit, rental and criminal history may be checked during the application process. The student’s credit history may be reported to a
licensed Credit Bureau by the landlord with regard to the student’s dealings with the landlord.

29-UTILITIES AND INTERNET:

The electricity, gas, internet and cable are connected in the landlord’s name. Each student will be charged a flat $40 monthly rate for those utilities, which is
due with each month’s rent.

A maximum electricity and gas allowance of $150 per apartment per month is included in the flat monthly rate. If the monthly gas and electric bills exceed
the total utility allowance of $150, the students will be responsible to pay the excess usage. Excess usage will be divided equally between the students living
in the apartment and will be due and payable with the next month’s rent. The landlord is not responsible to fill the apartment. At the end of the lease, any
utilities will be billed and deducted from the student’s Security Deposit.

Internet provided by the landlord is wired. The property also has a Wi-Fi network. Because wired internet is the fastest and most reliable, the landlord
recommends that the student plug in for the highest speeds available and most consistent service. Personal routers, hot spots, and other interfering devices
are NOT allowed on the property as they interfere with the property’s Wi-Fi network, prevent it from working properly, and keep it from being accessible for
other student’s use. The number and type of devices that interfere with the Wi-Fi network is constantly changing and cannot be controlled by the landlord.
The landlord will put forth a good faith effort to prevent and remove these devices from the property, but is not responsible if the student is unable to
connect, stay connected, or achieve desired speeds on the Wi-Fi network. The student is responsible to disconnect and/or remove any device found by the
landlord to be interfering with the Wi-Fi network at the student’s cost. The student may be charged $100 per incident plus damages caused to other students
if found to be using a personal router, hot spot, or an interfering device. If the student is unable to connect to the internet, they must call the property’s
network manager for customer support. Contact the office for the network manager’s contact information. The landlord reserves the right, to change
internet/cable providers, which may require a student to place internet or cable in his/her name. If the student is required to place internet or cable
in his/her name, the student would be given at least 30 days notice.
 Utility services of every kind (including internet), have outages from time to time. The landlord is not responsible to the student for these outages, unless
they are due to the negligence of the Landlord. The student is still responsible to pay the flat rate monthly utility fee as outlined in this agreement.

30-DAMAGES:
The student acknowledges that they are responsible for any damages not noted on the Check-in Inventory Form. The cost of repair or replacement of items
damaged by the student or the student’s guests will be $40.00 per hour plus the cost of parts and contracted labor .

31-CHECK-IN:
All students must complete all paperwork, pay their account in full, and officially check in through the rental office before taking occupancy of the
apartment. Specific apartment assignments are not final until the student has checked in through the rental office. The landlord reserves the right to change
apartment assignments at any time prior to move in.

32-USE OF THE FACILITIES:

a. Use of the landlord’s facilities is for the enjoyment of the student. The student may use the facilities at their own risk and will not hold the landlord
responsible for any damages, accident, or injury resulting from the use of the facilities unless the same is due to the negligence of the landlord. Misuse
of the facilities may be cause for eviction and the student may be charged for the cost of damages and/or clean up.

b. The student(s) reserving the common areas for activities and meetings is responsible for cost of cleaning or to repair damages caused by themselves or
by their guests. Reservations must be made through the online website at https://raintreecommons.prospectportal.com.

c. Swimsuit guidelines as published by BYU will be enforced on the premises. Two-piece swimsuits, including tankinis, monokinis and speedos are not
allowed. Wearing inappropriate swimwear is grounds for losing pool or common area privileges.

33-FURNITURE PROVIDED:
Each student must bring a mattress cover or pad for their twin bed. The student is required to keep all furniture belonging to the landlord in the apartment
and may not move it to another apartment. The landlord will not store furniture assigned to the apartment for the convenience of the student.

34-TRANSFER OF STUDENT:
a. The student may not move to another apartment without prior written permission from the landlord. The student will be liable for any and all damages,
costs, or fees that may result from their unauthorized move. Damages are not limited to the landlord, but also to other students affected by the
unauthorized move. It is the responsibility of the student to know their assigned apartment.

b. If the student leaves prior to the end of tenancy or is not occupying the apartment, and if another student requests permission to occupy the space, the
landlord may assign the absent student’s space to another equally suitable apartment within the property without paying the $40 moving fee. The
landlord must secure permission for the move from the original student in writing.

c. The landlord may charge the student a fee of $40 for any request the student makes to switch apartments or roommates.

35-MISCELLANEOUS STUDENT OBLIGATIONS:

The student agrees to:

a. During winter months, keep heater thermostat at 60 degrees F or higher at all times to prevent pipes from freezing.

b. Keep water heater and heater/furnace areas clean and clear of flammable and other hazardous materials.

c. Not use or keep gasoline, other explosive substances, or hazardous materials in the apartment or inappropriately on the premises.

d. Not barbecue in the apartments, hallways, walkways, or near the buildings. Not store propane or BBQ’s inside the apartment, on balconies/hallways,
or storage closets.

36-ACCESS CODES AND MAIL KEYS:

Access codes must be kept confidential and not given to anyone. If the student shares the access code, they will be charged $100.00 to change the access
code. $50.00 will be charged if the student tampers with the lock. Absolutely no duplicates of mail keys will be accepted. There is a $50.00 charge for each
mailbox lock & key replacement. No refunds of the replacement charge will be made if the key is found after the replacement lock has been installed or
checkout has been completed. Any locks for bedroom doors must be approved and installed by the landlord. The student is required to pay $20.00 for the
cost of installation and to return the door to its original condition. The student must provide the landlord with a copy of the key for emergency purposes.

37-RELEASE OF RESIDENT INFORMATION AND PHOTOS:

The landlord may release the student’s apartment address unless written notice is received by the landlord. The landlord may release information concerning
the student’s dealings with the landlord to the student’s parent, legal guardian, or guarantor unless written notice is received by the landlord.

The landlord posts online on their website, Facebook, Instagram, Twitter, Youtube, and other social media outlets. The landlord may use photos or videos of
the student taken on the property or at property events unless written notice stating otherwise is received by the landlord.
38-GUESTS:
The guest rate is $20.00 per guest per night to be paid in advance by the student. See #17 for additional guest requirements.

39-APARTMENT INSPECTIONS:
The landlord will conduct apartment inspections/cleaning checks. Apartment inspections will take place at minimum in October, December, February, April,
June, and/or at check out. If the student does not pass the inspection/check, cleaning will be done and the student will be charged up to $50.00 per job
assigned. The landlord reserves the right to add additional apartment inspections as needed or as requested by roommates to ensure the cleanliness and
condition of the apartment. All specific rules associated with an apartment inspection will be outlined in the apartment inspection packet. The student is
responsible to obtain an apartment inspection packet from the office, and is responsible to become familiar with all charges and rules. The student is
responsible to provide their own cleaning supplies.

40-PARKING PERMITS:
The student acknowledges that parking spaces on the landlord’s premises are limited and a parking space is not available for every student. The landlord
does not guarantee, as part of this agreement, to furnish motor vehicle parking beyond that which is presently available on landlord’s property. The landlord
shall not be liable to the student if a parking space is not available for any reason. Only one motor vehicle and permit is allowed on the premises per student
as far as space allows. The landlord may ask for proof of ownership at any time. All students with motor vehicles must have a current parking permit issued
by the landlord visibly displayed. The parking fee is $15 per month. The student agrees that the landlord may refuse to allow the student to park on the
premises. The parking permit is non-transferable to a substitute student during a contract sale. Any motor vehicle parked on the premises illegally, i.e. in red
zones, fire lanes, not parked in a parking stall between two yellow lines or without a current parking permit may be towed, booted, and/or fined at the vehicle
owner’s expense. The landlord does not provide parking for trailers, boats and/or recreational vehicles. The landlord does not provide guest parking. The
student is responsible to ensure that their guests understand the parking policies and regulations. Temporary passes are not guaranteed.

41-MOTORCYCLES, SCOOTERS AND BICYCLES:

All students with motorcycles, scooters, and bicycles must have a permit issued by the landlord. Motorcycle and scooter permits are $5 per month. Bicycle
permits are free. Motorcycles and scooters must be parked in spaces designated for motorcycles or they may be towed, booted, and/or fined at the vehicle
owner’s expense. Due to safety hazards, no bicycles are allowed to be kept on the walkways or in the hallways. Bicycles may not be kept inside the
apartment. Bicycles must be parked on designed bicycle racks. Bicycles without permits or improperly stored (i.e. utility meters, trees, signs etc.) will be
removed, held for 15 days, then disposed of. There will be a $10.00 bicycle removal fee. The landlord does not provide guest parking for motorcycles,
scooters or bicycles.

42-CHECK-OUT:
At the end of tenancy or occupancy, whichever is earlier, the landlord and the student may jointly inspect the facilities and make settlement of the
apartment’s condition. The student shall be responsible to inform the landlord of any damages not readily apparent. In order to properly check out, all of the
student’s belongings must be completely removed, the check-out form must be filled out, a forwarding address provided, and cleaning completed. Failure to
vacate the premises by the contracted date of termination will result in a $100.00 charge and applicable treble damages charged to the student. If the student
does not pass the check-out cleaning inspection, the student will be charged up to $100.00 per job assigned. All specific rules and fees associated with a
check-out will be outlined in the check-out packet and check-out form and can also be found on the property website at
https://raintreecommons.prospectportal.com. The student is responsible to obtain a check-out packet from the office, and is responsible to become familiar
with all applicable charges and rules. The landlord shall be responsible to store nonperishable items left in the apartment for no more than 15 days. A $5.00
fee per day will be charged for storage and $40.00 per hour moving fee will apply.

43-CONTRACT TRANSFER:
The student may sell their Student-Landlord Rental Agreement to another suitable student. The substitute student may not be a current resident. Any sale of a
Student-Landlord Rental Agreement must be recorded in the office by a Contract Transfer Agreement. Upon signing a Contract Transfer Agreement, both the
current student and new student are responsible for knowing and understanding the terms and conditions involved in the sale (or transfer). The sale is not
complete until the substitute student has been accepted by the landlord, signed and turned in to the office a Contract Transfer Agreement, Student-Landlord
Rental Agreement, has paid a Security Deposit, and has become fully liable for the Student-Landlord Rental Agreement. Any and all money is to be paid to
the landlord, and the landlord makes all refunds. All refunds are subject to the terms of this agreement where applicable. The landlord will not transfer money
from one student to another student. Any incentives offered by the student to assist in the sale of their Student-Landlord Rental Agreement must be paid by the
student. The Rental Agreement transfer fee is $50, which is paid by the student selling their contract.

44-NEW RULES:
The landlord reserves the right to implement any reasonable rules and/or policies which they deem necessary in addition to the rules and regulations that the
landlord now has for the health, safety, and general welfare of all students. Such rules and policies will be issued in the form of an email to each student,
flyer to each apartment, and will be posted in the office. Students are responsible to adhere to these rules and regulations as they are implemented to
maintain order and proper control of the property for the good of all parties concerned.

45-ENVIRONMENTAL REGULATIONS:
No mechanical work on autos, motorcycles, etc. is allowed on the premises, and no oil, chemicals, batteries or other hazardous waste(s) are to be disposed of
in the landlord’s waste containers or anywhere on the premises. The student will be subject to fines issued by government agencies, and will pay for any
clean up and disposal costs associated with the improper disposal of the above listed materials.

46-LEAD BASED PAINT:

 The property was built in or prior to 1978. The student acknowledges that the landlord has provided the following link with information about lead based
paint: http://www.cpsc.gov/Global/Safety%20Education/Furniture%20Furnishings%20Decorations/426ProtectYourFamilyFromLeadinYourHome.pdf

47-RADON GAS:
Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are
exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Utah. Additional information regarding
radon testing may be obtained from your County Health Department. The presence of radon gas in excess of federal and state guidelines will be remediated
if necessary and is not sufficient cause for termination of this Agreement.

48-ASBESTOS:
Asbestos is a common building material that may be present in many buildings constructed prior to 1981. The United States Environmental Protection
Agency (EPA) has determined the mere presence of asbestos materials does not post a health risk to residents and that such materials are safe as long as they
are not disturbed or dislodged in a manner that causes the asbestos fibers to be released. Sanding, scraping, pounding and other remodeling techniques that
release dust may cause asbestos particles to become airborne.

EPA rules do not require the material to be removed. Federal law requires that reasonable precautions are taken to minimize the chance of damage or
disturbance of asbestos containing materials. Tenant(s) acknowledge that this is a WARNING that the Leased Premises DOES contain asbestos in the
popcorn ceilings and in the drywall compound and may expose him/her to a chemical known to cause cancer.

49-MOLD AND MILDEW:

Mold and mildew can grow in any environment unless proper care is taken. Mold consists of naturally occurring microscopic organisms which reproduce by
spores; mold breaks down and feeds on organic matter in the environment. The mold spores spread through the air, and the combination of excessive moisture
and organic matter allows for mold growth. Not all, but certain types and amounts of mold can lead to adverse health effects and/or allergic reactions. Not all
mold is readily visible, but when it is, it can often be seen in the form of discoloration, ranging from white to orange or from green to brown/black, and often
there is a musty odor present. Reducing moisture and proper housekeeping significantly reduces the chance of mold and mold growth. The student agrees to
use all air conditioning, heating, and fans in a reasonable manner. The student will keep the premises properly ventilated by periodically opening windows to
allow circulation of fresh air. The landlord recommends that fans be used regularly. To help prevent the growth of mold and/or mildew, the student will: (1)
keep the premises clean and regularly dust, vacuum, and mop; (2) use vent hoods when cooking and dishwashing; (3) not keep excessive indoor plants; (4)
use exhaust fans when showers are used and leave running for a sufficient time to remove bathroom moisture; (5) wipe up any moisture around windows; and
(6) avoid air-drying dishes, towels or clothing. Student will promptly inform landlord in writing of any visible or suspected mold, air-conditioning problems,
plumbing overflows, leaking plumbing, discoloration of any surfaces or other evidence of moisture. If mold is present on a small, non-porous surface such as
tile or countertop, the student will be responsible for cleaning with soap or detergent and then after drying applying a non-staining cleaner such as Lysol or
Pine-Sol. The landlord may conduct inspections of the premises and common areas at any time to investigate and remedy suspected mold or mildew.
Violation of any of the terms of this paragraph may be considered a material breach by the student of the Lease Agreement. The landlord may declare the
student in breach and terminate the Lease Agreement if, in the landlord’s judgment as communicated in writing to the student, there is mold or mildew present
in the assigned bedroom space or apartment caused by the student’s action or inaction that may pose a safety or health hazard to the student or others. The
student will hold the landlord and its management agent and their respective employees harmless for damage or injury to person or property arising from the
presence of mold or mildew, or from the student’s failure to comply with the terms of this Lease Agreement.

50-BED BUGS:
Bed bugs are found worldwide due to human travelers who transport luggage, clothing, bedding, and furniture. Bed bugs do not discriminate and can be found
anywhere. Bed bugs are not a result of poor hygiene or uncleanliness. Although bed bug bites can cause irritation and even infection, bed bugs do not carry or
transmit diseases. Resident agrees to inspect their unit within 24 hours of moving in and report any evidence of bed bugs immediately. If you have previously
lived anywhere that has had a bed bug infestation, you agree that all of your personal belongings have been treated by a licensed pest control professional and are
free of further infestation. You agree that you will not attempt to treat any infestations yourself and will allow our licensed pest control agent and management to
enter the apartment at reasonable times to inspect for and treat for bed bugs in the method we choose. Resident also agrees to cooperate and follow all directions
to treat and eliminate bed bugs. Resident must remove and dispose of off site or destroy any items that cannot be properly treated. Resident must at their own
expense clean their own personal belongings (clothing, bedding, furniture, etc.). Neighboring units may also need to be treated. Resident may be found liable for
any costs associated with the removal of bed bugs.

51-AGREEMENT ACCEPTANCE NOTIFICATION:

After submission of the 2019-2020 BYU Student-Landlord Rental Agreement and Addendum by the student (and Guarantor if required), the landlord may
accept or reject the agreements. The agreements will be considered accepted when signed by both landlord and student (and Guarantor if required). The
landlord shall provide the student with copies of all rental agreements, addenda, house rules, and bills on the student’s online account or paper copies upon
request.

52-GUARANTOR:
The landlord reserves the right to require the student to have a guarantor. In which case, the landlord reserves the right to notify any guarantor of any action
taken or notice given with regard to the student under this Lease Agreement. Guarantor accepts all responsibility for any failure of the student under this
agreement, including but not limited to rent, utilities, Internet, cleaning and damages.

This Addendum shall be construed as a contract together with the 2019-2020 BYU Student-Landlord Rental Agreement, and the promises made by the
undersigned parties shall be consideration for the other’s promises. Any successor to the owner’s interest in the premises after the landlord and the student
sign this contract shall be bound by the provisions of the contract. In the event of any conflict between any oral agreement and the terms of the 2019-2020
BYU Student-Landlord Rental Agreement or this Addendum, the latter shall govern.
____________________________________________________ ____________________________________________________
Student Signature Date Landlord Signature Date

____________________________________________________
Guarantor Signature, if needed Date
YR 2019-2020 BYU Rental Agreement and Addendum
Signature Details
Signer IP Address Date Signed

1 James B Alldredge 67.2.30.170 08/07/2019 01:06:48 AM

Primary (13572495)

2 Linda E Alldredge 67.2.30.170 08/07/2019 10:58:23 PM

Guarantor (13572509)

3 Linda E Alldredge 67.2.9.96 08/08/2019 02:44:26 PM

Guarantor (13572509)

4 Linda E Alldredge 67.2.9.96 08/08/2019 02:46:47 PM

Guarantor (13572509)

5 Linda E Alldredge 67.2.9.96 08/08/2019 02:48:40 PM

Guarantor (13572509)

6 Linda E Alldredge 67.2.9.96 08/08/2019 02:49:40 PM

Guarantor (13572509)

7 Linda E Alldredge 67.2.9.96 08/08/2019 02:53:56 PM

Guarantor (13572509)

8 Linda E Alldredge 67.2.9.96 08/08/2019 02:57:06 PM

Guarantor (13572509)

9 Linda E Alldredge 67.2.9.96 08/08/2019 02:58:55 PM

Guarantor (13572509)

10 Linda E Alldredge 67.2.9.96 08/08/2019 03:01:03 PM

Guarantor (13572509)

11 Linda E Alldredge 67.2.9.96 08/08/2019 03:01:44 PM

Guarantor (13572509)

12 James B Alldredge 174.208.36.41 08/10/2019 03:22:16 PM

Primary (13572495)

13 James B Alldredge 174.208.36.41 08/10/2019 03:25:39 PM

Primary (13572495)

14 James B Alldredge 174.208.36.41 08/10/2019 03:27:42 PM

Primary (13572495)

15 James B Alldredge 174.208.36.41 08/10/2019 03:28:31 PM

Primary (13572495)

16 James B Alldredge 174.208.36.41 08/10/2019 03:36:22 PM

Primary (13572495)

17 James B Alldredge 174.208.36.41 08/10/2019 03:41:38 PM

Primary (13572495)

18 James B Alldredge 174.208.36.41 08/10/2019 03:45:32 PM

Primary (13572495)

19 James B Alldredge 174.208.36.41 08/10/2019 03:47:39 PM

Primary (13572495)
20 James B Alldredge 174.208.36.41 08/10/2019 03:49:04 PM
Primary (13572495)