TOWNHOME POLICIES-STANDARD LEASE


Landry Properties & Investments, L.L.C. hereafter referred to as Lessor, lease(s)to____________________________________________ hereafter referred to as Lessee, the premises known as ___________________________________ Apt.______ for a term of____________ month(s), beginning on the______day of____________ ,and ending on the________day of_________________for and in consideration of a monthly rental of _______________________________________, payable in advance, on the_________day of each _________ at___________________________________________ payable to the order of Landry Properties At the expiration of this lease, it is mutually agreed that Lessee will continue occupancy on a month-to-month basis unless on or before 30 days prior to the expiration of the initial lease term, Lessee provides written notice of his intent to vacate. Thereafter, either party may cancel the month-to-month extension by giving 30-day written notice. If the Lessee fails to give the Lessor at least a 30 day written notice, that they intend on vacating the unit all security deposits shall be forfeited. The premises herein are to be used only for residential purposes. Lessee is obligated not to use the premises for any purpose that is unlawful, and the violation of any local, state, municipal, or federal statute, ordinance, rule, or regulation by Lessee shall be a justifiable cause for cancellation of this lease by Lessor, at his/her option. Lessee is not permitted to sublet, assign, or grant use or possession of the leased premises without the written consent of Lessor and then only in accordance with this lease. Upon execution of this Lease contract, Lessee agrees to deposit with Lessor, the receipt of which is hereby acknowledged, the sum of$__________ This deposit, which is non-interest bearing, is to be held by Lessor as security for the full and faithful performance of all the terms and conditions of this lease and shall be forfeited upon the violation or default of any of the covenants, agreements, terms, or conditions herein made, assumed or agreed to by Lessee. Upon Lessee's removal from said premises at the termination of this lease only and the surrender of all keys at the office of the Lessor, Lessee shall be entitled to the return of said security deposit provided the leased premises are vacated in as good condition as they were at the time Lessee first occupied same, subject only to normal wear and tear. Deductions.will be made from this security deposit to reimburse Lessor for the cost of repairing any damage to the premises or equipment or replace of pay for any of the articles or equipment that may be broken, damaged beyond repair, lost, or missing at the tenDination of this Lease. Lessee agrees to deliver the premises clean and free of trash at the termination of this Lease. In addition to the above, all carpets are to be shampooed in a manner acceptable to and approved by the management; and all furniture, fixtures, and appliances are to be cleaned inside and out in a manner acceptable to and approved by the management; the apartment herein to be in as good a condition at the tenDination of this lease as at its beginning, subject only to nonDal wear and tear. In the event that such damages exceed the amount of the security deposit, Lessee agrees to pay any excess costs to Lessor. This security deposit is not an advance rental and Lessee may not deduct any portion of the security deposit from rent due to Lessor by Lessee. Lessor agrees that, provided all the tenDS and conditions of this lease are complied with. Lessor will refund the security deposit to Lessee after the apartment has been vacated, all keys have been returned, and apartment has been inspected by Lessor. There shall be a $________ charge to Lessee for any check paid by Lessee to Lessor which is returned NSF to Lessor. The rent shall be due on the 1st. day of each month and if not paid by the 5th day of the month, a late charge of$ 25.00 shall be added and a charge of$ 3.00 per day for each day after the 5th day of the month shall also be added and due until the rent is paid. In the event Lessee should fail to pay anyone of the aforesaid installments of rent, or any part thereof, within ten (10) days after same shall have become due or in the event Lessee should fail to perfonD or observe any of the covenants, agreements, terms or conditions herein made, assumed or agreed to by Lessee, or in the event Lessee abandons or vacates the leased premises, or in the event of the insolvency of Lessee, then in any of the said events Lessor may, at its option (a) immediately forfeit this lease and terminate the same and repossess the premisses, removing therefrom all goods and chattels not belonging thereto and expelling Lessee and any other person in possession thereof and holding Lessee liable for all accrued rent and for any and all damages caused by this arising from Lessee's breach; or (b) immediately repossess the premises and re-let same for the account of Lessee, holding Lessee liable monthly for any deficiencies resulting for the residue of the term; or (c) may declare due and payable all unpaid rentals for the entire residue of the term; or (d) if the monthly rental due hereunder includes a charge ofutilities, such utilities may be discontinued until payment or payments due are made or the other default has been remedied; or (e) pursue any other right or remedy available in law or equity. All such rights and remedies are in addition to and not to the exclusion or exhaustion of any other rights, remedies or causes of action which Lessor may have including the right to collect past due rent and distraint, and the exercise or pursuit of Lessor of any of the rights, remedies or causes of action occurring hereunder shall not be in exhaustion or exclusion of any other right, remedies or causes of action Lessor might otherwise have. In the event Lessee abandons the premises, nothing herein shall require Lessor to re-let same for Lessee's account and there shall be not duty to do so. The failure of Lessor to exercise the options herein available to Lessor in anyone more instances shall not be a waiver of the right to exercise such option for any future breach of the same or any other covenant, agreement or condition. In event Lessee should default under the terms and conditions hereof, or fail to perform any of the terms and conditions herein contained and required of Lessee, and Lessor employs an attorney at law to protect Lessor's interest and Lessor obtains a judgment or settlement in Lessor's favor, then the fees, charges and expenses of such attorney at law, and all costs, charges and expenses incurred in obtaining sad judgment or settlement shall and will form a portion of such judgment or settlement and be included in such judgment or settlement and be then paid to Lessor, Attorney's fees payable to Lessor's attorney-at-law are hereby set at twenty-five (25%) percent of such judgment or settlement if such judgment or settlement is for a monetary amount, or reasonable attorney's fees otherwise. In the event of seizure of furniture or other movable effects on the leased premises belonging to Lessee, Lessee agrees that Lessor shall have the right to sell any of the effects seized on the premises, or elsewhere, by judicial or conventional sale, and at either public or private sale all at Lessor's option, and Lessee waives the benefit of appraisement. It is expressly agreed and stipulated that, if Lessor takes possession of the premises or takes or accepts return of the keys thereto, or takes or accepts both possession and keys, Lessor may pursue the remedy provided in (b) above by notifying Lessee, at the time of or within a reasonable time before or after receiving such keys or possession, in substance that Lessor intends to re-let the premises for Lessee's actions. If Lessee's whereabouts are unknown to Lessor, notice by registered or certified mail to Lessee's last known address shall be sufficient. The failure of Lessor to insist upon the performance of any of the covenants, agreements or conditions herein in anyone or more instances shall not be a waiver of the right thereafter to insist upon full and complete performance of same or any other covenant, agreement or condition. Receipt by the Lessor of rent with knowledge of the breach of any of the conditions, covenants, or agreements hereof shall not be deemed and shall not be a waiver of such breach. Should the premises be abandoned by Lessee or Should Lessee begin to remove personal property to the detriment of Lessor's lien, then the rent for the unexpired term with attorney's fees, shall immediately become due and Lessor, at his option, may cancel the lease or re-enter and let the premises for such price or on such terms as may be immediately obtainable and apply the net amount realized to the amount due by Lessee. Should Lessee be unable to obtain occupancy on the date of the beginning of the lease due to causes beyond control of Lessor, this lease shall not be affected thereby, but Lessee shall owe rent beginning only with the day on which he could obtain possession. Should the property be destroyed or materially damaged so as to render it wholly unfit for occupancy by fIre or other unforeseen event not due to any fault or neglect of Lessee, then Lessee shall be entitled to a credit for the unexpired term of the lease. Neither Lessor nor Lessee shall make any additions or alterations to the premises without written permission of the other. However, Lessor or his employees shall have the right to enter the premises for the purpose of making repairs necessary for the preservation of the property. Any additions made to the property by the Lessee shall become the property of Lessor at the termination of this lease unless otherwise stipulated herein. Should any addition or alteration made by the Lessee cause an increase in the insurance rate on the premises, Lessee agrees to pay such increase in addition to the agreed rental. However, nothing shall be placed or one upon the premises by Lessee which will cause forfeiture of any insurance. In case of Lessee introducing, altering or not having utility service on the premises, he shall comply in every respect, without expense to Lessor with all rules and regulations of the Louisiana Fire Prevention Bureau, or other similar association in existence at the time. Lessor warrants that the leased premises are in good condition except as otherwise stipulated herein, Lessee accepts them in such condition and agrees to keep them in such condition during the term of the lease at his expense and to return them to Lessor in the same condition at the termination of the lease, normal decay, wear and tear excepted. Lessee agrees that Lessor shall not be liable for injury or damage to person or property of Lessee, his family, guests, employees or invitee, occurring in, on or about the leased premises, or occurring anywhere in, or on the apartment building in which the leased premises are locate or in, or upon the grounds in which the apartment building is located, or in any other building or structure on said grounds, howsoever caused or arising except by the direct negligence of Lessor, his agents or employees, and agrees to indemnify an hold Lessor harmless therefor. Lessor will not be responsible for damage caused by leaks in the roof, by bursting pipes, by freezing or otherwise, or by any vices or defects of the leased property, or the consequences thereof, nor will Lessor be liable in damages for injury caused by any vices or defects of the leased property to Lessee or any tenant or occupant, or to anyone in the building or on the premises, except in case of positive neglect or failure to take action toward the remedying of such defects within reasonable time after having written notice from Lessee of such defects and the damage caused thereby. Should Lessee fail to so notify Lessor promptly, in writing, of any such defects, Lessee will become responsible for any damage or injury resulting to Lessor or other parties. No repairs shall be due Lessee by Lessor except to the roof and such as may be rendered necessary by fire or other casualty not occasioned by Lessee's fault or negligence. Lessee agrees to report in writing to Lessor any damage to the leased premises within twenty- four hours after its happening, and upon his failure to do so, Lessee shall be bound to repair any consequent or resulting damage. Should Lessee fail to make such repairs as he is obligated to make hereunder, Lessor may at his option, have the repairs made and Lessee agrees to reimburse Lessor for the cost. Lessee will allow Lessor and parties authorized by Lessor to visit the premises in view of renting or buying for thirty (30) days prior to the expiration of this lease from -8--A.M. to -6--P .M. Lessee will also permit Lessor to have access to the premises for the purpose of inspection and maintenance at reasonable intervals between the hours of -8-A.M. and -6--P .M. The Lessee expressly covenants that the rules and regulations now or hereafter made in regard to said apartment complex wherein the leased premises are located are made apart of this lease and are acknowledged as covenants and conditions of this lease. Lessee hereby acknowledges his awareness of all rules or regulations currently in effect. Lessor agrees to furnish written notification to Lessee of any rules or regulations put into effect hereafter. No pets or animals may be kept on the premises by Lessee. In the event this provision is violated Lessee shall be in default shall immediately upon demand by Lessor surrender the premises to Lessor, shall forfeit his deposit to Lessor plus Lessee shall be responsible for payment to Lessor of the cost of all repairs or other expenses necessary to restore the leased premises to a satisfactory condition for leasing to other parties. At the expiration of this lease or at its termination for other causes, Lessee is to immediately surrender possession by actual delivery of all keys to Lessor. Should Lessee fail to deliver such possession he consents to pay as liquidated damages three times the rent per day for each day of is failure to do so, with attorney's fees and all costs. DRUG & VIOLENCE FREE HOUSING: Tenant, any members of the tenant's household, or a guest or other person under the tenant's control shall not engage in criminal activity, including drug-related criminal activity, on or near project premises. "Drug-related criminal activity" means the illegal manufacture, sell, distribute, or use, ofa controlled substance (as defined in section 102 of the Controlled Substance Act (21 U.S.C. 802). Tenant, any member of the tenant's household, or a guest or other person under the tenant's control shall not engage in any act intended to facilitate criminal activity, including drug-related criminal activity, on or near project premises. Tenant or members of the household will not permit the dwelling unit to be used for or to facilitate, criminal activity, including drug-related criminal activity, regardless of whether the individual engaging in such activity is a member of the household or a guest. Tenant or members of the household will not engage in the manufacture, sale, or distribution of illegal drugs at any location, whether on or near project premises or otherwise. Tenant, any member of the tenant's household, or a guest or other person under the tenant's control shall not engage in acts of violence or threats of violence, including, but not limited to, the unlawful discharge of firearms, on or near project premises. Violation of the above provisions shall be a material violation of the lease and good cause for termination of tenancy. A single violation of any of the provisions shall be deemed a serious violation and a material noncompliance with the lease. It is understood and agreed that a single violation shall be good cause for termination of the lease. Unless otherwise provided by law, proof of violation shall not require criminal conviction, but shall be by a preponderance of the evidence. ATTRACTIVENESS: Management reserves the right to restrict the placement of items on patios, in windows, and in yards. We do not allow aluminum foil to be placed on windows! We do not allow the storage of any items in the front of your unit. All lawn equipment, bikes etc...shall be the tenants responsibility to acquire proper storage. Lawn furniture and things such as barbecue pits shall be allowed in the rear of the unit with managements approval of each item. All tenants are responsible for keeping the area around their unit clean and in good order. Anyone seen throwing trash on the grounds or in anyway damaging our property shall be subject to immediate eviction and agree to forfeit their Security Deposit in full and compensate Management for any and all losses above and beyond the Security Deposit. No signs, advertising notices of any kind shall be placed in any windows or on any vehicle. PARKING & PARKING LOTS: No parking or driving on grassy areas are allowed at anytime. Parking shall be in a uniform manner at all times. Inoperable, non- running, abandoned, damaged or non-registered vehicles are not allowed, they will be removed at the OWNER'S EXPENSE. Most units have at least 2 parking spaces. Speeding or reckless driving on property is not allowed and shall be subject to eviction. No vehicle maintenance, washing, detailing, or any kind of mechanic work shall be allowed on property .Vehicle radio's shall not be played loud enough to be heard outside of the vehicle. Please make guest aware of this policy when coming over to visit. NO PLAYING OR LOITERING IN THE PARKING LOTS OR ON THE STREET! VIOLATIONS AND NUISANCES: Drunken, belligerent, or any threatening conduct shall not be allowed to be displayed and may result in immediate eviction. Tenants will be responsible for guests and their actions. Excessive noise levels will not be tolerated, especially after 8 P.M. All stereo's, televisions, and voices should be kept at normal sound levels. All violations should be reported to Management. CHILDREN SUPERVISION : is against the law to leave your children unsupervised). Nobody shall be allowed to play, run, or roam throughout the complex-subdivision-park. Nobody is allowed to play, loiter, or otherwise stand around in the front of the buildings, parking lots or streets for any length of time. No bike riding from one parking lot to the other is allowed ( this is very dangerous for children with cars moving in and out of the parking areas, also the danger of damaging or scratching another tenants vehicle). Please get your children involved in some off- the- complex activities or sport leagues around the community (a idle mind often gets in trouble). NO BABYSITTING(CHILDCARE SERVICES) IS ALLOWED TO TAKE PLACE WITHIN OUR UNITS AS A ONGOING BUSINESS. No fireworks are allowed at any time. No non- street legal motorbikes, 3 or 4 wheelers, mini-bikes, go carts are allowed within the complex-subdivision-park. No firearms, such as BB, pellet guns, pistols, rifles, or even sling shots etc...are allowed to be fired at anytime for any reason. No rock throwing or any misconduct or vandalism shall be tolerated whatsoever and shall be good cause for eviction. MAINTENANCE, PROBLEMS, QUESTIONS, COMPLAINTS: The procedure for the above shall be the following. Call our office at (225) 647-RENT, leave a detailed message of the nature of your business with the following information: NAME, PHONE NUMBER, UNIT ADDRESS, THE NATURE OF YOUR BUSINESS! If we are out of the office please leave a detailed message on our voice mail. This will help us in responding to calls sooner to help serve you. The next step is to follow up with a written request submitted to the office. In case of emergency please call the proper authorities such as the Police, Fire Dept. i.e. 911 etc... then call our office to notify us of any event that takes place. Maintenance shall be repaired in the order it is received, however some may require our attention sooner than others to avoid further damage. Please notify us as soon as possible when maintenance is needed. Please use your common sense, for example, a water leak turn off all valves or use a bucket to catch slow leaking water. Routine Maintenance shall be our responsibility however, if a maintenance problem is caused by tenant neglect or by the tenant's failure to report the problem in a timely manner it will be the tenant's responsibility to pay for damage or further damage caused by the tenant's either neglect or failure to report the problem. The tenant shall be charged at a minimum hourly rate of$20.00 for any damage they create or if called out for a problem that does not exist. This includes damage or neglect by the tenant or guests. All drain clogs, toilet clogs shall be the tenants responsiblity unless a problem exist with our main line that exits the building. Avoid putting grease or any other object down your drain that may cause it to be clogged. Please report all AC problems in a timely manner, then turn off your unit to avoid further damage to the unit. A small problem could become a complete condenser change out if you don't turn off your AC unit which would take much longer to do, leaving you without air for a longer period of time. Please keep your air filter changed on a monthly basis. Avoid putting anything in the closet that contains the return air duct. CLEANLINESS : ************************************************************************************************************ Your unit is expected to be kept clean at all times. Please use good house keeping practices such as vacuuming carpets instead of just sweeping them. Avoid leaving dishes dirty overnight which attracts insects. Avoid grease from accumulating around & under the stove burners. Please keep all appliances clean. WE RESERVE THE RIGHT TO ENTER YOUR UNIT FOR THE PURPOSE OF INSPECTION OR MAINTENANCE BETWEEN THE HOURS OF 8 A.M. & 6 P.M. WEEKDAYS OR FOR PROBABLE CAUSE OR EMERGENCIES AT ANY TIME WITHOUT PRIOR NOTICE. *********************************************************************************************************** GENERAL INFORMATION : TRASH DUMPSTERS, W A TERBEDS, DOOR LOCKS, ATTIC STORAGE, UTILITIES If trash dumpster are provided at your property , the only people allowed to take out the trash shall be adults to avoid children not being able to reach the top of the dumpster. Everyone is expected to bag their trash in trash bags to avoid loose trash on the grounds and to avoid the smell of garbage on the property .If the dumpsters are full, please wait until the dumpsters are empty to take your trash out. Avoid putting trash on the sides of the dumpster. Large items such as old furniture, huge boxes etc... shall be disposed of by the tenant at another location such as the parish dump or BFI dump in Sorrento. These dumpster are for everyday trash not large items such as furniture etc... Anyone seen putting large items out by the dumpster may be evicted and prosecuted according to the LA W .Whenever disposing of cardboard boxes etc.. please try to break those items down as to conserve space for your fellow tenants. NO W A TERBEDS ALLOWED. NO DOOR LOCKS CHANGED OR INSTALLED BY TENANT. ATTIC'S ARE NOT TO BE USED FOR STORAGE OR ENTERED FOR ANY PURPOSE. The tenant agrees to leave utilities on for seven business days after vacating the unit, so Management can make a full inspection and do repairs necessary . This lease contains the entire agreement between the parties hereto and neither party is bound by any representations or agreements of any kin except as herein contained, or as this lease may be amended in writing only. Any notices, demands or citations under this lease may be served personally on Lessee or by mail addressed to Lessee at the within leased premises. This lease shall be binding on executors, administrators, successors or assigned of the parties hereto. Lessee does hereby waive any and all notices of eviction required by Louisiana Code of Civil Procedure Article 4701, as amended.