Residential Lease Number:
RESIDENTIAL LEASE
THIS RESIDENTIAL LEASE (the “Lease”) is entered into effective as of the date of last signature below (the “Effective Date”) by and between the Regents of the University of Minnesota, a Minnesota constitutional corporation, through its (the “University”) and (singularly or collectively, the “Tenant” or “you”). If there is more than one tenant, each tenant’s liability is joint and several, i.e., each tenant is responsible for all money due to University and for performing each and every obligation in this Lease, not just a proportionate share.
1. Premises. University agrees to lease to you the following:
1.1 Premises located at , with an address of , in the City of , County of , State of Minnesota (the “Premises”). A depiction of the Premises may be attached to this Lease as Exhibit A. Each adult living in the Premises must be a tenant. Only you and members of your immediate family may reside in the Premises.
1.2 The following appliances, if check-marked, are included in the Premises. INSTRUCTIONS: Check only appliances included in Premises.
Refrigerator
Kitchen stove
Microwave
Dishwasher
Trash compactor
Clothes washer
Clothes dryer
Window unit air conditioner
Other:
1.3 You agree that when you signed this Lease, you did not rely on anything said by University about the physical condition of the Premises or on any promises as to what would be done, unless what was said or promised has been agreed to in a writing signed by both you and University. You have inspected the Premises, completed the Residential Lease Inspection Form, found the Premises to be in good order and repair and, unless University agrees in writing to make the repairs noted on the Inspection Form, you accept the Premises in its present condition “as is.” Taking possession of the Premises is conclusive evidence that the Premises were in satisfactory condition at the time you took possession.
2. Length of Lease.
2.1 This Lease begins on (the “Commencement Date”) and continues thereafter (select one):
for () ; or
on a month-to-month basis until terminated by either University or Tenant by written notice to the other party.
The notice must end the Lease on the last day of a month and must be received by the other party before the first (1st) day of that month. For example, to end the lease on April 30, the notice must be received by March 31 or earlier.
2.2 If you do not do everything you agree to do in this Lease, University may end the Lease as set forth in Section 15.
2.3 University is not liable if it fails to give you possession of the Premises on the Commencement Date. Rent shall be payable as of the date possession is available.
3. Rent.
3.1 Base Rent. Your annual base rent for the Premises is and no/100 dollars ($.00) to be paid in advance in monthly installments of and no/100 dollars ($.00) each. You must pay the base rent to University in advance, on or before the first (1st) day of each month, without deduction, counterclaim, or set-off, at the location set forth in Section 16 or at another place that University may designate in writing from time-to-time. In accordance with Minnesota Statutes § 504B.161, Subd. 2, the base rent reflects a credit in the amount of and no/100 dollars ($.00), the value of the following services you agree to perform during the term of the Lease: .
3.2. Additional Rent. You may be required to pay other charges to University under this Lease, including but not limited to the cost of repairs under Section 9 and late fees under Section 3.3. These additional amounts due are called “additional rent.” Additional rent is due at the time the next monthly installment of base rent due. If you fail to pay additional rent on time, the University shall have the same rights against you as if you failed to pay base rent.
3.3 Late Payment. If you fail to make a payment within ten (10) days after the payment is due, you must pay a late payment fee of either $50 or eight percent (8%) of the overdue amount. In addition, any payment that is not paid within thirty (30) days after the amount is due shall bear a finance charge at an annual rate of twelve percent (12%), one percent (1%) per month, from the first (1st) day due until paid. Payments received will be applied first to the late payment fee, then to the finance charge, and then to the base amount due. You must pay a fee of thirty-five and no/100 dollars ($35.00) for all checks returned by the bank due to insufficient funds, account closed, or for any other reason.
3.4 Rent. Base rent and additional rent are referred to in this Lease as rent. Rent is considered to have been paid when University actually receives it.
4. Security Deposit. You are required to give to University the sum of and no/100 dollars ($.00) when you sign this Lease as a security deposit for the payment of rent and the performance of your obligations under this Lease. The security deposit may be increased at any time by and no/100 dollars ($.00) if University determines you have violated the no-smoking or pet policies. University may use the security deposit to (a) cover your failure to pay rent to University; and/or (b) restore the Premises to its condition on the Commencement Date, except ordinary wear and tear. If you carry out all of your agreements in this Lease, within twenty-one (21) days after you move out and provided you give to University a forwarding address, your security deposit (minus any deductions permitted under this Lease) shall be returned. If University does not return the entire security deposit, University shall send you a letter explaining what was withheld and why.
5. Use.
5.1 The Premises, utilities, and services may only be used for single-family residential purposes. No other use is permitted without the prior written consent of University, which may be withheld or conditioned in University’s sole discretion.
5.2 You shall use and maintain the Premises in compliance with all applicable federal, state, and local laws, statutes, regulations, ordinances, orders, and directives (including University building codes) and all University policies, rules and ordinances, including the University’s no-smoking and handgun policies that are available at http://www.policy.umn.edu/
5.3 You may store and use at the Premises routine household agents only, and shall not store or use at the Premises any article or object of a dangerous, flammable, or explosive character.
5.4 No dog, cat, or other animals may be kept at the Premises without University’s written consent except service animals. You shall keep all permitted pet(s) on a leash or within a fenced kennel area when outside. You are responsible for the cost of repairs for any damage caused by pets. You shall obey all local licensing and health requirements for pets.
5.5 Waterbeds are not permitted in the Premises.
6. Utilities, Services.
6.1 Tenant and University shall pay for utilities and services delivered to and/or consumed at the Premises as provided in the chart below. INSTRUCTION: Check only one column for each utility or service.
Utilities / Included in rent (University pays service provider) / Not included in rent (Tenant pays service provider directly)Natural gas
Water
Sewer
Fuel oil
Garbage Removal
Telephone
Cable
Other utility or service:
6.2. You are not entitled to any rent reduction because of a stoppage or reduction of any of the above services unless the reduction is required by law.
7. Taxes. You shall pay all (a) real estate taxes and/or payments in lieu of taxes arising out of your use of the Premises, and (b) installments of special assessments for the Premises due and payable during the term of this Lease.
8. Alterations; Mechanic’s Liens.
8.1 You cannot make decorations, changes or improvements to the Premises, including but not limited to wallpapering, painting or removing or exchanging appliances in the Premises without the prior written consent of University in each instance, which consent University may withhold, delay or condition in its sole discretion.
8.2 You shall not permit a mechanic’s lien to be placed upon the Premises; you shall do all things necessary to prevent the filing of any mechanics’ or other liens against the Premises or University’s interest therein by reason of any work, labor, services, or materials performed or supplied or claims to have been performed or supplied to you.
8.2.1 If any lien is filed, you shall bond against or discharge it within thirty (30) days after the date of filing.
8.2.2 University reserves the right to pay to release any lien and you shall reimburse the University as additional rent; University is not be required to ascertain or inquire into the existence or validity of such lien before paying the same.
9. Care of the Premises; Repairs.
9.1 You, at your expense, shall maintain the Premises, including all appliances, in a good, safe condition, neat and clean in appearance.
9.2 You shall immediately notify University of any damage to the Premises or any condition that might cause damage or waste to the Premises or utilities serving the Premises. You shall not undertake repairs yourself or arrange yourself to have repairs done. Any repairs made to the Premises shall be made by University.
9.3 You shall pay for the cost of any repairs to the Premises where the damage is the result of your negligence or carelessness (including but not limited to plumbing problems and damage from rain through open windows) or that of others allowed at the Premises by you.
10. Surrender of Premises; Holdover.
10.1 Surrender. When this Lease ends, you shall move out of the Premises by .m. on the end date and do the following:
10.1.1 Provide your forwarding address to University.
10.1.2 Remove all of your personal property from the Premises.
10.1.3 Return all keys to University within () hours after Lease expiration.
You must surrender the Premises to University in the same condition as on the Commencement Date, excepting normal wear and tear. You are responsible for the costs to repair any damage caused by your removal of personal property. Any personal property remaining in the Premises after the Lease ends will be considered abandoned and University may remove and dispose of it without liability to you or others and charge you for the cost of removal and disposal, which shall be due upon demand.
10.2 Holdover. If you remain in the Premises after the Lease ends, you shall be deemed to be occupying the Premises as a month-to-month tenant upon the same terms and conditions of this Lease except the monthly base rent shall be one hundred fifty percent (150%) of the monthly base rent payable by you immediately prior to the expiration of this Lease. The continuation of this Lease on a month-to-month basis means through the remainder of the calendar month in which the original lease ends, and then full calendar months thereafter. The foregoing sentences shall not serve as permission to hold over, nor serve to extend the term and University shall have the right at any time thereafter to enter and possess the Premises and remove all property and persons therefrom.
10.3 Survival. The provisions in this Section shall survive Lease termination or expiration.
11. Premises’ Damaged or Destroyed.
11.1 If through no fault or neglect of your own or of your guest(s) or invitee(s) (i) the entire Premises are destroyed or (ii) a portion of the Premises is damaged or destroyed rendering the Premises uninhabitable, this Lease shall terminate effective on the date of damage and rent shall be prorated as of the date of damage. If a portion of Premises are damaged or destroyed, but the Premises are not rendered uninhabitable, University may terminate this Lease by giving to you written notice within ten (10) days after the damage and rent shall be prorated as of the date of damage. If this Lease is not terminated, the Lease shall continue in full force and effect and University shall with reasonable diligence repair the damage; provided, however, that University shall not be required to spend more for repairs than the insurance proceeds it receives. Rent during the restoration period shall abate for any portion of the Premises that is unfit for your use and occupancy, unless the damage or destruction was caused by you or your guests or invitees.
11.2 If the Premises are damaged or destroyed through your fault or neglect or your guest’s or invitee’s fault or neglect or as a result of a violation of any term of this Lease or University policy, including the no-smoking or pets policies, University may end this Lease by giving you written notice within ten (10) days after University receives notice of the damage or destruction. If the damages are not significant and University elects to repair or rebuild the Premises, the amount of such repairs or rebuilding shall be deducted from your security deposit. You shall be responsible for all restoration and repair costs not covered by your security deposit.
12. University’s Reserved Rights. University has the right to enter, pass through, and examine the Premises for any reasonable purpose. In all situations other than an emergency, University shall make a good faith attempt to provide to you advance notice of its intent to enter. In the notice, University shall state the date, time, and purpose of the entry. The written notice shall be left in a conspicuous place in the Premises.