2386 Mills Bnd

Lease terms

These terms are intended to be incorporated into the landlord's Georgia residential lease and applicable addenda. They do not replace any disclosures, notices, procedures or provisions required by federal, state or local law. 1. Property The premises consist of a two-story, four-bedroom, three-bathroom single-family residence with an attached two-car garage, driveway, fenced outdoor areas, appliances, fixtures and any furnishings identified in the move-in inventory addendum. Only the tenants and occupants specifically identified in the lease may reside at the property. 2. Move-In-Ready Condition and Delivery of Possession The landlord shall deliver the property to the tenant in a clean, safe, sanitary and move-in-ready condition on the lease commencement date, subject to any conditions specifically documented in the signed move-in condition report. For purposes of this lease, "move-in ready" means that, to the landlord's knowledge: The property has been professionally or thoroughly cleaned. The property is free of trash, abandoned belongings and possessions belonging to prior occupants. Floors, counters, bathrooms, cabinets and other commonly used surfaces are reasonably clean. All landlord-provided appliances are installed and in reasonably good working order. Plumbing fixtures, electrical systems, heating and air-conditioning systems are operational. Smoke alarms and carbon-monoxide alarms are installed and operational as required. Exterior doors, windows and locks are reasonably secure. Garage doors, garage-door openers, gates and other provided access devices are operational. The yard, driveway, garage and exterior areas are reasonably clean and accessible. All furnishings, equipment and household items included with the rental are present and documented in the move-in inventory. The landlord is not aware of any active infestation, uncontrolled water intrusion or condition making the property unsafe or unfit for residential occupancy. "Move-in ready" does not mean that the property is new, recently constructed or free from ordinary cosmetic wear. Minor cosmetic imperfections that do not materially affect health, safety, sanitation or ordinary use of the property shall not prevent delivery of possession, provided they are documented in the move-in condition report. Move-In Inspection Before or at the time possession is delivered, the landlord or property manager and tenant shall complete the required move-in inspection and condition report. The report shall identify existing damage, wear, missing items and any agreed-upon repairs. The tenant shall be given a reasonable opportunity to inspect the property and either: Sign the report acknowledging that it is accurate; or Identify in writing any items with which the tenant disagrees. Photographs and video recordings may be attached to and incorporated into the move-in condition report. The tenant's signature confirms the observable condition of the property at move-in. It does not waive the tenant's right to report a hidden defect, developing maintenance problem or condition affecting health, safety or habitability that was not reasonably discoverable during the move-in inspection. Supplemental Move-In Reporting The tenant must submit any additional reasonably discoverable move-in condition concerns to the property manager in writing within 72 hours after receiving possession. The notice should include photographs or videos where reasonably possible. Approved supplemental items will be added to the tenant's move-in file. Failure to report an observable cosmetic condition within this period may result in the property manager treating the condition as having occurred after move-in. This reporting period does not limit the tenant's ability to report hidden defects, emergencies, habitability concerns or maintenance problems that develop or become apparent later. Requirements Before Keys Are Released Keys, garage remotes and other access credentials will not be released until the tenant has: Signed the lease and all required addenda; Paid all amounts due before move-in; Provided proof of required renter's insurance; Completed all approved-pet documentation and payments, if applicable; Transferred or activated all tenant-responsible utilities, where required; Provided all required identification and occupancy information; and Completed or agreed to complete the required move-in inspection process. Delayed Possession If the landlord cannot deliver possession on the scheduled commencement date because the property is not ready for lawful residential occupancy, rent shall be prorated or abated for the period during which possession cannot be delivered. The landlord shall not be responsible for delays caused by the tenant's failure to satisfy move-in requirements, including failure to pay required funds, obtain renter's insurance, activate utilities or submit required documentation. Any alternative possession date, temporary arrangement or lease termination resulting from delayed delivery of possession must be documented in writing by the landlord or property manager. 3. Lease Term The initial lease term shall be 12 months, beginning on __________ and ending on __________. The lease will not automatically renew for another fixed term unless the landlord and tenant execute a written renewal agreement. The tenant must provide at least 60 days' written notice of an intention to vacate at the end of the lease term. Notice must be submitted through the property-management platform or delivered to the property manager in another approved written form. 4. Monthly Rent Monthly rent shall be: $4,100 per month Rent is due in full on the 1st day of each month through the landlord's designated online payment system. Rent not received by 5:00 p.m. on the 5th calendar day of the month will be considered late and subject to a late fee equal to 5% of the monthly rent, currently $205. Returned or rejected payments may be subject to charges permitted by Georgia law and any actual banking charges incurred by the landlord. The tenant may not deduct expenses from rent, withhold rent or offset amounts allegedly owed by the landlord except where expressly permitted by applicable law. 5. Applicant Qualification Standards Applicants must satisfy the landlord's written screening standards, which will be applied consistently to all applicants in compliance with applicable fair-housing laws. Recommended minimum qualifications include: Combined gross household income of at least three times the monthly rent Minimum combined gross income of $12,300 per month Minimum combined gross income of $147,600 per year Minimum credit score of 680 Verifiable employment, income or liquid financial resources Satisfactory rental and payment history Satisfactory identity, credit, eviction and background screening No material misrepresentations on the rental application Approval is based on the complete application rather than any single factor. 6. Security Deposit The security deposit shall be: $4,100 The security deposit is not prepaid rent and may not be applied to the final month's rent. The security deposit will be held and administered according to Georgia law, including applicable escrow, notification, inspection and accounting requirements. Before possession, the landlord or property manager and tenant will complete and sign a move-in condition report identifying existing damage. Photographs and videos may be attached to the report. The tenant remains responsible for damages exceeding the amount of the security deposit. Permissible deductions may include, as allowed by law: Unpaid rent, fees or tenant-responsible utilities Damage beyond ordinary wear and tear Excessive cleaning Missing furnishings, equipment, remotes, keys or garage devices Damage caused by tenants, occupants, guests or animals Unauthorized alterations Abandoned personal-property expenses Costs resulting from early termination or other lease defaults 7. Utilities and Services Unless otherwise stated in writing, the tenant shall establish and pay for all utilities and services serving the property, including: Electricity Natural gas Water and sewer Internet and cable Trash or sanitation charges Any tenant-requested subscription services Utility service must remain active throughout the lease term. The tenant may not disconnect, transfer or materially modify any security, smart-home, internet, irrigation, appliance or utility equipment belonging to the landlord without written authorization. The landlord may separately maintain professional lawn, pest-control, security or preventative-maintenance services. The tenant must provide reasonable access for scheduled service appointments. 8. Property Manager and Work Orders The landlord has appointed a property manager to administer the property. The property manager shall be the tenant's primary point of contact for: Maintenance requests Repairs Vendor scheduling Property inspections Access coordination Lease administration Questions regarding the property Emergency reporting All routine work orders must be submitted through the designated property-management portal or other written system approved by the property manager. The tenant may not directly hire, instruct or authorize contractors, technicians or vendors to perform work at the property without prior written authorization from the property manager, except where applicable law expressly provides otherwise. Unauthorized work will not be reimbursed, and the tenant may be responsible for correcting damage caused by unauthorized repairs. The tenant must cooperate with the property manager and provide reasonable access to approved vendors. Emergencies Conditions requiring immediate reporting include: Fire or smoke Suspected gas leak Uncontrolled water leak or flooding Sewage backup Electrical arcing or exposed live wiring Forced entry or significant security failure Loss of an essential service creating an immediate health or safety risk The tenant must first contact emergency services or the appropriate utility when necessary and then immediately notify the property manager. 9. Tenant Maintenance Responsibilities The tenant shall keep the property clean, sanitary and reasonably safe. Tenant responsibilities include: Promptly disposing of household trash Removing pet waste from the yard and exterior areas Preventing excessive dirt, grease, mildew, moisture and pest conditions Using plumbing fixtures properly Keeping grease, wipes, paper towels, hygiene products and inappropriate objects out of drains and toilets Replacing ordinary light bulbs within reasonable reach Replacing HVAC filters at least every 60 days, using the correct filter type Testing smoke and carbon-monoxide alarms and promptly reporting defects Taking reasonable precautions against freezing pipes Keeping sinks, tubs, showers, appliances and floors reasonably clean Promptly reporting leaks, roof issues, HVAC problems, pest activity, appliance failures and safety concerns Maintaining adequate heating, cooling and ventilation to prevent moisture damage Providing access for scheduled maintenance Preventing damage by occupants, guests and animals The tenant may be charged for repairs resulting from misuse, negligence, failure to report a developing problem, unauthorized work or damage caused by the tenant, an occupant, a guest or an animal. The landlord remains responsible for repairs and habitability obligations that cannot legally be transferred to the tenant. 10. Pets No pet may be kept at the property without prior written approval and execution of a pet addendum. Recommended Pet Charges First approved pet: $500 one-time nonrefundable pet fee Each additional approved pet: $250 one-time nonrefundable pet fee First approved pet: $50 monthly pet rent Each additional approved pet: $25 monthly pet rent Recommended maximum: Three approved household pets, subject to the landlord's insurance requirements and written approval. The pet fee is not a security deposit and does not limit the tenant's responsibility for animal-related damage. Each approved animal must be identified in the pet addendum, including species, breed or type, approximate weight, age and vaccination status. The tenant shall: Keep approved animals properly supervised and controlled Remove animal waste promptly Prevent excessive barking, odor, fleas, property damage and nuisance behavior Repair or pay for animal-related damage Comply with applicable vaccination and licensing requirements Prevent animals from roaming outside the fenced or approved areas Prevent animals from damaging turf, fencing, landscaping, doors or flooring The property may not be used for breeding, boarding, fostering, pet-sitting or operating an animal-care business without the landlord's separate written authorization. Animals entitled to different treatment under applicable fair-housing or reasonable-accommodation law will be addressed separately from the standard pet policy. 11. Smoking and Vaping The property is a smoke-free residence. Smoking, vaping or burning tobacco, cannabis or any other inhaled substance is prohibited: Inside the residence Inside the garage Near open doors or windows In any location where smoke or odor may enter the residence Outdoor smoking must occur at least 20 feet from the residence, provided it does not violate applicable law or create a nuisance. The tenant is responsible for smoke-related odor, residue, burns, staining, remediation, repainting, filter replacement and cleaning caused by the tenant, occupants or guests. 12. Parking and Vehicles Tenant parking is limited to the two-car garage and paved driveway. Unless otherwise approved in writing, no more than four regularly stored vehicles may be kept at the property. All vehicles must be: Operable Currently registered Properly insured Associated with an approved tenant or occupant The following are prohibited without written authorization: Parking on lawns, landscaping or sidewalks Blocking neighboring driveways, mailboxes or trash collection Storing abandoned or inoperable vehicles Major vehicle repairs Oil changes or fluid drainage Commercial fleet vehicles Trailers, boats, campers or recreational vehicles Installation or use of an electric-vehicle charger not approved by the property manager Street parking is not guaranteed and must comply with all local parking requirements. Guests are responsible for parking legally and without disrupting neighboring properties. 13. Renter's Insurance The tenant must maintain renter's insurance continuously throughout the tenancy. The policy must include: Personal-property coverage selected by the tenant At least $300,000 in personal liability coverage Coverage for accidental damage or injury for which the tenant may be responsible Coverage applicable to any approved animal, where available or required The property owner and property manager listed as additional interests for policy-status and cancellation notifications, not as additional insureds unless separately required Proof of coverage must be provided before keys or possession are released. The tenant must provide updated proof upon each policy renewal and within a reasonable period after a request from the property manager. Failure to maintain required insurance constitutes a lease violation. The landlord's property insurance does not insure the tenant's belongings, relocation costs or personal liability. 14. Occupancy and Guests Only approved tenants and occupants named in the lease may reside at the property. A guest may not stay at the property for more than: 14 consecutive days, or 30 total days during any 12-month period without prior written authorization. A person who regularly receives mail at the property, stores substantial belongings there or uses the property as a primary residence may be considered an unauthorized occupant. The tenant is responsible for all conduct and damage caused by occupants and guests. 15. Subleasing and Short-Term Rentals Subleasing, assignment or transfer of the lease is prohibited without prior written authorization. The tenant may not advertise, list or offer any portion of the property through: Airbnb Vrbo Furnished Finder Peerspace Corporate-housing platforms Room-rental websites Any other short-term or temporary rental service The tenant may not rent individual bedrooms or accept paying guests without written authorization. 16. Alterations, Mounting and Locks The tenant may not make alterations without prior written approval from the property manager. Restricted alterations include: Painting or wallpapering Installing shelving or fixtures Mounting televisions Installing satellite dishes or antennas Installing security cameras or smart-home devices Replacing plumbing or electrical fixtures Changing landscaping Installing an electric-vehicle charger Changing or rekeying locks Drilling into tile, masonry, cabinetry or exterior surfaces Approved alterations must be completed professionally and may be subject to restoration requirements at move-out. The tenant may not change, replace or add locks without written authorization and delivery of working keys or access credentials to the property manager. 17. Furnishings, Appliances and Equipment When the property is leased furnished, all included furnishings, appliances, electronics, remotes, access devices and equipment will be documented in an inventory addendum. The tenant may not remove, sell, discard, replace, lend or store included property off-site without written authorization. The tenant is responsible for loss or damage beyond ordinary wear and tear. The tenant must promptly report malfunctioning appliances and may not attempt internal appliance repairs. Smart-home and security equipment must remain installed and may not be factory-reset, disconnected or transferred to another account without written authorization. 18. Noise, Conduct and Use The property shall be used only as a private residence. The following are prohibited: Illegal activity Conduct creating a nuisance or safety hazard Excessive or repeated noise Commercial or ticketed events Parties that create excessive traffic, noise or parking demand Business activity involving regular customer visits, employees, inventory or deliveries Storage of hazardous, explosive or unlawful materials Interference with neighbors' quiet enjoyment Ordinary remote work that does not create traffic, nuisance, insurance exposure or code violations is permitted. 19. Landlord and Vendor Access The tenant must permit reasonable access for: Repairs and maintenance Inspections Pest control Preventative maintenance Appraisals or insurance inspections Showing the property near the end of the lease Addressing suspected lease violations Emergencies Except in emergencies or where otherwise permitted by law, the landlord or property manager will ordinarily provide at least 24 hours' notice before entry. The tenant may not unreasonably deny or repeatedly delay access. 20. Early Termination The tenant has no automatic right to terminate the lease early except as provided by the lease or applicable law. The tenant may request an early-termination agreement. If approved by the landlord, recommended conditions are: At least 60 days' written notice Payment of rent through the approved termination date An early-termination fee equal to two months' rent, currently $8,200 Repayment of any unearned rent concessions Payment of all outstanding balances Satisfactory surrender of the property No existing material lease default The early-termination option is not effective unless confirmed in a written agreement signed by the landlord. 21. Renewal and Holdover Any renewal must be agreed to in writing. If the tenant remains after the lease expiration without a signed renewal, the landlord may: Demand possession Offer a new lease Charge holdover rent equal to 150% of the previous monthly rent, to the extent permitted by law Exercise other remedies provided by the lease or Georgia law Acceptance of money after the lease ends will not constitute a fixed-term renewal unless confirmed in writing, except where applicable law provides otherwise. 22. Move-Out Requirements At move-out, the tenant must: Vacate by the required deadline Remove all personal property and trash Return the property in reasonably clean condition Complete required cleaning Repair approved tenant-responsible damage Return all keys, remotes, garage openers and access devices Provide a forwarding address Participate in the move-out inspection process Continue required utilities through the surrender date Items left behind may be handled according to the lease and applicable Georgia law. 23. Fair Housing and Reasonable Accommodation The landlord and property manager will administer applications, occupancy rules, pet policies and lease enforcement consistently and in accordance with applicable federal, state and local fair-housing requirements. Requests for reasonable accommodation should be submitted to the property manager for individualized review. 24. Governing Law and Property-Management Authority The lease shall be governed by Georgia law and applicable local ordinances. The tenant acknowledges that the property manager is authorized to receive notices, coordinate maintenance, enforce lease requirements, communicate on behalf of the landlord and perform the management functions authorized by the landlord. Formal notices shall be delivered using the addresses and methods identified in the signed lease.