3638 Sutton Loop

Lease terms

1. Lease Term Lease Term: This lease shall begin on 7/1/2026 and end on 5/30/2027, for a fixed term of 11 months. Holdover / Renewal: Tenant has no right to remain after the lease end date unless Owner and Tenant sign a written renewal or extension. If Tenant remains with Owner's written consent, tenancy may convert to month-to-month under the same lease terms, except as modified in writing. 2. Rent Monthly Rent: Tenant shall pay monthly rent of $4500. Due Date: Rent is due on the 1st day of each month. Payment Method: Rent shall be paid by [Zillow Payments / ACH / check / other method]. Late Fee: If rent is not received by [e.g., 5th calendar day], Tenant shall pay a late fee of $500, subject to California law. Returned Payment Fee: Tenant shall pay any bank charges or lawful returned payment fee for any returned or rejected payment. 3. Amount Due at Signing Tenant shall pay the following before taking on lease. First month's rent: $4500 Refundable security deposit: $4500, equal to one month's rent Total move-in amount: $9000 The security deposit is not prepaid rent and may not be used as the last month's rent unless Owner agrees in writing. 4. Security Deposit The security deposit may be used only as allowed by California law, including unpaid rent, repair of damages beyond ordinary wear and tear, cleaning necessary to return the property to the same level of cleanliness as at move-in, replacement of missing keys/remotes, unpaid tenant charges, or other lawful deductions. Owner shall return the remaining deposit, with an itemized statement of deductions if applicable, within the time required by California law after Tenant vacates and returns possession. 5. Utilities and Services Tenant shall be responsible for setting up, maintaining, and paying directly for: PG&E electricity PG&E gas Water Garbage / trash / recycling / compost service Internet, cable, phone, alarm monitoring, or other optional services Owner shall be responsible for: Landscaping service only, as described below Property tax, homeowner's insurance, mortgage, HOA dues if applicable, unless otherwise stated Tenant shall not allow utilities to be disconnected during the lease term. Tenant shall promptly notify Owner of any utility issue that may affect the home, landscaping, irrigation, appliances, EV charger, HVAC, plumbing, or habitability. 6. Landscaping Owner shall pay for regular landscaping service for the front and/or rear yard, including routine lawn mowing, trimming, and basic yard maintenance. Tenant shall: Provide landscapers reasonable access on scheduled service days Keep gates unlocked or accessible when service is scheduled Not alter landscaping, trees, plants, irrigation, mulch, hardscape, or exterior lighting without Owner's prior written consent Promptly report irrigation leaks, broken sprinklers, drainage problems, dead trees, pest issues, or landscaping damage Keep the yard free of tenant personal property, trash, pet waste if any approved assistance animal exists, and obstruction Tenant shall be responsible for damage to landscaping, irrigation, fencing, plants, or outdoor systems caused by Tenant, Tenant's guests, occupants, contractors, or invitees. 7. Tesla / EV Charger on Premises The property includes an existing EV/Tesla charger on the premises. Recommended clause: Tenant may use the existing EV charger only in a safe, lawful, and manufacturer-approved manner. Tenant shall be responsible for all electricity costs related to EV charging. Tenant shall not modify, relocate, rewire, upgrade, repair, replace, or remove the charger or electrical components without Owner's prior written approval. Tenant shall immediately stop using the charger and notify Owner if Tenant notices overheating, sparks, tripped breakers, burning smell, physical damage, loose wiring, unusual charging behavior, or any safety concern. Owner makes no guarantee that the charger will be compatible with Tenant's vehicle or charging adapter. Tenant is responsible for any vehicle-specific adapters, software settings, or compatibility requirements. Tenant shall be responsible for any damage caused by misuse, unauthorized modification, overloading, negligence, or improper use of the charger or electrical system. 8. No Smoking / No Vaping The property is a non-smoking property. Tenant, occupants, guests, invitees, and contractors shall not smoke, vape, burn, or consume tobacco, marijuana, cannabis, hookah, e-cigarettes, or similar products anywhere inside the home, garage, attached structures, or within the property boundaries. This includes but is not limited to bedrooms, bathrooms, kitchen, garage, backyard, side yard, patio, porch, driveway, and near windows or doors. Violation may result in cleaning charges, deodorizing costs, repainting costs, HVAC duct cleaning, carpet/flooring treatment, and other lawful remedies. 9. No Pets No pets are permitted on the property without Owner's prior written approval. This includes dogs, cats, birds, reptiles, fish tanks, rodents, and temporary pet-sitting. Use this important carve-out: This no-pet policy does not apply to qualified service animals or assistance animals where required as a reasonable accommodation under applicable fair housing laws. Tenant shall not bring an animal onto the property without written approval unless required by law. If an assistance animal is approved or legally required, Tenant remains responsible for animal-related damage, cleaning, waste removal, nuisance, noise, and safety issues. 10. Occupancy Limits The home shall be occupied only by approved residents: No other person may reside at the property for more than [e.g., 14 consecutive days or 30 total days in a 12-month period] without Owner's prior written consent. Tenant shall not sublease, assign, Airbnb, VRBO, short-term rent, rent rooms, or allow business lodging use without Owner's written approval. 11. Use of Property The property shall be used only as a private residential dwelling. Tenant shall not use the property for illegal activity, commercial operations involving customer visits, short-term rental, storage of hazardous materials, auto repair business, high-noise operations, or any use that increases insurance risk or violates law, HOA rules, city rules, or zoning. Remote work from home is allowed so long as it does not create traffic, noise, signage, customer visits, employees, nuisance, or business-related liability. 12. Maintenance Responsibilities Tenant shall maintain the property in clean, sanitary, and safe condition. Tenant shall be responsible for: Replacing light bulbs, smoke detector batteries, carbon monoxide detector batteries, HVAC filters, and refrigerator water filters if applicable Keeping drains clear of hair, grease, wipes, feminine products, diapers, food, and foreign objects Preventing mold by using bathroom fans, kitchen ventilation, and reasonable cleaning Keeping the home ventilated and heated as needed Promptly reporting leaks, plumbing issues, appliance failures, roof leaks, electrical problems, pest activity, mold concerns, HVAC issues, or safety hazards Preventing damage from negligence, misuse, guests, occupants, or failure to report problems promptly Owner shall be responsible for major repairs required by law, except where damage is caused by Tenant, occupants, guests, negligence, misuse, or unauthorized work. 13. Repairs and Alterations Tenant shall not make alterations without Owner's prior written consent, including: Painting Mounting TVs Installing shelves Changing locks Installing smart locks, cameras, doorbells, alarm systems, satellite dishes, antennas, or networking equipment Modifying electrical, plumbing, HVAC, garage doors, landscaping, irrigation, or EV charging equipment Small picture hanging using reasonable nails/hooks may be allowed if you are comfortable. If not, specify that written consent is required for all wall mounting. 14. Appliances The following appliances are included for Tenant's use: Refrigerator Stove / oven Dishwasher Microwave Washer / dryer HVAC system Water heater Garage door opener EV charger [Other] Tenant shall use all appliances properly and report issues promptly. Tenant shall not overload washer/dryer, garbage disposal, electrical circuits, or EV charger. Clarify whether washer/dryer/refrigerator are included as warrantied appliances or provided "as-is." In California, be careful with "as-is" wording if an item affects habitability. 15. Garage, Parking, and Driveway Tenant may use the garage and driveway for ordinary residential parking. Tenant shall not: Store hazardous materials Operate auto repair or commercial activity Block sidewalks Park in violation of city/HOA rules Store unregistered, inoperable, leaking, or oversized vehicles Charge EVs using extension cords or unauthorized outlets Tenant is responsible for oil stains, battery leakage, garage damage, driveway damage, or damage from vehicles. 16. HOA / Community Rules, If Applicable Tenant shall comply with all HOA rules, CC&Rs, parking rules, trash rules, noise rules, architectural rules, and community restrictions provided by Owner. Tenant shall be responsible for fines caused by Tenant, occupants, guests, invitees, vendors, or failure to follow HOA rules. 17. Noise and Nuisance Tenant shall not create unreasonable noise, nuisance, disturbance, illegal activity, harassment, or interference with neighbors. Quiet hours shall be [e.g., 10:00 PM to 8:00 AM], or as required by city/HOA rules. 18. Entry by Owner Owner may enter the property as allowed by California law, including for repairs, inspections, emergencies, showing the property to prospective tenants/buyers/lenders/contractors, or as otherwise legally permitted. Except in emergencies or when otherwise allowed by law, Owner shall provide advance notice before entry. 19. Insurance Tenant is strongly recommended, or required if you choose, to maintain renters insurance with personal property and liability coverage. Suggested clause: Tenant shall maintain renters insurance with minimum liability coverage of $100,000 and shall provide proof upon request. Owner's insurance does not cover Tenant's personal property, relocation costs, vehicles, or Tenant's liability. 20. Tenant will get 2 keys. Tenant shall not duplicate keys or change locks without Owner's written consent. Missing keys, remotes, or access devices may be deducted from the security deposit as allowed by law. 21. Move-In Condition Before move-in, Owner and Tenant should complete a written move-in inspection checklist with photos/videos. Tenant should report any defects within 3 days of move-in. Failure to report does not waive habitability rights, but documentation helps avoid disputes. 22. Move-Out Requirements At move-out, Tenant shall: Return all keys, remotes, and access devices Remove all personal property and trash Professionally clean or return the home to the same level of cleanliness as move-in, ordinary wear and tear excepted Clean kitchen, appliances, bathrooms, floors, garage, yard, cabinets, and windows as applicable Repair tenant-caused damage Restore unauthorized alterations Provide forwarding address Cancel or transfer utilities as instructed, without causing service interruption before possession is returned 23. Early Termination Tenant is responsible for rent through the lease end date unless California law or a written agreement provides otherwise. If Tenant requests early termination, Tenant shall provide written notice. Owner shall make reasonable efforts to re-rent the property as required by law, but Tenant remains responsible for rent, utilities, and lawful costs until the property is re-rented or the lease expires, whichever occurs first. 24. Default / Lease Violation Lease violations may include nonpayment of rent, unauthorized occupants, unauthorized pets, smoking, nuisance, property damage, illegal activity, failure to maintain utilities, failure to allow lawful access, or violation of material lease terms. Owner may serve notices and pursue remedies allowed by California law.