670 N Main St

Lease terms

Rent & Utilities (a) The monthly rent shall be $1,300.00, which includes all utilities (water, sewer, trash/garbage, internet, electricity, gas, etc.). (b) Rent is due on the 1st day of each month. If rent is not received by 5:00 p.m. on the 5th day of the month, it will be considered late. (c) If Tenant's paycheck date is on a different day of the month, upon prior written agreement with Landlord the due date may be adjusted to coincide with that paycheck date; however, the late definition (i.e., 5 days later at 5 p.m.) still applies. (d) Late Fee: Ten percent (10%) of the monthly rent (i.e., $120.00) will be charged if rent is late. Under Utah law, late fees may not exceed $75 or 10% of the rent, whichever is greater, unless otherwise agreed in writing. (e) Payment Method: Payment will be made through Zillow Rent Manager (or successor portal) as directed by Landlord. Security Deposit and Cleaning Fee Tenant shall pay a security deposit of $1,200.00 at the signing of this Lease. This deposit secures Tenant's performance under this Lease and may be used for unpaid rent, damages (beyond normal wear and tear), and other Tenant defaults. A non-refundable cleaning fee of $150.00 is also due at signing. The refundable deposit will be returned within thirty (30) days after move-out if the Premises are in the same condition as at move-in, except for normal wear and tear, and after Landlord provides an itemized statement of any deductions as required by Utah law. Utilities & Internet All utilities and internet service are included in the rent. Tenant is responsible for minor upkeep (see Section 5). Landlord is responsible for major repairs and ensuring the Premises are habitable (see Section 6). Maintenance & Repairs (a) Tenant shall keep the Premises in a neat and sanitary condition and shall promptly notify Landlord of any repair needs via Zillow portal or phone. (b) Tenant shall be responsible for minor upkeep (e.g., light bulb replacement, lawn/yard pick-up, cleaning) but not structural or major system repairs. (c) Landlord shall repair and maintain the Premises so that it meets habitability standards under Utah law (safe, sanitary, and code compliant). (d) If the Utility Room is located in Tenant's space and Landlord requires access to utility equipment therein, Landlord will contact Tenant (via text, phone, or knock on door) to arrange entry. Smoke and Carbon Monoxide Detectors (a) Landlord shall install and maintain operable smoke detectors and carbon monoxide detectors in accordance with Utah Code 15A-5-204.3. (b) Tenant shall test all detectors monthly and promptly notify Landlord in writing of any malfunction, missing batteries, or damage. (c) Tenant shall not remove, disable, or tamper with any detector. If Tenant fails to maintain batteries or disables a detector, Tenant may be held liable for resulting damages or fines. Occupancy, Use & Restrictions (a) Only the Tenant(s) named in this Lease and their immediate family may occupy the Premises. (b) No commercial use of the Premises and no illegal activity is permitted. (c) No subletting or assignment of this Lease is permitted without Landlord's prior written consent. (d) No pets are allowed on the Premises at any time. (e) No smoking or vaping inside the Premises. Entry by Landlord Landlord and Tenant acknowledge that the Premises are part of a shared property where the Landlord also resides in a separate portion of the home. The utilities for both units (including, but not limited to, the electrical breaker panel, water lines, and other mechanical systems) are located within the Tenant's leased space. Landlord may need access to these areas for maintenance, inspection, or emergency purposes. Landlord agrees to give at least 24 hours' notice to Tenant before entering for non-emergency reasons, such as routine inspections, repairs, or utility access. Notice may be provided by text, phone call, or in person. Entry shall occur at reasonable times unless there is an emergency. In emergency situations (such as water leaks, loss of power, or other urgent maintenance needs), Landlord may enter the space without prior notice to prevent damage or restore essential services. Landlord will make every effort to respect the Tenant's privacy and limit time spent in the Tenant's space to what is reasonably necessary. Renewal, Termination & Notice (a) If either party wishes to renew or not renew this Lease at the end of the term, written notice of intent must be given at least sixty (60) days before the Termination Date. (b) Unless timely notice is given, the Lease may convert (at Landlord's discretion) to a month-to-month tenancy under applicable Utah law. Early Termination by Tenant Tenant may request early termination of this Lease prior to the Termination Date under one of the following conditions: (a) Payment Option: Tenant may terminate early by paying an amount equal to two (2) months' rent as liquidated damages, due upon written notice of intent to vacate. (b) Replacement Option: Tenant may propose a qualified replacement tenant, subject to Landlord's written approval. The replacement tenant must meet Landlord's screening criteria and sign a new lease before Tenant's liability ends. (c) Tenant remains responsible for rent and any damages until the earlier of (i) the date a replacement tenant begins occupancy or (ii) the end of the original lease term. Alterations/Modifications Tenant shall make no alterations, additions, or improvements to the Premises (including painting, wallpapering, installing shelving, changing locks, or modifying fixtures) without Landlord's prior written consent. All permitted alterations become Landlord's property upon installation. Tenant shall be responsible for damage caused by any unauthorized alteration and must restore the Premises to original condition at termination unless Landlord waives restoration. Lead-Based Paint Disclosure & Windows Condition Because the house was built in 1950, it is subject to federal lead-based paint disclosure requirements. Landlord has furnished Tenant with the EPA pamphlet "Protect Your Family from Lead in Your Home" and has disclosed any known lead-based paint hazards. Tenant acknowledges that the windows are small and do not meet modern egress requirements and therefore should not be used as emergency exits. Tenant will rely on primary exits and other safety features. Parking, Quiet Hours & Other Rules (a) Parking is street parking only. (b) Quiet hours shall be observed between 9:00 p.m. and 7:00 a.m. each day. (c) Tenant is responsible for weekly garbage/recycling placement at the curb. Default & Eviction (a) If Tenant fails to pay rent when due or violates any material provision of this Lease, Landlord may give Tenant a 3-day notice to pay or vacate for nonpayment of rent, or a 5-day notice to cure other lease violations. (b) If Tenant does not cure the default within the applicable notice period, Landlord may file for eviction in accordance with Utah law and pursue damages, unpaid rent, and allowable costs and attorney's fees. (c) Tenant remains liable for rent until the end of the Lease term or until the Premises are re-rented (whichever comes first), and must also pay for any re-letting costs, repairs, and lost rent. Renter's Insurance Tenant shall maintain renter's insurance naming Landlord as an additional interest during the Lease term, with a minimum of $100,000 liability coverage. Proof of insurance must be provided to Landlord upon move-in. Miscellaneous Provisions (a) Landlord will provide Tenant with a copy of this signed Lease and any attachments/rules as required by Utah law. (b) This Lease constitutes the entire agreement between the parties; no oral promises or representations shall bind either party. (c) If any provision of this Lease is found invalid or unenforceable, the remainder shall remain in full force and effect. (d) Utah law governs this Lease and any dispute shall be heard in a court of competent jurisdiction in Davis County, Utah.