Month-to-Month Residential Lease
1.	Identification of Landlord and Tenant. This Agreement is made and entered into on ________, 20__, between ______________ ("Tenant") and _______________ ("Landlord"). Tenant is liable for the payment of rent and performance of all other terms of this Agreement.
2.	Identification of Premises and Occupants. Subject to the terms and conditions set forth in this Agreement, Landlord rents to Tenant, and Tenant rent from Landlord, for residential purposes only, the premises located at 8831 Terrarama Ave, Spring Valley, California ("the premises"). 
3.	Limits on Use and Occupancy. The premises are to be used only as a private residence for the named Tenant, and for no other purpose without Landlord's prior written consent. Occupancy by guests for more than two days in any 30-day period is prohibited without Landlord's verbal consent and shall be considered a breach of this Agreement.
4.	Defining the Term of the Tenancy. The term of the rental shall begin on ____________, 20__, and shall expire on ____________, 20__. Should Tenant vacate before expiration of the term, Tenant shall be liable for the balance of the rent for the remainder of the term, less any rent Landlord collects or could have collected from a replacement tenant by reasonably attempting to re-rent. Tenant who vacate before expiration of the term are also responsible for Landlord's costs of advertising for a replacement tenant.

5.	Amount and Schedule for the Payment of Rent. Tenant shall pay to Landlord a monthly rent of $395.00, payable in advance on the 5th day of each month, except when that day falls on a weekend or legal holiday, in which case rent is due on the next business day. Rent shall be paid to William Greenway at the residence.
a. The form of payment shall be: [ x] cash   [x ] personal check   [  ] certified funds or money order   [  ] credit card   [  ] automatic credit card debit   [  ] bank debit
[ x] b. [Check if rent will be accepted personally, not by mail] Rent is accepted during the following days and hours: Anytime Landlord/lady present.
c. On signing this Agreement, Tenant shall pay to Landlord for the period of __________, 20__, through __________, 20__, the sum of $395.00 as rent, payable in advance.
6.	Late Charges. Tenant shall pay Landlord a late charge if Tenant fails to pay the rent in full within 7 days after the date it is due. The late charge shall be $20.00, plus $5.00 for each additional day that the rent continues to be unpaid. The total late charge for any one month shall not exceed $50.00. Landlord does not waive the right to insist on payment of the rent in full on the date it is due.
7.	Returned Check and Other Bank Charges. In the event any check offered by Tenant to Landlord in payment of rent or any other amount due under this Agreement is returned for lack of sufficient funds, a "stop payment" or any other reason, Tenant shall pay Landlord a returned check charge in the amount of $25.00.
8.	Amount and Payment of Deposits. On signing this Agreement, Tenant shall pay to Landlord the sum of $395.00 as a security deposit. Tenant may not, without Landlord's prior written consent, apply this security deposit to the last month's rent or to any other sum due under this Agreement. Within three weeks after Tenant have vacated the premises, Landlord shall furnish Tenant with an itemized written statement of the reasons for, and the dollar amount of, any of the security deposit retained by the Landlord, along with a check for any deposit balance. Under Section 1950.5 of the California Civil Code, Landlord may withhold only that portion of Tenant' security deposit necessary to: (1) remedy any default by Tenant in the payment of rent; (2) repair damages to the premises exclusive of ordinary wear and tear; and (3) clean the premises if necessary. 
9.	Utilities. Tenant utilities are included in the rent provided the following usage conditions are met: 
Water: Tenant and guest showers are limited to 1 hour per day, and not more than 3 hours water-on time per week.  Use of washing facilities is limited to a maximum of two full loads per week unless granted verbal consent by the landlord. Water and wash overages amounting to more than $20.00 will be added to rent.
Electricity: Reasonable usage of electricity is granted and includes but is not limited to the lighting, provided computer equipment, entertainment, and kitchen use.  Tenant is responsible for due diligence in minimizing electrical use and egregious power habits (repeatedly leaving devices on when not in use) will be reviewed and assessed as a penalty on the rent equal to the mean increase as shown on the electric company bill.  Baseline usage of household power will be established at the end of the Tenant’s first month’s stay and will be used to judge future usage habits.  Baseline usage documented:
 	Baseline 1 established on: __/__/20__    Amt KwH:____   Tenant Inits:___
Baseline 2 established on: __/__/20__    Amt KwH:____   Tenant Inits:___
Baseline 3 established on: __/__/20__    Amt KwH:____   Tenant Inits:___
	Tenant will not be held accountable or responsible for power usage increases as a result of air conditioning.
Phone: The common phone system is available for tenant use and provides unlimited local calling. Any zum 2, long distance, or international calls made by tenant will be added to the monthly rent.  To avoid disputes, landlord recommends that tenant inform landlord of any toll charges at the time they are made.  At tenant request, a wireless handset will be provided to tenant at no cost to them. If tenant wishes to have a private phone, all installation, hookup, and service fees are the exclusive responsibility of tenant. 	 

10.	Prohibition of Assignment and Subletting. Tenant shall not sublet any part of the premises or assign this Agreement without the prior written consent of Landlord. Tenant shall not copy or distribute the house key without consent of the landlord.
11.	Condition of the Premises. Tenant agree to: (1) keep the premises clean and sanitary and in good repair and, upon termination of the tenancy, to return the premises to Landlord in a condition identical to that which existed when Tenant took occupancy, except for ordinary wear and tear; (2) immediately notify Landlord of any defects or dangerous conditions in and about the premises of which they become aware; and (3) reimburse Landlord, on demand by Landlord, for the cost of any repairs to the premises damaged by Tenant or her guests or invitees through misuse or neglect.
Tenant acknowledge that she has examined the premises, including appliances, fixtures, carpets, drapes and paint, and has found them to be in good, safe and clean condition and repair, except as noted here: ________________________________________________________

12.	Possession of the Premises. If, after signing this Agreement, Tenant fails to take possession of the premises, they shall still be responsible for paying rent and complying with all other terms of this Agreement. In the event Landlord is unable to deliver possession of the premises to Tenant for any reason not within Landlord's control, including, but not limited to, failure of prior occupants to vacate or partial or complete destruction of the premises, Tenant shall have the right to terminate this Agreement. In such event, Landlord's liability to Tenant shall be limited to the return of all sums previously paid by Tenant to Landlord.
13.	Pets. No animal, bird or other pet shall be kept on the premises without Landlord's prior written consent, except properly trained dogs needed by blind, deaf or physically disabled persons.

14.	Landlord's Access for Inspection and Emergency. Landlord or Landlord's agents may enter the premises in the event of an emergency, to make repairs or improvements, supply agreed services and show the premises to prospective buyers or Tenant. Except in cases of emergency, Tenant' abandonment of the premises or court order, Landlord shall give Tenant reasonable notice of intent to enter and shall enter only during regular business hours of Monday through Friday from 9:00 a.m. to 6:00 p.m. and Saturday from 10:00 a.m. to 1:00 p.m. 
15.	Extended Absences By Tenant. Tenant agree to notify Landlord in the event that they will be away from the premises for 30 consecutive days or more. During such absence, Landlord may enter the premises at times reasonably necessary to maintain the property and inspect for damage and needed repairs.
16.	Prohibitions Against Violating Laws and Causing Disturbances. Tenant shall be entitled to quiet enjoyment of the premises. Tenant and her guests or invitees shall not use the premises or adjacent areas in such a way as to: (1) violate any law or ordinance, including laws prohibiting the use, possession or sale of illegal drugs; (2) commit waste or nuisance; or (3) annoy, disturb, inconvenience or interfere with the quiet enjoyment and peace and quiet of the landlord or nearby residents. 
17.	Repairs and Alterations
a.	Tenant shall not, without Landlord's prior written consent, alter, re-key or install any locks to the premises or install or alter any burglar alarm system. 
 b.	Except as provided by law or as authorized by the prior written consent of Landlord, Tenant shall not make any repairs or alterations to the premises.
18.	Damage to the Premises. In the event the premises are partially or totally damaged or destroyed by fire or other cause, the following shall apply:
a.	If the premises are totally damaged and destroyed, Landlord shall have the option to: (1) repair such damage and restore the premises, with this Agreement continuing in full force and effect, except that Tenant' rent shall be abated while repairs are being made; or (2) give written notice to Tenant terminating this Agreement at any time within thirty (30) days after such damage, and specifying the termination date; in the event that Landlord gives such notice, this Agreement shall expire and all of Tenant' rights pursuant to this Agreement shall cease.
b.	Landlord shall have the option to determine that the premises are only partially damaged by fire or other cause. In that event, Landlord shall attempt to repair such damage and restore the premises within thirty (30) days after such damage. If only part of the premises cannot be used, Tenant must pay rent only for the usable part, to be determined solely by Landlord. If Landlord is unable to complete repairs within thirty (30) days, this Agreement shall expire and all of Tenant' rights pursuant to this Agreement shall terminate at the option of either party. 
c.	In the event that Tenant, or her guests or invitees, in any way caused or contributed to the damage of the premises, Landlord shall have the right to terminate this Agreement at any time, and Tenant shall be responsible for all losses, including, but not limited to, damage and repair costs as well as loss of rental income.
d.	Landlord shall not be required to repair or replace any property brought onto the premises by Tenant. 
19.	Tenant' Financial Responsibility and Renters' Insurance. Tenant agree to accept financial responsibility for any loss or damage to personal property belonging to Tenant and her guests and invitees caused by theft, fire or any other cause. Landlord assumes no liability for any such loss. Landlord recommends that Tenant obtain a renter's insurance policy from a recognized insurance firm to cover Tenant' liability, personal property damage and damage to the premises.
20.	Waterbeds. No waterbed or other item of water-filled furniture shall be kept on the premises without Landlord's written consent.
21.	Tenant Rules and Regulations
[  ]	Tenant acknowledge receipt of, and have read a copy of, tenant rules and regulations, which are outlined in section 24 Additional Provisions. 

22.	Payment of Attorney Fees in a Lawsuit. In any action or legal proceeding to enforce any part of this Agreement, the prevailing party shall not recover reasonable attorney fees and court costs.
23.	Authority to Receive Legal Papers. Any person managing the premises, the landlord and anyone designated by the landlord are authorized to accept service of process and receive other notices and demands, which may be delivered to:
 [ x] b.	the Landlord, at the following address and telephone number: 
Will or Norzaimah Greenway
8831 Terrarama Ave
Spring Valley, CA  91977
(619) 713-0980

24.	Additional Provisions
Common Area 
Access: Tenant is granted access to common facilities which include the upstairs and downstairs bathrooms, the kitchen, living and porch areas, and the garage as required for access to the washer and dryer.   The master bedroom and attached bathroom are private and entry into the master bedroom or bath without verbal consent of landlord will be considered a breach of this agreement and will be considered trespassing.  Access to the upstairs office is provisional upon needs subject to verbal agreement of the landlord. Provisional access includes but is not limited to entering to speak with the land lords, and access to the common network laser printer.  At no time may tenant access or utilize any of the office computers or equipment without prior verbal consent of the landlord.  Access includes unauthorized network activity in regards to the shared data on the office computers.
Usage: Tenant may use the designated common area on a not-to-interfere basis with the resident landlords. This includes reasonable attempts to schedule the usage of the entertainment center, kitchen and washing facilities.
Smoking:  No smoking is allowed in the tenant bedroom or common areas.
Guests: Tenant may have up to two guests in her room. Guest access is limited to the tenant bedroom, and incidental access to the common bathrooms. Prior verbal consent is required to have more than two guests, or to host guests in other areas of the house outside the tenant’s bedroom.  Guests may at NO time be on premises without the presence of Tenant.  Tenant is responsible for chaperoning guests and being cognizant of their activities while in common areas, including times their presence has been approved by the landlord. Tenant is liable for any damage to the residence or any equipment residing therein as a result of any guest’s actions.
Storage: Implicit tenant storage includes everything in her bedroom, and 50% of the cabinets and medicine cabinet in the upstairs common bathroom. Provisional storage includes refrigerator, kitchen, and pantry storage.  Landlord agrees to grant reasonable space in the common refrigerator amounting to no-more than one third of the available space.  
Two special provisions to refrigerator storage: landlord requests that no pork be stored or prepared in the on-premises kitchen, and that alcoholic beverages be stored in Tenants room or in some alternatively agreed-upon location.									Init:_____
Cabinet storage will be provisional upon verbal agreement between landlord and tenant.  Additional provisional storage in the garage and outside areas can be made on request.
Computer: Tenant facilities include a provided computer and high speed internet access as a courtesy. Illegal activity using the provided hardware is subject to immediate termination of tenant. The computer is provided as-is and no warranty of function or usability is implied. Landlord provisionally will provide reasonable assistance to the tenant to resolve operation and connectivity issues.  Destruction or damage to the courtesy equipment that is determined to be malicious will be billed to the tenant.  Tenant, at her discretion, may use her own hardware, and attach to the provided network. Internet service has no guarantee of service, implied or otherwise.
Entertainment: Within the common area there is an elaborate entertainment system.  This entertainment system is reserved for the landlord’s use.  With verbal consent of the landlord, the Tenant may use the system for a reasonable period. To ease confusion, Tenant is encouraged to schedule use of the system.  Use of the entertainment system by Tenant between 11pm and 5am must be non-disruptive to the common inhabitants. Instructions on how to operate the entertainment system are available at tenant request.  Tenant is liable for any damages incurred to the system.
[  ] b.	Additional provisions are as follows: __________________
25. State Mandated Database Disclosure. Notice: The California Department of Justice, sheriff's departments, police departments serving jurisdictions of 200,000 or more and many other local law enforcement authorities maintain for public access a database of the locations of persons required to register pursuant to paragraph (1) of subdivision (a) of Section 290.4 of the Penal Code. The database is updated on a quarterly basis and is a source of information about the presence of these individuals in any neighborhood. The Department of Justice also maintains a Sex Offender Identification Line through which inquiries about individuals may be made. This is a "900" telephone service. Callers must have specific information about individuals they are checking. Information regarding neighborhoods is not available through the "900" telephone service. (Civil Code Sec. 2079.10a)
26. Grounds for Termination of Tenancy. The failure of Tenant or Tenant's guests or invitees to comply with any term of this Agreement, or the misrepresentation of any material fact on Tenant's Rental Application, are grounds for termination of the tenancy, with appropriate notice to Tenant and procedures as required by law.

27.	Entire Agreement. This document constitutes the entire Agreement between the parties, and no promises or representations, other than those contained here and those implied by law, have been made by Landlord or Tenant. Any modifications to this Agreement must be in writing signed by Landlord and Tenant. The failure of Tenant or her guests or invitees to comply with any term of this Agreement is grounds for termination of the tenancy, with appropriate notice to Tenant and procedures as required by law.

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Landlord/Manager
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Landlord/Manager's Street Address, City, State & Zip

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Tenant
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Tenant
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