The lease addendum is a very, very important form for landlords. This lease addendum explains in plain language all the key things we’ve learned over the years that our tenants really need to know about. This document includes but is not limited to (there are actually 31 items covered in this document) items such as:

  1. Deposits and last month’s rent (cannot be used for).
  2. Due dates and late fees for rent.
  3. Smoke alarm battery reminder
  4. Air conditioning filter reminder
  5. Landscaping Responsibilities
  6. Unauthorized repairs/improvements
  7. 30 day notice reminder
  8. criminal activity
  9. Move-In Inspection Reminder (Condition of Rental Property)
  10. sublease

You’ll want to copy and paste these elements, as well as any other elements you can think of that make sense for your specific property, into the body of the document at the bottom of this post (which is just a sample header and footer for ease of use). So, without further ado, here are the 31 items we put in every lease addendum for every rental agreement we sign with a tenant:

  1. Tenant understands that the Security/Cleaning/Redecoration Deposit is NOT to be used to pay last month’s rent.
  2. Rents are due on the 1st of each month and are delinquent on the 2nd of each month. 5 day notices will be given; there is a service fee for each notice, and this is paid by the tenant. The late payment fee is $35.00 per day retroactive to the 5th of the month.
  3. The tenant will be responsible for checking the batteries in the smoke detector at least once a month and replacing them when necessary. If the smoke alarm does not work, the Tenant must notify the Landlord/Owner immediately.
  4. Tenants are required to change air conditioning filters every 30 days. If Tenant fails to change filters, Tenant may be billed for damages. Tenant to keep the interior of the house in a clean, orderly and “maid service” manner. Failure to do so may cause excessive wear and tear and may be considered a material breach of the lease terms.
  5. Tenant is responsible for maintaining lawns, desert landscaping, shrubs, trees, and other landscaping, including mowing and pruning. Failure to maintain the exterior of the premises is justification for withholding deposits to restore the property to pre-rental condition.
  6. Repairs caused by the resident’s carelessness or negligence will be charged to the Tenant (ie, a child’s toy blocks the toilet or sewer line, or excess hair clogs the sink or shower line). Such charges must be paid within ten (10) days of Landlord/Owner’s written notice.
  7. Owner/Lessor will NOT pay for unauthorized repairs.
  8. Tenants will not work on or repair vehicles on the premises; there must be no commercial, unregistered or non-operating vehicles parked on, in front of or next to the property that is visibly in view from the street.
  9. Owner/Lessor only warrants the serviceability of the following appliances: air conditioner, water heater, conventional water heaters, range/oven, refrigerator and dishwasher, if provided, and all other major electrical and plumbing systems. The owner/owner does not warrant or repair the washers and dryers.
  10. It is the Tenant’s responsibility to purchase and maintain liability insurance if the Tenant has a waterbed and/or a pet. As stated in the lease, written permission must be obtained from the Landlord/Owner to install a waterbed or have a pet on the property.
  11. The Owner/Landlord is not responsible for the personal belongings of the Tenants. Tenant understands that he may choose to obtain renters/renters insurance.
  12. Tenant must give thirty (30) days written notice prior to the expiration of this agreement to vacate or renew. On a month-to-month basis, the termination of this lease can only coincide with the end of a calendar month, unless otherwise agreed to by all parties.
  13. Tenant must allow Landlord/Landlord/Realtor to show property for rent or sale during the last thirty (30) days of tenancy with proper notice. Tenant will allow placement of one lock box with property key during the last 30 days of tenancy. Failure to comply may result in loss of deposits.
  14. The tenant may obtain a free copy of the AZ Residential Landlord/Tenant Law at the Secretary of State’s office.
  15. Non-refundable fees will apply to the following: cleaning/carpet cleaning/property key change.
  16. The tenant acknowledges receipt of a move-in inspection form. It is Tenant’s responsibility to return to Landlord/Owner within ten (10) days of occupancy.
  17. Criminal Activity: Tenants or Tenant’s household members shall not permit the dwelling to be used for, or to facilitate, criminal activity, including drug-related, regardless of whether the person engaging in such activity is a member of the household or a guest. Violation of this provision will be a material and irreparable violation of the lease and good cause for immediate termination of the lease. Proof of the infraction will not require a criminal conviction, but will be based on a preponderance of the evidence.
  18. Indemnification: The Tenant(s) must indemnify and hold the Owner harmless from any claim, liability, sanction, damage, expense, and judgment for injuries or accidents to persons or property of any nature, regardless of their cause, that occur on or near the leased premises. during the lease term and any other period of occupancy, including costs, expenses, attorneys’ fees incurred by Owner in defense of such claims, whether or not such claims are adequately covered by insurance.
  19. Waiver: The waiver by either party of any breach of this lease shall not be deemed a waiver of such breach on a subsequent occasion, and the failure of either party to insist on performance of the terms, agreements and conditions of this lease shall not constitute a waiver. reliance on such party’s right thereafter to enforce such term, agreement or condition, but such term shall remain in full force and effect. If any provision or part thereof in this lease is found unenforceable or illegal, the remaining terms will remain in full force and effect.
  20. Utilities: Tenants are responsible for all utilities to be in their name prior to move-in. Tenant also agrees to pay any and all deposits (if applicable) as required by utility companies.
  21. Assignment and subletting: The Tenant may not assign or sublet the property without the express written permission of the Landlord/Owner. Landlord/Owner will charge an application fee to cover the cost of credit and background checks.
  22. Alterations: Tenant will not make any alterations, additions, or improvements to the property, whether inside or outside, without the written consent of Owner/Landlord.
  23. If the property has an electric garage door opener, the remote controls will be operational upon move-in. Remote controls are not guaranteed beyond move-in.
  24. Tenant agrees to return all house keys, mailbox keys, garage door openers, and any other keys upon move-out. A $75.00 key change fee will be charged if all keys are not returned and $35.00 for each garage door remote.
  25. Tenant agrees to complete a final inspection with the owner/landlord at the end of the lease term. Tenant agrees to have all personal property removed from the premises at the time of final inspection. Landlord/Owner is not required to perform a joint move-in inspection with Tenant if ARS 33-1321C applies.
  26. FIRSTNAME LASTNAME and FIRSTNAME LASTNAME are owners of said property.
  27. Tenant understands that smoking is not allowed inside the house or garage.
  28. Tenant agrees to notify Landlord/Owner immediately of any water leaks that occur (ie sink/vanity/tub/shower/laundry faucet/appliance leaks, ceiling stains, or any observed water penetration).
  29. Tenants are responsible for having carpets professionally cleaned prior to lease expiration; proof of cleaning is by receipt.
  30. If the property is located in a homeowners association, the Tenant is responsible for any fines imposed on the property for violations caused by the Tenant. The two most common violations are trash cans left out on days not picked up and weed control. Rules and regulations for homeowners are available only upon written request.
  31. In the event that the property is sold, the lease/rental contract between the lessor and the lessee is canceled on the date the new owner takes possession of the property. The tenant has 30 days to vacate the property or sign a new lease with the new owner at the owner’s option.

Actual.pdf and Word documents are available in my blog post of this article. Located here:

http://landlord.ideaboxllc.com/2010/06/31-items-to-put-in-your-lease-addenda-rental-form/