PO BOX 1192, ANN ARBOR, MI  48106-1192BigHouseRentals.net    BigHouseRentals@comcast.net  (734) 223-9879
 Jane Belanger or her representative for Big House Rentals and Property Management, LLC (hereafter Landlord)     rents house/apt# _____________________ to __________________________________________ ______________________________________________________________________________ _____________________ (hereafter Tenants), and Tenants will pay reasonable rent for the premises.COVENANTS1.       PREMISES. Landlord leases to Tenants the dwelling located at _____________________, Ann Arbor, MI  48104 (the Premises), including ________ parking spaces. When parking is provided, Landlord may designate parking procedures for authorized vehicles and have unauthorized vehicles removed, including vehicles that are disabled or without current license plates. Such removal shall be at Tenants’ expense and may be without prior notice. Parking of commercial vehicles, boats, recreational vehicles, and trailers is prohibited, and no vehicle may be washed or repaired (including fluid changes) on the premises. The premises are/are not furnished. All furnishings in furnished Premises are part of the Premises. Tenants have received a move-in inventory checklist and will return a completed copy of it to Landlord within seven (7) days after receiving it. The Premises are conclusively presumed to be in good condition at move-in, unless Tenants specify objections on the move-in inventory checklist. Such objections are not a request for repairs. 2.       TERM AND POSSESSION. The lease Term runs from _____________________ at ________ o’clock [a.m. / p.m.] to _____________________ at ________ o’clock [a.m. / p.m.] Possession will be provided only after the first month’s rent, Security Deposit, and preparation fee are paid. If none of the Tenants takes possession on the day it is to be provided and if by that day Tenants have not notified Landlord in writing that they will take possession on a later day, Landlord may presume conclusively that Tenants have abandoned the Premises and rerent them. If the Premises are not ready for occupancy when the Term commences, Landlord’s sole liability to Tenants is abatement of Tenants’ rent, in the same percentage that the Premises are not ready for occupancy, from the date the Term commences to the date the Premises are ready for occupancy, which date is at Landlord’s exclusive determination. 3.       RENT. All Rent herein is reserved, and Tenants shall pay Landlord rent for the term of $______________ , plus all other Rent that becomes due under this Lease. Rent shall be paid in consecutive monthly installments of $______________ , due on the first of each month, beginning with the second month (first month collected before move-in). Landlord may require installments to be paid with certified funds or money orders and in a single payment. Rent is paid only when actually received by Landlord. 4.         PLACE OF PAYMENT AND NOTICES. Notices to Tenants (excluding security deposit claim notices) shall be delivered or mailed to the Premises. Tenants' rent, other charges/fees, and notices to Landlord, including security deposit communications, shall be delivered or mailed to Landlord at:  PO BOX 1192, ANN ARBOR, MI  48106-1192; except that if the Electronic Mail Alternative is accepted, security deposit communications shall be e-mailed to Landlord at the e-mail address set forth in the Electronic Notice Addendum. Security Deposit Notices required by this lease or by law shall be in writing.  Notices that are mailed  using the U.S. Postal Service (including security deposit claim notices) are deemed received by the other party  on the next regular day for delivery of mail after being properly addressed, stamped with sufficient postage, and deposited in a United States mailbox. Notices that are e-mailed under the Electronic Notice Addendum For Security Deposit are deemed received on the day they are sent, but they must be signed (typed signature of sender) by the sender to be valid. PLEASE MAKE CHECKS PAYABLE TO “BIG HOUSE RENTALS”. 5.              APPLICATION OF TENANTS’ MONEY. Money received by Landlord from Tenants (or in their behalf) shall be applied to Tenants’ account as follows: first to satisfy unpaid late fees, dishonored check fees, and to other fees owed by Tenants; second to maintenance and repair costs chargeable to Tenants; third to legal fees and court costs legally chargeable to Tenants, including costs incurred prior to curing a default; fourth to outstanding utility bills that are the responsibility of Tenants; fifth to deposits or portions thereof due from Tenants; sixth to charges, fines, and assessments against Landlord caused by Tenants; seventh to rent. Restrictive language on a check or in any communication, including those accompanying a payment, shall not constitute an accord and satisfaction or amend this provision. 6.       DEFAULT AND REMEDIES. Tenants’ noncompliance with any covenant of this lease is a default. If Tenants default, Landlord may have all remedies legally permitted, including termination of this tenancy and declaring all remaining rental installments immediately due and owing. Landlord may terminate this tenancy on 24 hours’ written notice if Tenants (or any one of them), a member of Tenants’ household, or other person under Tenants’ control unlawfully manufactures, delivers, possesses with intent to deliver, or possesses a controlled substance on the premises. Tenants shall reimburse Landlord for all legal fees, costs, and expenses legally recoverable and for all damages caused by their default, including costs of rerenting the Premises, such as showing, advertising, and preparing them; all lost rent for the remainder of the term and succeeding terms for which Landlord and Tenants have a lease and for which Landlord does not collect through mitigation; and the maximum amount of interest allowed by Michigan law on Tenants’ debt, from the date Tenants vacate. Tenants may not be liable for the total accelerated amount because of Landlord’s obligation to minimize its damages, and either party may have a court determine the actual amount owed. If other Premises owned or managed by Landlord are available for lease, it shall not be unreasonable for Landlord to lease them before Tenants’ Premises. From the date of execution, time is of the essence of this lease. If Landlord terminates this tenancy or obtains a judgment against Tenants for possession that is not redeemed, all renewals, lease extensions, or leases for a future term that Landlord and Tenants have executed, or to which they have agreed, are canceled. 

7.         UTILITIES. For the entire Term, Tenants shall place utilities for the Premises into their names, maintain uninterrupted service, and timely pay all utility bills, including _____________________, _____________________, and _____________________. Unless Landlord and Tenants otherwise agree, in writing, Tenants shall direct utility providers to place utilities into Landlord's name when Tenants discontinue utility service. Tenants shall pay all charges of utility providers because of late payment or other default. Landlord is not responsible for utility service interruptions that are beyond its control or due to necessary repairs, replacements, or alterations.

 8.       LATE FEES AND DISHONORED CHECKS. Tenants shall pay Landlord a late fee of $30/APT OR $40/HOUSE when a rental installment IS UNPAID AS OF THE 3RD OF THE MONTH (3 days late) and an additional late fee of $30/APT OR $40/HOUSE when a rental installment is UNPAID AS OF THE 10th OF THE MONTH (10) days late or more. Partial payment of a rental installment does not abate late fees. In addition to late fees, Tenants shall pay Landlord $40 for each check to Landlord that is dishonored. Late fees and dishonored check fees shall be paid by the first of the calendar month following the month in which they accrue and are deemed to be Rent as of that date. 9.       CHRONIC LATE PAYMENT OF RENT. Rent is due on the first of each month. Notwithstanding Paragraph 8, Landlord may terminate this lease because Tenants are chronically late with rent payments. Chronic late payment means failing to pay rent by the due date on three or more occasions during this lease. 10.       SECURITY DEPOSIT. Tenants shall pay a security deposit of $_________________________ before receiving possession of the Premises. When there is more than one tenant on this Lease, the security deposit is one joint deposit. Occupancy of the Premises is terminated when the last tenant, including his/her subtenant or assignee, vacates. Landlord is not required to allocate the deposit among Tenants or to attribute liability for charges against the deposit to individual Tenants. Any amount of deposit that is returned shall be returned in a check, payable to all Tenants, or, if all Tenants have authorized Landlord in writing, only to one Tenant. Security Deposit Act communications shall be addressed to Landlord at the address in paragraph 4, except that if the Electronic Notice Addendum For Security Deposit is being used, security deposit communications shall be e-mailed to Landlord at the e-mail addressed there supplied. Tenants may not elect to use the deposit for rent. If Tenants cause damages that exceed the amount on Deposit, they will pay those excess damages immediately upon receiving Notice thereof.  The name and address of the financial institution where your deposit will be held is:  UNITED BANK & TRUST – WASHTENAW, ANN ARBOR, MI 48104. The name and address of the surety company providing a bond for your deposit is: AUTO OWNERS INSURANCE CO #03797466771587, LANSING, MI.     TO TENANTS:  YOU MUST NOTIFY YOUR LANDLORD IN WRITING WITHIN FOUR (4) DAYS AFTER YOU MOVE OF A FORWARDING ADDRESS WHERE YOU CAN BE REACHED AND WHERE YOU WILL RECEIVE MAIL; OTHERWISE YOUR LANDLORD SHALL BE RELIEVED OF SENDING YOU AN ITEMIZED LIST OF DAMAGES AND THE PENALTIES ADHERENT TO THAT FAILURE.  ELECTRONIC NOTICE ALTERNATIVE:  The parties to this Lease may elect to communicate electronically for purposes of Security Deposit administration. If all parties to this lease execute the Electronic Notice Addendum For Security Deposit, Tenants’ notice of forwarding address, Landlord’s notice of claims against security deposit, and Tenants’ protest notice of Landlord’s claims will be communicated exclusively by e-mail, but Tenants also will advise Landlord of the ordinary mailing address to which any security deposit refund is to be sent through the U.S. Postal Service. 11.     NONREFUNDABLE ADMINISTRATION FEE. Tenants shall pay a nonrefundable ADMINISTRATION Fee of $______________  before receiving possession of the Premises. 12.     KEYS. Landlord may retain a key to the Premises throughout the lease. Tenants shall not change any lock without Landlord’s prior written consent, and Tenants shall provide Landlord with a key to any new or altered lock immediately upon its installation. Landlord may charge Tenants a reasonable amount for replacing lost keys and for assisting Tenants in gaining entry to the Premises.

13.     ENTRY BY LANDLORD. Landlord or its agents may enter the Premises in an emergency or to perform repairs, maintenance, code inspections, appraisals, insurance inspections, other purposes reasonably related to the operation of the building, and to show the Premises for sale or lease. Except during an emergency or when Landlord reasonably believes there is an emergency, all entries shall be made during reasonable hours, and Landlord shall make reasonable efforts to inform Tenants of its intention to enter and to establish a mutually acceptable time. 14.     MAINTENANCE. Tenants shall maintain the Premises in a neat, clean, and orderly manner; use and maintain them in accordance with applicable police, sanitary, and all other regulations imposed by governmental authorities; observe all reasonable regulations and requirements of underwriters concerning use and condition of the Premises tending to reduce fire hazard and insurance rates; and immediately inform Landlord when there is a need for Landlord to perform repairs or maintenance. Tenants shall not cause or permit any waste or misuse of any utility fixtures or of any portion of the Premises. Tenants shall reimburse Landlord for all damages caused by such waste or misuse; for all permit, inspection, and certification costs Landlord incurs because of Tenants’ noncompliance with this lease or applicable laws; and for all damages resulting from Tenants’ not timely reporting the need for repair or maintenance. Landlord may invoice Tenants for the cost of any repairs/replacements (other than normal wear and tear) made necessary by Tenants' during the term of this Lease. The amount of such invoices is deemed unpaid rent and shall be due with the rental Installment for the month following the month in which the invoice is sent. Tenants shall pay and be liable to Landlord and/or Landlord’s insurer (in contract and/or tort) for the repair of all damage to, and/or replacement of, the Premises and structure of which they are a part, including fire and flood damage, in any way caused or made necessary by Tenants, their guests, invitees, licensees, or agents. Nothing in this clause waives or lessens Landlord’s obligation to maintain and repair the Premises under Michigan law, but Landlord is not so liable when it has not been informed of the need to repair. Landlord’s reasonable exercise of any right or obligation hereunder never shall be deemed an eviction of Tenants or interference with their use and possession of the Premises, and Landlord shall have no liability to Tenants because of Landlord’s actions in reasonably fulfilling its obligations hereunder. 15.     HOLD HARMLESS. Tenants agree for themselves, their heirs, and personal representatives to hold Landlord harmless from all damages, including damages to the Premises and structure of which they are a part; all lost rents for the Premises and structure of which they are a part; and all liability that results from their negligent or illegal use of the Premises and from their intentional misuse of them, including common areas of any apartment building. When claims against Landlord’s insurance are paid because of acts or omissions of Tenants or their visitors, guests, or invitees, Tenants will reimburse Landlord for any insurance deductible it pays. 16.     DAMAGE TO TENANTS’ PROPERTY. Landlord and its agents do not provide any insurance coverage for personal property of Tenants, their guests, or invitees and shall not be liable for any damage, loss, or destruction of such property from any cause, including acts or omissions of third parties, unless caused by Landlord’s or its agents’ nonperformance or negligent performance of a duty imposed by law or by their grossly negligent or intentional actions. TENANTS SPECIFICALLY ARE ENCOURAGED TO INSURE THEIR PERSONAL PROPERTY.  17.     ALTERATIONS. Alterations to the Premises without Landlord’s prior written consent are prohibited. Landlord is not liable to reimburse Tenants for any alteration, unless agreed in writing. Alterations are the property of Landlord, but upon lease expiration or earlier termination, Landlord may designate, in writing, alterations it wishes to have removed, and Tenants, at their expense, shall remove them promptly and repair any damage caused thereby, leaving the Premises in the same condition they were before the alteration. 18.     RETURN OF PREMISES. Tenants shall return the Premises at the expiration of the term (or earlier termination) in as good a condition as when received, reasonable wear and tear excepted. Early surrender of the Premises, including surrender accepted in writing, does not extinguish any of Tenants’ obligations to perform under this lease, including payment of all rent required hereunder. 19.     AMENDMENT. This lease may be amended only in writing, signed by all parties; except that on thirty days written notice to Tenants, Landlord may (a) amend this Lease to conform with Changes required by federal, state, or local law, rule, or regulation or to implement changes in rules relating to the Premises that are required to protect the physical health, safety, or peaceful enjoyment of tenants and guests and (b) increase required rental payments to cover additional costs incurred by Landlord in operating the premises because of any increase in ad valorem property taxes; charges for the electricity, heating fuel, or water consumed at the property; or increases in premiums paid for liability, fire, or worker compensation insurance. Upon giving such notices, this Lease is deemed amended in accord with the terms specified in the notice. If the new rental rate starts other than on the first day of a calendar month, the amount of increase due from the start date to the first of the next calendar month will be pro rated on a thirty-day-month basis and due as part of the rent installment for that next calendar month. 20. CAPTIONS. Paragraph captions are to assist with identification and have no legal significance. 21.     WAIVER. Landlord’s nonenforcement of a provision of this lease on one (1) or more occasions is not a continuing waiver of Landlord’s right to enforce the provision, and its consent to an act of Tenants on one (1) or more occasions (where consent is required) is not a continuing consent to any subsequent similar act by Tenants. No breach is waived by Landlord unless waived in writing. 22.     SEVERABILITY. A court ruling that a portion of this lease is invalid or the parties’ written agreement not to observe a portion of this Lease shall not invalidate any other clauses of this lease. 23.     PETS. Pets are never allowed in the Premises. Guide or leader dogs, hearing dogs, or service dogs of Tenants or their guests or invitees that meet the identification and training verification requirements of Michigan law are not “Pets.”  Any exceptions to this rule must be approved in writing by Landlord.  Tenants agrees to pay a non-refundable pet fee of $150/apt and $250/house if pet is found to be living in the house whether it has been permitted or not.  This fee may be charged more than one time if pet is not approved and Landlord has asked the pet to be removed and tenant does not comply with removal of pet. 24.     SUCCESSORS BOUND. Heirs, successors, assigns, and representatives of Landlord and Tenants shall be bound by the covenants of this lease. 25.     USE AND QUIET ENJOYMENT. Tenants shall comply with all applicable laws and ordinances; use the Premises only for strictly residential purposes; and refrain from all conduct that unreasonably disturbs each other, other tenants, occupants, neighbors of the building, or Landlord. No business of any sort shall be located in or conducted from the Premises. Tenants are entitled to quiet enjoyment of the Premises throughout this lease so long as they comply with its covenants. 26.     JOINT AND SEVERAL LIABILITY. When there is more than one Tenant on the lease, each tenant is jointly and severally (individually) liable for its full performance. 27.     UNTENANTABILITY. If the Premises become wholly untenantable because of fire or other casualty, Landlord may terminate this lease by written notice to Tenants, and Tenants shall surrender the Premises to Landlord. If for the same reasons the Premises become partially untenantable, or wholly untenantable without Landlord’s terminating the lease, Landlord shall repair the Premises with reasonable speed. From the date of the casualty until repairs are substantially completed, Rent shall abate in the same percentage that the Premises are untenantable, unless the untenantability is caused by negligence or intentional misconduct of Tenants or their family, occupants, employees, guests, invitees, agents, or anyone on the premises by reason of association with any of them, in which case rent shall not abate. Landlord is not liable for failure to repair until Tenants notify Landlord of the need for repair and a reasonable time to make the repair has passed thereafter. For purposes of Landlord’s right to terminate this lease, the Premises are “wholly untenantable” if 50 percent or more of the Premises are untenantable. 28.     ASSIGNMENT, SUBLETTING, AND OCCUPANCY. Tenants may not assign this lease or sublet any of the Premises without Landlord’s prior written permission, which shall not be denied unreasonably. Landlord may evaluate proposed assignees and subtenants as it evaluates prospective Tenants, including acceptability to remaining prime Tenants. Unless Landlord authorizes an assignment or sublet, only those listed herein as Tenants/occupants may occupy the Premises. 29.     ABANDONMENT. If during the Term Landlord believes that Tenants have abandoned the Premises and current rent is unpaid, Landlord may enter the Premises and remove remaining possessions of Tenants without liability therefor. Abandonment is presumed conclusively if rent is unpaid for fifteen days following the due date and (a) a substantial portion of Tenants’ possessions have been removed or (b) acquaintances of Tenants or other reliable sources advise Landlord that Tenants have left without intending to re-occupy the Premises. If Tenants abandon or surrender the Premises at any time and leave personal property there, Landlord may dispose of it however Landlord chooses, and Tenants shall reimburse Landlord for all costs it incurs in that regard. 30.     HOLDING OVER. Tenants shall vacate the Premises on or before the expiration date of the lease. If Tenants retain possession thereafter without Landlord’s written permission, Landlord has thirty days from the last day of the lease to sue for possession under section 5714(1)(c)(ii) of the Michigan Summary Proceedings Act (holding over after lease expires). If suit is not begun within that time, the tenancy shall continue on a month-to-month basis from the date the lease expires, and all other covenants of this lease shall remain in full force and effect; except that Rent shall increase by fifty percent (50%), beginning on the first day after lease expiration, regardless of whether suit is brought or the tenancy becomes month to month. Landlord’s acceptance of money from Tenants during the thirty days following lease expiration does not waive Landlord’s right to seek possession as described in this paragraph, and Tenants shall compensate Landlord for all damages caused by their unauthorized holdover. 31.     LIMITED CANCELLATION RIGHTS.  A Tenant who has occupied the Premises for more than thirteen (13) months may terminate this lease upon sixty (60) days written notice to Landlord if: (i) Tenant has become eligible during the term to take possession of a subsidized rental unit in senior citizen housing and provides Landlord with written proof thereof; or (ii) Tenant has become incapable during the term of living independently, as certified by a physician in a notarized statement.  If a Tenant executes this Lease while in Military service, or enters military service after this Lease has been executed by that Tenant (or by someone in his/her behalf), and thereafter receives military orders for a permanent change of station or to deploy with a military unit for a period of not less than 90 days, he/she may terminate this Lease  at any time after the tenant's entry into military service or the date of the tenant's military orders described in paragraph (1)(B) or (2)(B) of subsection (b) of Section 305 of the  Servicemembers Civil Relief Act, being 50 USC App 535, Sec 305 et seq. (. Election to cancel under either subsection of this paragraph is limited to the Tenant to whom the foregoing applies, and the lease, including joint and several liability, if any, continues in full force and effect for remaining Tenants. 32.    ENTIRE AGREEMENT. This lease is the Parties’ entire agreement, and they enter it voluntarily. There are no other agreements that are part of this lease or to which the parties are bound unless specifically enumerated herein. Tenants’ application to lease is incorporated herein, and Tenants covenant that the information supplied in that application was and continues to be accurate.NOTICE: MICHIGAN LAW ESTABLISHES RIGHTS AND OBLIGATIONS FOR PARTIES TO RENTAL AGREEMENTS. THIS AGREEMENT IS REQUIRED TO COMPLY WITH THE TRUTH IN RENTING ACT. IF YOU HAVE A QUESTION ABOUT THE INTERPRETATION OR LEGALITY OF A PROVISION OF THIS AGREEMENT, YOU MAY WANT TO SEEK ASSISTANCE FROM A LAWYER OR OTHER QUALIFIED PERSON. 33.     MEDIATION (University of Michigan Student Tenants Only). If communication between Tenants and Landlord breaks down, a mediator can assist the parties in voluntarily reaching a mutually acceptable settlement of the issue(s) in dispute. All parties to this agreement agree that the University of Michigan Off-Campus Housing Program will assist in disputes involving University of Michigan students for which one of the parties requests assistance; and (a) all parties will make a reasonable and good-faith effort to settle such disputes through the program; (b) any party to this lease may request mediation; (c) program staff may enter and inspect the premises after notice to both parties and at reasonable times; and (d) this provision does not preclude other legal rights of parties. The parties agree to keep the mediation proceedings confidential. 34.     BIG HOUSE RENTALS RESIDENTIAL LEASE ADDENDUM-RULES & REGULATIONS attached. 35. OTHER:  __________________________________________________________________ _____________________________________________________________________________ 35.     DISCLOSURES. All attached disclosures are incorporated into this lease . I have read and understand the entire lease. I voluntarily agree to all its terms and conditions.Tenant(s) acknowledge receipt of:  Lead Based Paint Disclosure Form                Book:  Rights and Duties of Tenants BIG HOUSE RENTALS RESIDENTIAL LEASE ADDENDUM-RULES & REGULATIONS Dated___________________             Landlord: _______________________________                                                                                           Dated_________________                 Tenant:   ____________________________                                                                              Dated_________________                 Tenant:   ____________________________ Dated_________________                 Tenant:   ____________________________ Dated_________________                       Tenant:   ____________________________ Dated_________________                       Tenant:   ________________________________Dated_________________                       Tenant:   ________________________________ (Revised September, 2010)


       1.   EXTERIOR FURNITURE:  Upholstered furniture, tables, lamps, chairs, carpeting, beds and any other item  which is not intended or designed for outdoor use shall not be placed or stored on exterior porches, balconies, decks, landings, roofs or other areas exposed to weather, or permitted to remain there.   Lessee acknowledges that the City of Ann Arbor Housing Code prohibits such activity and that the City may remove offending furniture at lessee’s expense.  Lessee agrees to reimburse Landlord for all costs associated with violation of this paragraph and code and agrees that any such costs may be charged as additional rent. 

2.       OTHER FURNITURE:  No waterbeds are allowed.  If any furniture is provided by Landlord it may not be removed from any part of the leased premises or building by the Resident.  All furniture, if any, must be permanently retained in the leased premises unless otherwise agreed to by Landlord.  Tenant will be charged replacement costs for any furniture damaged or missing at end of lease.

3.       ROOFS, GRILLS AND COMBUSTIBLES:  Roofs are not recreation or storage areas.  Tenants agree to stay off of roofs.  Tenants will not store or use combustible items by appliances, on exterior porches or roofs, including grills.  Grills are to be used a minimum of ten feet from the house and porches.  Gasoline or other kerosene products are to never be used in fireplaces or stored by furnaces, other appliances or on porches.  Tenants agree to comply with City of Ann Arbor Fire codes and safety ordinances.  Tenants agree to pay for fines for violation of said ordinances and laws and to reimburse Landlord for time and money spent resolving each violation. 

4.       AIR-CONDITIONING UNITS:  Portable air conditioning units must be approved by landlord prior to installation, and they must be professionally installed to avoid damage to the premises, at the expense of the Tenant.  When Landlord is paying for electricity, they are prohibited without Landlord approval.  An electric surcharge may be applied and billed to the Tenant for any air-conditioner that is installed.

         5.        LIGHTBULBS AND SMOKE DETECTOR BATTERIES:   Each ceiling light fixture will be supplied with a working light bulb at move-in. Tenants agree to change burned out light bulbs during the course of their tenancy, at their expense, and to supply a working light bulb when moving out of      the      premise.  Landlord will supply and maintain working smoke detectors and batteries at move in.  Tenants agree to not tamper with smoke detectors in any way, including removing batteries or disabling the smoke detectors.  Replacements of smoke detectors that have been tampered with are at the Tenants expense. Please notify our office immediately if your smoke detectors are not properly working.

6.       GARBAGE AND RECYCLING:  Tenants are responsible for taking their garbage and recyclables out to the curb each week for City pick-up.  In multi-units this task may be rotated for responsibility on a monthly basis with other residents.  Tenants shall make separate and prompt arrangements for excessive garbage pick-up and for removal of furniture and other household items belonging to Tenants, such as couches, appliances, computers, etc…  Except for the day of pick-up, these items will not be stored in the yards or on porches, patios, walkways, driveways or lawn extensions of the premises. 

7.       PARTY TRASH AND COMMUNITY STANDARDS TICKETS:  Zero tolerance will be practiced by Big House Rentals for party trash left in our yards.  If you have a party and debris is left over, Big House Rentals will clean a mess without warning for $75/man hour.  It is the tenants’ responsibility to keep their yard tidy and clean of ALL debris. Lessee acknowledges that the City of Ann Arbor Codes prohibits such activity. Lessee agrees to reimburse Landlord for all tickets and costs associated with violation of this paragraph and code.  Lessee agrees that any such costs may be charged as additional rent.  A $100 administrative fee may be charge to tenants for any ticket we have to take care of for you, along with any additional legal or court fees.

8.        LOCKING OF UNIT:  Anytime Landlord is in the Resident’s apartment or house, Landlord will lock all exterior door locks when leaving (and interior locks where maintenance was requested that were locked when they arrived where Tenants are not home).  Resident should, when leaving the rental unit, lock all door locks.  If resident is locked out of the premises, the Landlord’s lockout service will only unlock the door after the appropriate fee has been paid and proper identification has been provided (must be signatories on the Lease).   Lockout service is not a right, but a service provided by the Landlord for an additional fee and is based on availability of staff.  Additional keys may be obtained from the Landlord’s office for a charge of $10 per key during normal business hours.  A ‘locked out” fee will be charged of $25-$40 depending on the hour requested.  Please use the lock out service rather than breaking into your unit.  The cost of repairs to damaged doors and windows always is greater and will be at tenant’s expense.

9.       SATELLITE DISHES/ANTENNAE: Prior written consent of the Landlord is required for any antenna or satellite dish on the premises and must comply with City of Ann Arbor codes.  Damages from installation to roofs and premises will be at the tenant’s expense. 

10.    HARDWOOD FLOORS:  If the Leased premises have hardwood floors, the Resident must provide carpeting and/or rugs for not less than 2/3 of the floor area in common areas and not less than 1/3of the floor area in bedrooms. Resident shall keep the floors clean and free of dirt or grit that could ruin the finish of the floor, agrees not to drag furniture or other heavy objects across the floors, and to wash and wax the floors as necessary to maintain their condition and finish.

         11.    COMMON AREAS:  Resident agrees that he shall be liable for any damage to the common areas including laundry machines, appliances, walls, windows, carpet, exterior porches, siding, and sidewalks, yards, bushes, trees, benches and lighting on premises rented to tenant.

12.    HEATING THE UNIT:  Resident shall at all times keep the leased premises sufficiently heated to prevent the freezing of water lines in the leased premises. Resident agrees to not set the temperature lower than 62̊ .  If any water lines in the leased premises freeze and break, Resident shall be liable for all damages to the leased premises and/or property due to Resident’s negligence.

13.    SHOWER CURTAINS:  Resident must provide and use a shower curtain in each shower.  Any damage as a result of not doing so will be the sole responsibility of Resident. 

        14.   CLEANING: It is the tenant’s responsibility to keep the unit clean.  Tenant shall remove any visible moisture accumulation in or on the leased premises, including on walls, windows, floors, ceilings, cupboards, closets, and kitchen and bathroom fixtures; mop up spills and thoroughly dry affected areas as soon as possible after occurrence; use exhaust fans in kitchen and bathroom, if provided, when necessary; and keep climate and moisture in the leased premises at reasonable levels. Resident shall clean and dust the leased premises regularly and shall keep the leased premises, particularly the kitchen and bath, clean at all times. Resident shall promptly notify the Landlord, in writing, of the presence of any of the following conditions: A water leak; excessive moisture or standing water inside the leased premises or any common area; Mold growth in or on the leased premises that persists after Resident has tried several times to remove it with household cleaning solutions such as Lysol or Pinesol disinfectants, Tilex Mildew Remover, Clorox or a combination of water and bleach; (It is suggested that when using any cleaners that you wear rubber gloves and eye goggles as well as long sleeve shirts, pants, shoes and socks.); A malfunction in any part of the heating, air conditioning or ventilating system in the leased premises. Resident shall be liable to Landlord for damages sustained to the leased premises or to Resident’s person or property as a result of Resident’s failure to observe the CLEANING clause of the Lease. Non-observance of the CLEANING clause shall be deemed a material breach of the Lease and the Landlord shall be entitled to exercise all rights and remedies it possesses as provided by law. Cleaning in between leases is not provided when resident renews for additional year and does not vacate the premises, if provided, is at resident’s expense.

15.    INSECTS/RODENTS: Resident shall have the sole responsibility of exterminating any insect, rodent or other pest (except wood-eating insects such as termites, carpenter ants, etc.).  Where infestation exists in two or more units or in common areas of a multi-unit building, however, Landlord shall be responsible for extermination.  Resident’s responsibility for extermination shall begin 30 days after resident has taken possession or the start of the lease, whichever is, provided the unit was free from insects/rodents upon commencement of Resident’s occupancy.       

      16.     OCCUPANCY AND SLEEPING ROOMS:  The city occupancy for this unit is ___ persons/unit.
17.    The following areas are not considered sleeping rooms:  _________________________________________.
18.   OTHER:  _________________________________________________________________________.

Ann Arbor Privacy Ordinance

Ann Arbor Rights and Duties of Tenants

City ordinance requires landlord to furnish to tenant prior to executing lease a copy of Rights and Duties of Tenants. Tenant’s signature acknowledges that they have received this booklet.  The booklet is also available on-line instead at
Ann Arbor Utility Charges Notice
The Premises owner shall furnish tenant a written utility budget plan before entering into the lease. "Budget plan" is a projection of monthly utility costs for primary heating fuel, prepared by the public utility company. This requirement applies only to the rental of dwelling units for which budget plan information is available from the utility company without charge and when the tenant must pay the owner or the utility company a charge for heating fuel in addition to rent. The statement may be prepared by the owner based on information verbally supplied by the utility company.  Current budget plan amounts are available for electric and gas by calling DTE at 1-800-477-4747 or for water by calling the City of Ann Arbor water Utilities at 994-2666. 
City of Ann Arbor Housing Ordinance The City of Ann Arbor Housing Ordinance Section 8:530 of Chapter 105 (Housing Code) of Title VIII has been amended.  Basically the code states you have 70 days from the start of your lease before your Landlord can show or lease your unit.  The code is available for your review at http://www.a2gov.org  or http://www.offcampus.housing.umich.edu/files/A2EarlyLeaseOrdinance 


Some things your landlord writes in the lease or says to you may not be correct representations of your rights. Also, you may have rights and duties not mentioned in your lease. Such rights may include rights to repairs, rights to withhold rent to get repairs done, and rights to join a tenants union or to form your own union. Such duties may include the duty to pay rent due and the duty not to cause a serious health hazard or damage beyond reasonable wear and tear. Additionally, some lease clauses may be subject to differing legal interpretations. If you think that a clause in your lease or something your landlord says to you is unfair, you may contact your own lawyer, legal aid society, or tenant’s union lawyer for their opinions.   


Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint HazardsLead Warning StatementEvery tenant of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce permanent neurological damage, including learning disabilities, reduced intelligence quotient, behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The landlord of any interest in residential real property is required to provide the tenant with any information on lead-based paint hazards from risk assessments or inspections in the landlord’s possession and notify the tenant of any known lead-based paint hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended before taking occupancy.
Landlord’s Disclosure (Landlord must initial here: _________)(a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below):(i) ______ known lead-based paint and/or lead-based paint hazards are present in the housing(explain)___________________________________________________________________(ii)_____Landlord has no knowledge of lead-based paint and/or lead-based paint hazards in the housing.(b) Records and reports available to the tenant (check (i) or (ii) below):(i) ______ Landlord has provided the tenant with all available records and reports pertaining to lead basedpaint and/or lead-based paint hazards in the housing (list documents below).____________________________________________________________________________________(ii) _____ Landlord has no reports or records pertaining to lead-based paint and/or lead-based painthazards in the housing.
Lessee’s Acknowledgment.(e) Lessee has (check (i) or (ii) below):(i) ______ received copies of all information listed above.(ii)______ Lessee has been provided this website to review the pamphlet “Protect Your Family from Lead in Your Home.”  http://www.epa.gov/region09/toxic/lead/documents/Lead_Pamplet 
Agent’s Acknowledgment (Agent must initial here: _________)(f) __________ Agent has informed the landlord of the landlord’s obligations under federal law and isaware of his/her responsibility to ensure compliance.
Certification of AccuracyThe following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. ______________________________________                  _____________________________________Landlord                                               Date                 Agent                                                   Date  ______________________________________                  _____________________________________Tenant                                                  Date                 Tenant                                                  Date ______________________________________                  _____________________________________Tenant                                                  Date                 Tenant                                                  Date ______________________________________                  _____________________________________Tenant                                                  Date                 Tenant                                                  Date