To have and to hold said premises for the term of 1 YEAR beginning _________________________ and ending ________________________________ to be paid in monthly installments of ($_________) payable in advance and without demand at OneStop Property Management. This lease shall terminate early, at LANDLORD'S option, TENANT agrees to vacate within 30 days with written notice from LANDLORD.

TENANT agrees to pay LANDLORD the sum of $_________ as Security for faithful performance by TENANT of all terms, covenants and conditions of this lease. This deposit may be applied by the LANDLORD for any monies owed by TENANT under the lease of Florida law, physical damages to the premises, costs, and attorney's fees associated with TENANT'S failure to fulfill the terms of the lease. Changing the locks after the TENANT vacates said premises will be paid for by TENANT from the security deposit. TENANT cannot dictate that this deposit be used for the rent due. If TENANT breaches the lease by abandoning, surrendering or being evicted from the rental premises prior to the lease expiration date or any extension, the deposit will be forfeited as special liquidated damages to cover the costs of reletting the rental premises. TENANT will still be responsible for unpaid rent, physical damages, future rent due, attorney's fees, costs and any other amounts due under the terms of the tenancy of Florida Law. Upon vacating of the premises under the provisions of this agreement, the AGENT/LANDLORD shall have fifteen (15) days to return said security/damage deposit, or 30 days in which to give TENANT written notice Certified Mail to the TENANT'S last known mailing address of his intention to impose a claim thereon. The notice shall contain a statement in substantially the following form. "This is a notice of my intention to impose a claim for damage in the amount of $__________ upon you security/damage deposit. It is sent to you as required by Section 83.94 (3), Florida Statutes. You are hereby notified that you must object in writing to this deduction from your security/damage deposit writing fifteen (15) days from the time you receive this notice, or we will be authorized to deduct the claim from your security/damage deposit" the objections must be sent by Certified Mail to:

OneStop Property Management
13559 Raulerson Rd.
Bryceville, FL 32009

The rent shall become due and payable on the first (1st) day of the month. TIME IS OF THE ESSENCE in this agreement, and if OWNER elects to accept rent after the third (3rd) day of the month, a LATE CHARGE of $50.00 plus $3.00 each day thereafter to a maximum of $150.00 per month will be due. In the event TENANT'S check is returned due to insufficient funds or any other reason, TENANT agrees to pay AGENT $35.00 as a service charge, plus the late charge as stated above. Returned checks must be redeemed by CASHIER'S CHECK, CERTIFIED CHECK, OR MONEY ORDER. The FIRST TIME a check is returned, TENATE agrees to pay all future rents and charges in the form of a cashier’s check, money order or certified check. If an eviction occurs the tenant will be responsible for all fees accumulated in the eviction process.

TENANT shall not keep any animals or birds of any description on said premises without the written consent of the AGENT. Pet addendum is attached.

TENANT has inspected said property before, or at the execution of this Rental Agreement and agrees that it is in good condition, and TENANT accepts property in its present condition, subject to the exceptions noted on the move-in inspection, TENANT agrees to replace all light bulbs and glass broken during the term of this agreement, and to keep the interior of all buildings on premises in a good state of repair and in clean condition. At the termination of this agreement the TENANT agrees to promptly surrender said premises to AGENT in as good condition as said property was at the time of the execution of the agreement, ordinary wear and tear or acts of God excepted.

TENANT agrees to give AGENT prompt notification of the need of repairs to the property, and AGENT agrees to make the necessary repairs to the property within a reasonable time subsequent to receipt of such notification in writing. Should any damage to the property, including but not limited to broken windows, fixtures, pluming and heating system or appliances, beyond normal wear and tear, be caused by TENANT, his family or guests, TENANT agrees to immediately reimburse for cost of such repairs within fifteen (15) days, or at the time of the next rental payment, whichever comes first. AGENT/OWNER shall not be responsible or liable for damage or injuries to TENANT or his family or guests, as consequence of inoperative plumbing or broken pipes, or for any other reason. TENANT agrees to maintain the premises in a good, safe and clean manner, and not to paint, wallpaper, alter, remodel, or structurally change any part of the property, nor remove fixtures there from. TENANT shall be responsible and pay for repairs for or stopped-up plumbing when problem is caused by introduction of foreign objects not intended for sewage disposal. THERE ARE TIMES THAT FOR CERTAIN REPAIRS THE AGENT MUST CONTACT THE OWNER FOR AN OKAY TO HAVE NON-EMERGENCY REPAIRS DONE PLUS TO HAVE FUNDS SENT TO AGENT TO COVER THE EXPENSE OF THESE REPAIRS, SOMETIMES THIS PROCESS TAKES LONGER THAN AGENT WOULD LIKE, PLEASE BEAR WITH US IF THIS HAPPENS.

TENANT must fulfill the full term of this rental agreement. Following this term, this agreement will automatically be renewed on a month to month basis. All covenants and restrictions of this agreement remain in full effect, Lease shall then be subject to termination by either party giving the other thirty (30) days written. NOTICE MUST BE GIVEN PRIOR TO THE BEGINNING OF THE MONTH, AND VACANCY MUST OCCUR PRIOR TO THE END OF ANY MONTH. After this rental term, AGENT may increase the amount of monthly rent due there under upon thirty (30) days written notice to TENANT, in which event tenant shall then have the option upon at least thirty (30) day written notice to AGENT to cancel this agreement. Should any part of this agreement be changed after this term, AGENT shall then prepare a new agreement for TENANT.

The property is to be used for residential purposes only, and same is to be occupied only by those persons named in this agreement. Said property shall be used so as to comply with all state, county, and municipal law ordinances. Furthermore, TENANT agrees to not use said property or permit the same to be used for any disorderly or unlawful purpose, or in any manner so as to interfere with neighbors quiet enjoyment of their residences.

AGENT/OWNER shall not be liable for TENANT'S personal injury for damage, or loss of TENANT'S personal property (furniture, jewelry, clothing, ect.) from theft, vandalism, fire, water, rainstorms, smoke, explosion, sonic booms, or any other causes whatsoever. TENANT is advised that local law enforcement agencies are responsible for the safety of the community in which the premises are located and that any additional personal security precautions beyond these services are the responsibility of TENANT. AGENT/OWNER STRONGLY RECOMMENDS THAT TENANT SECURE HIS/HER OWN INSURANCE TO PROTECT THEIRSELF AND THEIR PROPERTY.

TENANT hereby agrees to release AGENT from liability and to indemnify AGENT against all losses as a result of (a) TENANT'S failure to fulfill all conditions of this agreement, (b) any damage or injury happening on about the property to TENANT'S invitees, licensees, or such person's property, (c) TENANT'S failure to comply with all requirements imposed by any governmental authority, and (d) any judgment, lien, or other encumbrance filed against the property as a result of TENANT'S action.

No failure of AGENT to exercise any powers, provided there under, or to insist upon TENANT'S strict compliance with all obligations there under, shall constitute a waiver of AGENT'S right to demand exact compliance with the terms subsequent thereto.

If TENANT, or his guest, or family is present, the AGENT/OWNER or serviceman may enter the property during reasonable times for any reasonable business purpose. If such persons are not present, the AGENT/OWNER, REALTOR or serviceman may enter at reasonable times for the following purposes (so long as they leave written notice thereof in the property after he has entered) requested repairs, preventive maintenance, emergency safety or fire inspections, exercising the owner's right with mortgage lenders, prospective purchasers if home/apartment is for sale, insurance agents, or prospective tenants. The TENANT also agrees to admit the AGENT at any reasonable time to inspect the property. The AGENT will call and attempt to make an appointment that is convenient to both TENANT and AGENT. In case of emergency, AGENT shall have the right to enter at any time to protect life and prevent damage to the property. Furthermore, TENANT agrees not to install additional locks or change the locks unless written consent is granted, TENANT agrees to give AGENT a duplicate key for each additional lock installed.

In case of damage by fire, water, or act of Mother Nature, TENANT shall notify AGENT immediately, and owner shall make or authorize repairs within a reasonable time, and rent shall not abate during such periods. If damage to property makes it unfit for occupancy, and if owner decides not to repair the property, AGENT may terminate this agreement by giving written notice to TENANT. If it is so terminated, rent will be prorated, and the balance refunded along with the security deposit.

TENANT AGREES TO REQUEST ALL REPAIRS AND SERVICE IN WRITING.

TENANT is to remember at all times that the residents of a neighborhood are entitled to quiet enjoyment of their homes as per local laws and statues. If necessary, AGENT will have the right to give TENANT seven (7) days written notice of the fact that TENANT may be engaged in specified conduct detrimental to the integrity of the community and the other residents. In the event that TENANT continues to act in a detrimental manner after the said seven (7) days written notice, TENANT agrees that AGENT may terminate this agreement. For purposes of the agreement, "detrimental conduct" shall specifically include illegal, loud, indecent, boisterous, rowdy, or immoral activities on the part of the TENANT, his family, or guests. This definition if intended to be illustrative and not exhaustive.

Should TENANT default in paying said rent, of fail to abide by any of the obligations pursuant to t he terms of this agreement, AGENT, at his option, may at once terminate this agreement with or without notice to TENANT, whereupon, this agreement shall end, Notwithstanding the same, GENT shall not effectuate a waiver of any rights he has relative to the collection of accrued but unpaid rents. In addition thereto, AGENT shall have the right to declare immediately due and payable all future rental obligations throughout the entire term of this rental agreement, TENANT agrees that without terminating this agreement, AGENT may enter upon, take possession of all personal property found on said premises, and sell the same at public or private sale to satisfy any indebtedness due from TENANT.

In the event of default by TENANT, AGENT shall use reasonable efforts to re-let the property. TENANT agrees to be liable to AGENT for any deficiency between his rental obligations there under and consideration obtained by AGENT by virtue of re-letting. TENANT further agrees to be liable for all costs incurred in re-letting of said property, including but not limited to restoring said property to a re-rentable condition.

In the event of the employment of an attorney by the AGENT because of a violation of any terms of the rental agreement, or the rules and regulations as are part thereof, the TENANT shall pay and be liable for reasonable attorney fees and any court costs as are incurred by OWNER.

AGENT agrees that in the event TENANT'S employer requires TENANT to transfer to a location more than thirty-five (35) miles form the rented property, this agreement may be canceled as of the end of the month, provided TENANT complies with all of the following conditions: (a) TENANT GIVES AGENT ONE (1) MONTH WRITTEN NOTICE ON OR BEFORE THE FIRST OF SAID MONTH THAT TENANT INTENDS TO INVOKE THIS TRANSFER CLAUSE AND THE EFFECTIVE DATE THEREOF; (B) TENANT PROVIDES AGENT WITH WRITTEN CONFIRMATION FROM THE TENANT'S EMPLOYER, INCLUDING THIS COMPANY'S NAME AND ADDRESS REPRESEINTING THAT TENANT IS BEING TRANSFERRED AND THE LOCATION OF SAID TRANSFER; (c) TENANT PAYS THE FULL MONTH RENT THROUGH THE LAST CALENDAR DAY OF THE MONTH THE TENANT OCCUPIES THE PROPERTY; (d) TENAT PAYS A TRANSFER FEE EQUAL TO ONE (1) MONTH OF RENT, IF TENANT HAS COMPLETED LESS THAN 6 MONTHS OF THEIR LEASE, AND IF TENANT HAS COMPLETED LESS THAN 9 MONTHS OF THEIR LEASE THEN TENANT PAYS A TRANSFER FEE OF ONE-HALF (1/2) OF A MONTHS RENT (ONLY PROVIDED A LOSS OF RENT HAS OCCURED), AND (e) TENANT RETURNS TO AGENT ALL KEYS TO THE PROPERTY, STORAGE AREAS, AND ANY OTHER KEY THAT APPLIES TO THE PROPERTY.

TENANT acknowledges the face that the Contents and furnishings belonging to TENANT and to be placed within the rental property are NOT covered, in any manner, by an insuring agent of the OWNER, and that TENANT is herewith advised to obtain RENTER'S INSURANCE on said contents and furnishing from an insurance company offering such coverage. ADDENDUM ATTACHED.

The law of the State of Florida shall govern the interpretation, validity, and enforcement of this agreement. If any provision of the agreement should be invalid or enforceable, the validity, and enforceability of the remaining provisions of this agreement shall not be affected thereby. This rental agreement is in accordance with the Florida Residential Landlord and Tenant Act, Stature #83.40.

PERSONAL PROPERTY: all walks, drives, and parking areas are to be kept free and clear of all personal property, such as toys, bicycles, buggies, motorcycles, etceteras. PARKING: management reserves the right to allot the number of parking spaces per apartment, if applicable. Other than changing a tire, no car repairs or dismantling of vehicles is allowed, nor shall inoperative vehicles, including those with flat tires, be parked on the premises. Oil and gas spills will be cleaned up at TENANT'S expense. AGENT has the right to request TENANT to remove vehicles to avoid hazards with lawn mowing or any other maintenance activity, if such maintenance is provided by AGENT/OWNER. NO PARKING ON LAWN. VEHICLES: no mobile homes, trucks, campers, boats, trailers, or other recreational vehicles are to be parked in premises unless by written permission. WATERBEDS & TRAMPOLINES: are not allowed unless by written permission. AGENT reserves the right to issue additional guidelines that may be needed for the safety and protection of the tenant and the property.

(a) TENANT must give AGENT one (1) month WRITTEN notice if TENANT plans to move at the expiration of the rental agreement. (b) If LATE FEE has to be paid by TENANT it will then be considered as rent due and be part of Monies Due on a Three (3) Day Notice. (c) For final inspection of rental property by AGENT, TENANT must have electricity and water turned on for five (5) days. The keys of the rental property will be turned over to the AGENT by the TENANT before the move out inspection is done. (d) "If this rental agreement is terminated pursuant to Florida Statutes Chapter 83.56(2) or 83.56(3), the tenant agrees to pay an amount equal to one (1) month's rent in addition to any money owed; rent, property damage, NSF check charges, late charges, deposits, court costs, attorneys' fees, and other allowable charges." (e) TENANT must keep the grass watered at all times. (f) The TENANT acknowledges that there is SMOKE DETECTOR(S) located in the rental property, and TENANT will maintain the smoke detector at all time while living in the property, including batteries.

* If your landlord has failed to comply with the previous listed code responsibilities and has ignored your request to undo their unlawful action, contact Property Safety Division within the Housing and Neighborhoods Department by calling 630-CITY (2489). They are responsible for the enforcement of the city's Property Safety Code.

* If your landlord fails to do what the law or lease requires, you may be able to withhold a portion of your monthly rent until the property is brought into compliance. You must give written notice to the landlord of your intention to withhold rent and give the landlord time to make repairs in accordance with the procedures as set forth in Florida Statute Chapter 83, Sec. 83.56 (1)(a) or (1)(b). You must allow at least seven days for repairs and your written notice must give detailed information on the items that need to be repaired.

Always call the Consumer Affairs Division at 630-CITY (2489) regarding your landlord/tenant rights before withholding rent!

* You must be very careful to do what the law requires for a proper rent withholding! ALWAYS call the Consumer Affairs Division at 630-CITY (2489) regarding your landlord/tenant rights before withholding your rent.

* If a landlord has not made repairs that are needed and that failure to repair makes a residence unliveable, the tenant must give the landlord written notice of the need for repairs and of his or her intention to terminate the lease if repairs are not made. The tenant must allow seven days for the repairs to take place and if the repairs are not made, the tenant may terminate the lease and move out.

*If a landlord has not made repairs that are needed but the tenant can still live in the dwelling, the tenant must give written notice of the need for repairs and allow seven days for the repairs to take place. The written notice must also state the tenant's intention to withhold portions of the rent until the repairs are made. After seven days, if the repairs are not made, the tenant may deduct the daily rate of rent until the repairs are made. When it is time for the tenant to paythe next month's rent, the tenant will pay the monthly rental fee minus any deductions for days repairs were not made. Tenants cannot wait until rent is due and then try to withhold rent on the basis of the landlord's failure to make repairs.

The following actions are recommended.

1 Make a list of all the things that are wrong with your rental unit that you believe violate Florida Statute 83.51. Determine if there are any major repairs needed that make the dwelling unliveable (for example, plumbing not working, roof leaks, etc.).
2. Write the landlord this letter:

Date

Dear (name of landlord):

Pursuant to Florida Statutes, Section 83.56, I am notifying you of your material non-compliance with Florida Statutes, Section 83.51(1), and the Jacksonville Property Maintenance Code.

(List uot all repairs here and note if these items make the property unliveable or not)

Unless the listed repairs are made within 7 days of delivery of this notice,I will terminate the lease and vacate the premises as I can no longer live in this ( house,apartment, etc). (If the dwelling is liveable, then state that you will withold ___________dollars per day until such time the repairs are made .This amount will then be deducted from the next month's rental payment.)

Sign your name ___________________
Print your name and address.

3.*It is recommended that this letter be sent certified mail, return receipt requested. This is an extra protection for you in the event the landlord denies he ever knew about the material non-compliance.

KEEP A COPY OF THE LETTER.

* The landlord must serve you, the tenant, a written notice allowing three days (excluding weekends and legal holidays) for you to pay the rent or move. If you do not pay rent or move, the landlord may begin an action to evict you.

* In order for the landlord to gain payment of the rent or possession of the dwelling, he must file suit in county court, and provide the court with a copy of the three day notice.

* You will be served with eviction papers from the court in writing. You then have five days (excluding weekends and legal holidays) to respond, also in writing, to the court. You must also pay the rent money into the registry at the Clerk of Court. Failure to pay owed rent money into the registry at the Clerk of Court will result in an automatic eviction judgment against you.

* If you don't respond or a judgment is entered against you, the Clerk of the County Clerk will issue a "writ of possession" to the sheriff who will notify you that you will be evicted in 24 hours.

* You have the right to stay in your apartment until the landlord files an eviction case and a judge decides your case. The landlord must deliver an eviction notice before he can file an eviction case. The landlord cannot put you out unless he wins the eviction case in court.

* Under certain circumstances, if the tenant has exhibited a lack of consideration for the rights and privacy of others, a landlord has the right to require a tenant to move with very little notice.

* In some cases (destruction, damage, misuse of property, unreasonable disturbances), the landlord does not have to give you the opportunity to cure the problem and may terminate your tenancy by giving you a seven-day written notice.

* Only a judge can order you evicted, and only the Sheriff can put you out of your home!

* Florida law does not allow a landlord to force a tenant out by:

1. Shutting off the utilities or interrupting service, even if the service is in the landlord's name.
2. Changing the locks or using a device that denies the tenant access.
3. Removing the outside doors, locks, roof, walls or windows (except for purposes of maintenance, repair or replacement).
4. Removing the tenant's personal property from the dwelling unit unless action is taken after surrender, abandonment or a lawful eviction.

* A landlord may not evict a tenant solely in retaliation for the tenant complaining to a governmental agency about a code violation, joining or establishing a tenant's "union" or similar organization or asserting other tenant rights.

* If any of these occur, the tenant may sue for actual and consequential damages or three month's rent, whichever is greater, plus court costs and attorney's fees.

( Florida Statute 83, Sec 83.49)


* As previously mentioned, always take a last walk-through with the landlord before you vacate the rental dwelling! Note any damages in writing and reach a final agreement concerning any financial penalties which may occur or that may jeopardize the status of your security deposit return.

*Upon the vacating of the premises for termination of the lease, if the landlord does not intend to impose a claim on the security deposit, the landlord shall have 15 days to return the security deposit together with interest if otherwise required, or the landlord shall have 30 days to give the tenant written notice by certified mail to the tenant's last known mailing address of his or her intention to impose a claim on the deposit and the reason for imposing the claim. The tenant is required to give the landlord a valid address at which the tenatnt can be contacted.

*If the landlord fails to give the required notice within the 30-day period, he or she forfeits the right to impose a claim upon the security deposit.

*Unless the tenant objects to the imposition of the landlord's claim or the amount thereof within 15 days after receipt of the landlord's notice of intention to impose a claim, the landlord may then deduct the amount of his or her claim and shall remit the balance of the deposit to the tenant within 30 days after the date of the notice of intention to impose a claim for damages.

*If either party institutes an action in a court of competent jurisdiction to adjudicate the party's right to the security deposit, the prevailing party is entitled to receive his or her court costs plus a reasonable fee for his or her attorney. The court shall advance the cause on the calendar.