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Create or edit lease

Create and edit lease

Enter information below to create and edit a lease. You will be sent an email which will allow you to click on a link to merge the data into the lease.

"*" indicates required fields

Parties to the Lease

Please include Address Unit # City State, ZIP. i.e. 123 Harvard Ave Unit 101, Elyria OH 44053.
This is required if you want to receive a copy emailed to you and have the ability to further edit the lease.
Anyone living at the property who is not a signer goes here separated by commas.
Example with multiple pets: "Rover Doe - 210 pounds - Great dane, Fluffy Doe - 950 pounds - horse"
Goes on agency disclosure and goes on lease. This may be "Realty Trust Services as agent" or actual Landlord name. This will also be used as the first Owner 1 name in the lease option agreement.
Optional. This will be used if owner is to esign option agreement or send owner notification of contract.

Terms

This is important for multifamily buildings. Detail any special arrangements regarding off street parking. First come first serve? Only one tenant gets garage? One tenant gets one side or other of garage or driveway? Limit on total cars?
Also feel free to copy and paste in one of the following: 1) For multifamilies: "All utilities including Water, Sewer, Trash, Gas, Electric, Internet, Cable and Phone. Water and Sewer will via a flat rate reimbursement fee per occupant detailed in the lease." 2) For multifamilies we are trying to avoid this: "All utilities including Water, Sewer, Trash, Gas, Electric, Internet, Cable and Phone. Water and Sewer will be split proportionally between tenants." 3) Any other arrangement?
The following utilities could be included: Range, Refrigerator, Freezer, Dishwasher, Washer, Dryer, Microwave
MM slash DD slash YYYY
MM slash DD slash YYYY
Normally for a "12 month lease", if first month is prorated then choose the last day of the same month next year for end of initial term. Example: Move in August 15th 2015, end of initial term is August 31st 2016.
MM slash DD slash YYYY
Calculated: Number of pets counting towards monthly pet fees X Monthly cost per animal
For multifamily properties default. Average cost per person per month water / sewer appears to be about $25 to $40 using average usage from google and average rates for Cleveland Water and NEORSD. See custom field on building level of propertyware for more information. For now this is $35.
Include lease signers as well as occupants under 18
Calculated : Monthly flat rate utility cost per person x Total property occupants
If there are multiple monthly fees feel free to combine them. You may well rent an appliance which is above and beyond the rent. Feel free to put that in and describe below.
Include reason for other monthly fees as well as break downs.
Calculated: Base rent + Monthly pet fees + Total flat rate utility costs + other monthly fees
This is the amount of money collected to hold unit before move in. It goes towards the deposit if tenant moves in. It is not refundable if tenant does not move in in agreed period of time. Sometimes people call this the deposit. However you should not do this. It is a fee not a deposit as it will not be returned if they do not move in.
This is the amount of the total deposit that will end up being paid at some time after move in. For instant, deposit might be 1000 but landlord is o.k. with $400 being paid at move in, $300 being paid 2nd month with rent and $300 the third month with rent. Amount of deposit to be paid after move in would be $600 and then the arrangement of how that is paid would be described below.
If they are to be paid over multiple months please be specific how much and when.
Calculated: Security deposit amount + Other required deposits
Negotiated changes to the home that owner has agreed to do for tenant but tenant will pay for, you name??? Just describe it in this field.
Calculated: Amount one time non refundable pet fee + RTS tenant default insurance + Other non refundable one time fee
Full months rent will always be due at move in. However sometimes proration is not what you want.
Used in calculating the prorated amount
For the purposes of calculating the prorations
Calculated: Total monthly payment / days in month
Calculated: Days in month - Day of month moving in + 1
Calculated based on all monthly fees. Formula is: (Total monthly payment/ days in month) x (Days in month - Day of move in + 1)
Calculated: Total monthly payment + Total deposits + Non refundable lease option fee (if applicable) + One time fee - premises hold fee - Deposits to be paid over time

Lease clauses

Please check propertyware building level custom field "Custom language to insert in lease" as well as do a quick email search for client interaction about this property and scan marketing to see if there should be special provisions here.

Lease options

We use the same lease we use for all our rentals for a lease option. We simply ad an option agreement to the lease. That being said the lease needs to become non valid if the option is not valid and of course vice versa. Also most leases when part of a lease option have the tenant taking care of all maintenance. Make sure that is there.
This would be the purchase price that lease option buyer has the option to purchase at.
This will be applied towards purchase. It will not be refunded if purchase is not completed for any reason.
This can include any specially negotiated terms. This includes crediting of monthly payments towards additional non refundable option consideration.
Primary owner name was shown farther up on this form as "Landlord name." However it is important that the option agreement be signed by all owners.
This will be used if owner 2 is to esign option agreement.

Agency

Agency
Check tenant unrepresented on agency disclosure form

Lead based paint

Known lead-based paint and or lead-based paint hazards are present in the housing
Seller has no knowledge of lead-based paint and or lead-based paint hazards in the housing
Seller has provided the purchaser with all available records and reports pertaining to lead-based paint and or lead-based paint hazards in the housing
Seller has no reports or records pertaining to lead-based paint and or lead based-paint in the housing
No means you get a PDF when / if document is merged and it will be emailed to "Email this form to". Yes means you will not get a pdf but instead a pdf will be generated and submitted to rightsignature.com which will in turn email all contacts for them to esign the contract. If you say "Yes", please verify that all signers have email addresses and names. This includes owners fields: "Landlord name", "Owner 1 email" and if there is a 2nd owner signing "Owner 2 name", "Owner 2 email"

Realty Trust Services 3407 West 117th St. Cleveland, OH 44111 (440) 427-0123

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Copyright © 2021 Realty Trust Services - All Rights Reserved. We may send out a monthly newsletter if you contact us through our web form. Andrew W. Morris is a licensed real estate broker with the State of Ohio (BRK.2008004009). Realty Trust Services, LLC is registered with the State of Ohio as a real estate company (REC.2009001863). This page was last updated.