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NEW JERSEY RESIDENTIAL LEASE AGREEMENT

THIS LEASE AGREEMENT (hereinafter referred to as the "Agreement") made and entered into this ____________

day of ____________________________, 20____, by and between

_____________________________________________________________________ (hereinafter referred to as "Landlord")

and _____________________________________________________________________ (hereinafter referred to as "Tenant").

WITNESSETH:

WHEREAS, Landlord is the fee owner of certain real property being, lying and situated in _______________ County,

New Jersey, such real property having a street address of

______________________________________________________________ (hereinafter referred to as the "Premises").

WHEREAS, Landlord is desirous of leasing the Premises to Tenant upon the terms and conditions as contained herein;

and

WHEREAS, Tenant is desirous of leasing the Premises from Landlord on the terms and conditions as contained herein;

NOW, THEREFORE, for and in consideration of the covenants and obligations contained herein and other good and

valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto hereby agree as follows:

1. TERM. Landlord leases to Tenant and Tenant leases from Landlord the above described Premises together with any

and all appurtenances thereto, for a term of __________________ [specify number of months or years], such term

beginning on __________________, and ending at 12 o'clock midnight on ______________________.

2. RENT. The total rent for the term hereof is the sum of

______________________________________________________________ DOLLARS ($____________) payable on

the ____ day of each month of the term, in equal installments of

______________________________________________________________ DOLLARS ($_____________), first and

last installments to be paid upon the due execution of this Agreement, the second installment to be paid on

_______________________. All such payments shall be made to Landlord at Landlord's address as set forth in the

preamble to this Agreement on or before the due date and without demand.

3. SECURITY DEPOSIT. Upon the due execution of this Agreement, Tenant shall deposit with Landlord the sum of

_________________________________________________________ DOLLARS ($______________) receipt of which

is hereby acknowledged by Landlord, as security for any damage caused to the Premises during the term hereof.

Interest on Security Deposits. In accordance with New Jersey law (NJSA Section 46:8-19), Landlord will pay

Tenant interest on Tenant's security deposit, less any service fee charged by the bank or investment company.

Interest will be paid annually on the anniversary of Tenant's Lease in cash or as a credit towards rent due. Further, Landlord

will annually notify Tenant of certain information concerning the security deposit: the name of the bank where the

security deposit is held, the type of account in which the funds are deposited, and the account's interest rate.

Landlord is prohibited from increasing the amount of the security deposit by more than ten (10) percent per year.

Timing of Return of Security Deposit. Within thirty (30) days after the end of Tenant's Lease term, Landlord will

return Tenant's security deposit to Tenant, plus any accrued interest and less any allowed

deductions. Interest and any deductions will be itemized. Tenant's security deposit or the balance thereof after

deductions will be returned to Tenant by personal delivery or registered or certified mail.

4. USE OF PREMISES. The Premises shall be used and occupied by Tenant and Tenant's immediate family, consisting of

___________________________________________________________, exclusively, as a private single family

dwelling, and no part of the Premises shall be used at any time during the term of this Agreement by Tenant for the

purpose of carrying on any business, profession, or trade of any kind, or for any purpose other than as a private single

family dwelling. Tenant shall not allow any other person, other than Tenant's immediate family or transient relatives and

friends who are guests of Tenant, to use or occupy the Premises without first obtaining Landlord's written consent to

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such use. Tenant shall comply with any and all laws, ordinances, rules and orders of any and all governmental or

quasi-governmental authorities affecting the cleanliness, use, occupancy and preservation of the Premises.

5. CONDITION OF PREMISES. Tenant stipulates, represents and warrants that Tenant has examined the Premises, and

that they are at the time of this Lease in good order, repair, and in a safe, clean and tenantable condition.

6. ASSIGNMENT AND SUB-LETTING. Tenant shall not assign this Agreement, or sub-let or grant any license to use the

Premises or any part thereof without the prior written consent of Landlord. A consent by Landlord to one such

assignment, sub-letting or license shall not be deemed to be a consent to any subsequent assignment, sub-letting or

license. An assignment, sub-letting or license without the prior written consent of Landlord or an assignment or sub-

letting by operation of law shall be absolutely null and void and shall, at Landlord's option, terminate this Agreement.

7. ALTERATIONS AND IMPROVEMENTS. Tenant shall make no alterations to the buildings or improvements on the

Premises or construct any building or make any other improvements on the Premises without the prior written consent

of Landlord. Any and all alterations, changes, and/or improvements built, constructed or placed on the Premises by

Tenant shall, unless otherwise provided by written agreement between Landlord and Tenant, be and become the

property of Landlord and remain on the Premises at the expiration or earlier termination of this Agreement.

8. NON-DELIVERY OF POSSESSION. In the event Landlord cannot deliver possession of the Premises to Tenant upon

the commencement of the Lease term, through no fault of Landlord or its agents, then Landlord or its agents shall have

no liability, but the rental herein provided shall abate until possession is given. Landlord or its agents shall have thirty

(30) days in which to give possession, and if possession is tendered within such time, Tenant agrees to accept the

demised Premises and pay the rental herein provided from that date. In the event possession cannot be delivered

within such time, through no fault of Landlord or its agents, then this Agreement and all rights hereunder shall terminate.

9. HAZARDOUS MATERIALS. Tenant shall not keep on the Premises any item of a dangerous, flammable or explosive

character that might unreasonably increase the danger of fire or explosion on the Premises or that might be considered

hazardous or extra hazardous by any responsible insurance company.

10. UTILITIES. Tenant shall be responsible for arranging for and paying for all utility services required on the Premises.

11. MAINTENANCE AND REPAIR; RULES. Tenant will, at its sole expense, keep and maintain the Premises and

appurtenances in good and sanitary condition and repair during the term of this Agreement and any renewal thereof.

Without limiting the generality of the foregoing, Tenant shall:

(a) Not obstruct the driveways, sidewalks, courts, entry ways, stairs and/or halls, which shall be used for the

purposes of ingress and egress only;

(b) Keep all windows, glass, window coverings, doors, locks and hardware in good, clean order and repair;

(d) Not leave windows or doors in an open position during any inclement weather;

(e) Not hang any laundry, clothing, sheets, etc. from any window, rail, porch or balcony nor air or dry any of

same within any yard area or space;

(f) Not cause or permit any locks or hooks to be placed upon any door or window without the prior written

consent of Landlord;

(g) Keep all air conditioning filters clean and free from dirt;

(h) Keep all lavatories, sinks, toilets, and all other water and plumbing apparatus in good order and repair and

shall use same only for the purposes for which they were constructed. Tenant shall not allow any

sweepings, rubbish, sand, rags, ashes or other substances to be thrown or deposited therein. Any

damage to any such apparatus and the cost of clearing stopped plumbing resulting from misuse shall be

borne by Tenant;

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(i) And Tenant's family and guests shall at all times maintain order in the Premises and at all places on the

Premises, and shall not make or permit any loud or improper noises, or otherwise disturb other residents;

(j) Keep all radios, television sets, stereos, phonographs, etc., turned down to a level of sound that does not

annoy or interfere with other residents;

(k) Deposit all trash, garbage, rubbish or refuse in the locations provided therefor and shall not allow any trash,

garbage, rubbish or refuse to be deposited or permitted to stand on the exterior of any building or within

the common elements;

(l) Abide by and be bound by any and all rules and regulations affecting the Premises or the common area

appurtenant thereto which may be adopted or promulgated by the Condominium or Homeowners'

Association having control over them.

12. DAMAGE TO PREMISES. In the event the Premises are destroyed or rendered wholly untenantable by fire, storm,

earthquake, or other casualty not caused by the negligence of Tenant, this Agreement shall terminate from such time

except for the purpose of enforcing rights that may have then accrued hereunder. The rental provided for herein shall

then be accounted for by and between Landlord and Tenant up to the time of such injury or destruction of the Premises,

Tenant paying rentals up to such date and Landlord refunding rentals collected beyond such date. Should a portion of

the Premises thereby be rendered untenantable, the Landlord shall have the option of either repairing such injured or

damaged portion or terminating this Lease. In the event that Landlord exercises its right to repair such untenantable

portion, the rental shall abate in the proportion that the injured parts bears to the whole Premises, and such part so

injured shall be restored by Landlord as speedily as practicable, after which the full rent shall recommence and the

Agreement continue according to its terms.

13. INSPECTION OF PREMISES. Landlord and Landlord's agents shall have the right at all reasonable times during the

term of this Agreement and any renewal thereof to enter the Premises for the purpose of inspecting the Premises and

all buildings and improvements thereon. And for the purposes of making any repairs, additions or alterations as may be

deemed appropriate by Landlord for the preservation of the Premises or the building. Landlord and its agents shall

further have the right to exhibit the Premises and to display the usual "for sale", "for rent" or "vacancy" signs on the

Premises at any time within forty-five (45) days before the expiration of this Lease. The right of entry shall likewise

exist for the purpose of removing placards, signs, fixtures, alterations or additions, but do not conform to this Agreement

or to any restrictions, rules or regulations affecting the Premises.

14. SUBORDINATION OF LEASE. This Agreement and Tenant's interest hereunder are and shall be subordinate, junior

and inferior to any and all mortgages, liens or encumbrances now or hereafter placed on the Premises by Landlord, all

advances made under any such mortgages, liens or encumbrances (including, but not limited to, future advances), the

interest payable on such mortgages, liens or encumbrances and any and all renewals, extensions or modifications of

such mortgages, liens or encumbrances.

15. TENANT'S HOLD OVER. If Tenant remains in possession of the Premises with the consent of Landlord after the

natural expiration of this Agreement, a new tenancy from month-to-month shall be created between Landlord and

Tenant which shall be subject to all of the terms and conditions hereof except that rent shall then be due and owing at

______________________________________________________________ DOLLARS ($___________) per month

and except that such tenancy shall be terminable upon fifteen (15) days written notice served by either party.

16. SURRENDER OF PREMISES. Upon the expiration of the term hereof, Tenant shall surrender the Premises in as good

a state and condition as they were at the commencement of this Agreement, reasonable use and wear and tear thereof

and damages by the elements excepted.

17. ANIMALS. Tenant shall be entitled to keep no more than __________ (____) domestic dogs, cats or birds; however, at

such time as Tenant shall actually keep any such animal on the Premises, Tenant shall pay to Landlord a pet deposit of

______________________________________________________________ DOLLARS ($_________),

______________________________________________________________ DOLLARS ($_________) of which shall

be non-refundable and shall be used upon the termination or expiration of this Agreement for the purposes of cleaning

the carpets of the building.

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18. QUIET ENJOYMENT. Tenant, upon payment of all of the sums referred to herein as being payable by Tenant and

Tenant's performance of all Tenant's agreements contained herein and Tenant's observance of all rules and

regulations, shall and may peacefully and quietly have, hold and enjoy said Premises for the term hereof.

19. INDEMNIFICATION. Landlord shall not be liable for any damage or injury of or to the Tenant, Tenant's family, guests,

invitees, agents or employees or to any person entering the Premises or the building of which the Premises are a part

or to goods or equipment, or in the structure or equipment of the structure of which the Premises are a part, and Tenant

hereby agrees to indemnify, defend and hold Landlord harmless from any and all claims or assertions of every kind and

nature.

20. DEFAULT. If Tenant fails to comply with any of the material provisions of this Agreement, other than the covenant to

pay rent, or of any present rules and regulations or any that may be hereafter prescribed by Landlord, or materially fails

to comply with any duties imposed on Tenant by statute, within seven (7) days after delivery of written notice by

Landlord specifying the non-compliance and indicating the intention of Landlord to terminate the Lease by reason

thereof, Landlord may terminate this Agreement. If Tenant fails to pay rent when due and the default continues for

seven (7) days thereafter, Landlord may, at Landlord's option, declare the entire balance of rent payable hereunder to

be immediately due and payable and may exercise any and all rights and remedies available to Landlord at law or in

equity or may immediately terminate this Agreement.

21. LATE CHARGE. In the event that any payment required to be paid by Tenant hereunder is not made within five (5)

business days of when due, Tenant shall pay to Landlord, in addition to such payment or other charges due hereunder,

a “late fee” in the amount of _________________________ ($__________). For purposes of this section, a “business

day” means any day other than a Saturday, Sunday or State or federal holiday.

22. ABANDONMENT. If at any time during the term of this Agreement Tenant abandons the Premises or any part thereof,

Landlord may, at Landlord's option, obtain possession of the Premises in the manner provided by law, and without

becoming liable to Tenant for damages or for any payment of any kind whatever. Landlord may, at Landlord's

discretion, as agent for Tenant, relet the Premises, or any part thereof, for the whole or any part thereof, for the whole

or any part of the then unexpired term, and may receive and collect all rent payable by virtue of such reletting, and, at

Landlord's option, hold Tenant liable for any difference between the rent that would have been payable under this

Agreement during the balance of the unexpired term, if this Agreement had continued in force, and the net rent for such

period realized by Landlord by means of such reletting. If Landlord's right of reentry is exercised following

abandonment of the Premises by Tenant, then Landlord shall consider any personal property belonging to Tenant and

left on the Premises to also have been abandoned, in which case Landlord may dispose of all such personal property in

any manner Landlord shall deem proper and Landlord is hereby relieved of all liability for doing so.

23. ATTORNEYS' FEES. Should it become necessary for Landlord to employ an attorney to enforce any of the conditions

or covenants hereof, including the collection of rentals or gaining possession of the Premises, Tenant agrees to pay all

expenses so incurred, including a reasonable attorneys' fee.

24. RECORDING OF AGREEMENT. Tenant shall not record this Agreement on the Public Records of any public office. In

the event that Tenant shall record this Agreement, this Agreement shall, at Landlord's option, terminate immediately

and Landlord shall be entitled to all rights and remedies that it has at law or in equity.

25. GOVERNING LAW. This Agreement shall be governed, construed and interpreted by, through and under the Laws of

the State of New Jersey.

26. SEVERABILITY. If any provision of this Agreement or the application thereof shall, for any reason and to any extent,

be invalid or unenforceable, neither the remainder of this Agreement nor the application of the provision to other

persons, entities or circumstances shall be affected thereby, but instead shall be enforced to the maximum extent

permitted by law.

27. BINDING EFFECT. The covenants, obligations and conditions herein contained shall be binding on and inure to the

benefit of the heirs, legal representatives, and assigns of the parties hereto.

28. DESCRIPTIVE HEADINGS. The descriptive headings used herein are for convenience of reference only and they are

not intended to have any effect whatsoever in determining the rights or obligations of the Landlord or Tenant.

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29. CONSTRUCTION. The pronouns used herein shall include, where appropriate, either gender or both, singular and

plural.

30. NON-WAIVER. No indulgence, waiver, election or non-election by Landlord under this Agreement shall affect Tenant's

duties and liabilities hereunder.

31. MODIFICATION. The parties hereby agree that this document contains the entire agreement between the parties and

this Agreement shall not be modified, changed, altered or amended in any way except through a written amendment

signed by all of the parties hereto.

32. CRIME INSURANCE. As required by New Jersey law (NJSA Section 46:8-39), under Title VI of the Housing and Urban

Development Act of 1970, the Federal Government is subsidizing crime insurance in order to make the same available

to Residents in the State of New Jersey. Tenant, as a Resident, may be eligible to purchase this insurance from the

SAFETY MANAGEMENT INSTITUTE, located in Washington, D.C. Tenant may contact this company directly to obtain

an application and further information. Tenant may call the following toll free number: (800) 638-8780. Crime insurance

is available for tenants in all habitable property through the New Jersey Underwriters Association, Crime Insurance

Indemnity Plan. To apply for crime insurance, contact the New Jersey Underwriters Association, Crime Insurance for

Habitable Property, 744 Broad Street, Newark, New Jersey, 07102 directly for an application.

33. CHILD PROTECTION WINDOW GUARD OPTION. Pursuant to New Jersey law (NJSA Section 55:13A-7.14), Tenant

can have window guards installed on the Premises and the public halls (1) by making a written request to Landlord and

(2) if a child 10 years of age or younger resides on the Premises and (3) if Tenant lives in a dwelling above the first

floor. Residents living on the first floor may only request window guards on windows in public halls above the first floor

to which persons in the resident's dwelling have access without having to go out of the building. Landlord may, at

Landlord's option, recoup the costs associated with the installation of the window guards through increased rent.

34. RETURN OF KEYS. Tenant must return the keys to the Premises to Landlord when Tenant vacates the Premises.

35. TRUTH IN RENTING. Resident acknowledges receipt today of the Truth in Renting information, required to be

provided by New Jersey law (NJSA Section 46: 8-45).

36. NOTICE. Any notice required or permitted under this Lease or under state law shall be deemed sufficiently given or

served if sent by United States certified mail, return receipt requested, addressed as follows:

If to Landlord to:

______________________________________________

[Landlord's Name]

______________________________________________

[Landlord's Address]

If to Tenant to:

______________________________________________

[Tenant's Name]

______________________________________________

[Tenant's Address]

Landlord and Tenant shall each have the right from time to time to change the place notice is to be given under this

paragraph by written notice thereof to the other party.

37. ADDITIONAL PROVISIONS; DISCLOSURES.

____________________________________________________________

[Landlord should note above any disclosures about the premises that may be required under Federal or New Jersey

law, such as known lead-based paint hazards in the Premises. The Landlord should also disclose any flood hazards.]

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As to Landlord this ______ day of ________________________, 20_____.

LANDLORD:

Sign: ___________________________________ Print: _________________________________ Date: ______________

As to Tenant, this ______ day of ________________________, 20_____.

TENANT ("Tenant"):

Sign: ___________________________________ Print: __________________________________ Date: ______________

TENANT:

Sign: ___________________________________ Print: __________________________________ Date: ______________

TENANT:

Sign: ___________________________________ Print: __________________________________ Date: ______________

TENANT:

Sign: ___________________________________ Print: __________________________________ Date: ______________

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