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NEW YORK STANDARD 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 York, 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 sum of

________________________________________ DOLLARS ($_________), 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:

I. Rental Payments. 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.

II. Lease Duration Length. 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

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___________________________, and ending at 12 o'clock midnight on

___________________________.

III. 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. Such deposit shall be returned to Tenant, without interest,

and less any set off for damages to the Premises upon the termination of

this Agreement.

IV. 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 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.

V. 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.

VI. 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.

VII. 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

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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.

VIII. 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.

IX. 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.

X. Utilities. Tenant shall be responsible for arranging for and paying for all

utility services required on the Premises.

XI. 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

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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;

(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.

XII. 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.

XIII. 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

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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.

XIV. 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.

XV. 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.

XVI. 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.

XVII. Pets. No pets.

XVIII. 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.

XIX. 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

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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.

XX. 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.

XXI. Late Charge. In the event that any payment required to be paid by

Tenant hereunder is not made within three (3) 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 ___________________________

______________ DOLLARS ($__________).

XXII. 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.

XXIII. Attorneys' Fees. Should it become necessary for Landlord to employ an

attorney to enforce any of the conditions or covenants hereof, including

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the collection of rentals or gaining possession of the Premises, Tenant

agrees to pay all expenses so incurred, including a reasonable attorneys'

fee.

XXIV. 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.

XXV. Governing Law. This Agreement shall be governed, construed and

interpreted by, through and under the Laws of the State of New York.

XXVI. 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.

XXVII. 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.

XXVIII. 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.

XXIX. CONSTRUCTION. The pronouns used herein shall include, where

appropriate, either gender or both, singular and plural.

XXX. Non-Waiver. No indulgence, waiver, election or non-election by Landlord

under this Agreement shall affect Tenant's duties and liabilities hereunder.

XXXI. 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.

XXXII. 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]

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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.

XXXIII. Additional Provisions; Disclosures.

__________________________________________________________

__________________________________________________________.

[Landlord should note above any disclosures about the premises that may

be required under Federal or New York law, such as known lead-based

paint hazards in the Premises. The Landlord should also disclose any

flood hazards.

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

Landlord Signature: _______________________________ Date: ____________

Printed Name: ___________________________________

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

Tenant Signature: ________________________________ Date: ____________

Printed Name: ___________________________________

Tenant Signature: ________________________________ Date: ____________

Printed Name: ___________________________________

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