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OHIO STANDARD RESIDENTIAL LEASE AGREEMENT

Written in accordance with Ohio. Code. §§ 5321.01 – 5321.19

THIS AGREEMENT (hereinafter referred to as the "Ohio Lease Agreement") is made and entered

into this ____ day of _______________, 20____, by and between __________________________________

(hereinafter referred to as "Landlord") and ________________________________________ (hereinafter

referred to as "Tenant."

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. PROPERTY. Landlord owns certain real property and improvements located at

________________________ (hereinafter referred to as the "Property"). Landlord desires to lease the Premises

to Tenant upon the terms and conditions contained herein. Tenant desires to lease the Premises from Landlord

on the terms and conditions as contained herein.

2. TERM. This Ohio Lease Agreement shall commence on ________________________ and shall

continue as a lease for term. The termination date shall be on ___________________ at 11:59 PM. Upon

termination date, Tenant shall be required to vacate the Premises unless one of the following circumstances

occur:

i. Landlord and Tenant formally extend this Ohio Lease Agreement in writing or create and execute a

new, written, and signed Ohio Lease Agreement; or

ii. Landlord willingly accepts new Rent from Tenant, which does not constitute past due Rent.

In the event that Landlord accepts new rent from Tenant after the termination date, a month-to month tenancy

shall be created. If at any time either party desires to terminate the month-to month tenancy, such party may

do so by providing to the other party written notice of intention to terminate at least 30 days prior to the desired

date of termination of the month-to-month tenancy. Notices to terminate may be given on any calendar day,

irrespective of Commencement Date. Rent shall continue at the rate specified in this Ohio Lease Agreement,

or as allowed by law. All other terms and conditions as outlined in this Ohio Lease Agreement shall remain in

full force and effect. Time is of the essence for providing notice of termination (strict compliance with dates

by which notice must be provided is required).

3. RENT. Tenant shall pay to Landlord the sum of $______________ per month as Rent for the Term

of the Agreement. Due date for Rent payment shall be the _______ day of each calendar month and shall be

considered advance payment for that month. Weekends and holidays do not delay or excuse Tenant’s

obligation to timely pay rent.

A. Delinquent Rent. If not paid on the _______________ Rent shall be considered overdue and delinquent

B. Returned Checks. In the event that any payment by Tenant is returned for insufficient funds ("NSF")

or if Tenant stops payment, Tenant will pay $_________ to Landlord for each such check, plus late

charges, as described above, until Landlord has received payment. Furthermore, Landlord may require

in writing that Tenant pay all future Rent payments by cash, money order, or cashier's check.

C. Order in which funds are applied. Landlord will apply all funds received from Tenant first to any non-

rent obligations of Tenant including late charges, returned check charges, charge-backs for repairs,

brokerage fees, and periodic utilities, then to rent, regardless of any notations on a check.

D. Rent Increases. There will be no rent increases through the Termination Date. If this lease is renewed

automatically on a month to month basis, Landlord may increase the rent during the renewal period by

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providing written notice to Tenant that becomes effective the month following the ___ day after the

notice is provided.

4. SECURITY DEPOSIT. Upon execution of this Ohio Lease Agreement, Tenant shall deposit with

Landlord the sum of $_______________ (which amount is not in excess of two months periodic rent) receipt

of which is hereby acknowledged by Landlord, as security for any damage caused to the Premises during the

term hereof. Landlord may place the security deposit in an interest bearing account and any interest earned

will be paid to Landlord or Landlord’s representative.

A. REFUND. Upon termination of the tenancy, all funds held by the landlord as security deposit may

be applied to the payment of accrued rent and the amount of damages that the landlord has suffered by

reason of the tenant's noncompliance with the terms of this Ohio Lease Agreement or 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.

B. DEDUCTIONS. Landlord may deduct reasonable charges from the security deposit for:

(1.) Unpaid or accelerated rent;

(2.) Late charges;

(3.) Unpaid utilities;

(4.) Costs of cleaning, deodorizing, and repairing the Property and its contents for

which Tenant is responsible;

(5.) Pet violation charges;

(6.) Replacing unreturned keys, garage door openers, or other security devices;

(7.) The removal of unauthorized locks or fixtures installed by Tenant;

(8.) Insufficient light bulbs;

(9.) Packing, removing, and storing abandoned property;

(10.) Removing abandoned or illegally parked vehicles

(11.) Costs of reletting, if Tenant is in default;

(12.) Attorney fees and costs of court incurred in any proceeding against Tenant;

(13.) Any fee due for early of removal of an authorized key box;

(14.) Other items Tenant is responsible to pay under this Lease.

If deductions exceed the security deposit, Tenant will pay to Landlord the excess within

ten days after Landlord makes written demand. The security deposit will be applied first

to any non-rent items, including late charges, returned check charges, repairs, brokerage

fees, and periodic utilities, then to any unpaid rent.

5. USE OF PREMISES. The Premises shall be used and occupied solely 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

Ohio Lease 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.

6. 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.

7. ASSIGNMENT AND SUB-LETTING. Tenant shall not assign this Ohio Lease Agreement, or sublet

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

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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 Ohio Lease Agreement.

8. 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 Ohio Lease Agreement.

9. 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 Ohio Lease Agreement and all rights hereunder shall terminate.

10. 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.

11. UTILITIES. Tenant shall be responsible for arranging for and paying for all utility services required

on the Premises.

12. MAINTENANCE, REPAIR, AND 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 Ohio Lease

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;

C. Not obstruct or cover the windows or doors;

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.

I. 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;

J. 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; 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 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;

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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.

13. ANIMALS. THERE WILL BE NO ANIMALS, unless authorized by a separate written Pet

Addendum to this Residential Lease Agreement. Tenant shall not permit any animal, including mammals,

reptiles, birds, fish, rodents, or insects on the property, even temporarily, unless otherwise agreed by a separate

written Pet Agreement. If tenant violates the pet restrictions of this Lease, Tenant will pay to Landlord a fee

of $_____________ per day per animal for each day Tenant violates the animal restrictions as additional rent

for any unauthorized animal. Landlord may remove or cause to be removed any unauthorized animal and

deliver it to appropriate local authorities by providing at least 24-hour written notice to Tenant of Landlord’s

intention to remove the unauthorized animal. Landlord will not be liable for any harm, injury, death, or sickness

to any unauthorized animal. Tenant is responsible and liable for any damage or required cleaning to the

Property caused by any unauthorized animal and for all costs Landlord may incur in removing or causing any

unauthorized animal to be removed.

14. 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.

15. 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.

16. DEFAULT. If Landlord breaches this Lease, Tenant may seek any relief provided by law. If Tenant

fails to comply with any of the material provisions of this Ohio Lease 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 noncompliance and indicating the intention of Landlord to

terminate the Lease by reason thereof, Landlord may terminate this Ohio Lease 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 Ohio

Lease Agreement.

17. ABANDONMENT. If at any time during the term of this Ohio Lease 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 Ohio Lease Agreement during the balance

of the unexpired term, if this Ohio Lease 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.

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18. 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.

19. RECORDING OF OHIO LEASE AGREEMENT. Tenant shall not record this Ohio Lease

Agreement on the Public Records of any public office. In the event that Tenant shall record this Ohio Lease

Agreement, this Ohio Lease 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.

20. GOVERNING LAW. This Ohio Lease Agreement shall be governed, construed and interpreted by,

through and under the Laws of the State of Ohio.

21. SEVERABILITY. If any provision of this Ohio Lease Agreement or the application thereof shall, for

any reason and to any extent, be invalid or unenforceable, neither the remainder of this Ohio Lease 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.

22. 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.

23. 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.

24. CONSTRUCTION. The pronouns used herein shall include, where appropriate, either gender or both,

singular and plural.

25. NON-WAIVER. No delay, indulgence, waiver, non-enforcement, election or non-election by

Landlord under this Ohio Lease Agreement will be deemed to be a waiver of any other breach by Tenant, nor

shall it affect Tenant's duties, obligations, and liabilities hereunder.

26. MODIFICATION. The parties hereby agree that this document contains the entire agreement

between the parties and this Ohio Lease Agreement shall not be modified, changed, altered or amended in any

way except through a written amendment signed by all of the parties hereto.

27. NOTICE. Any notice required or permitted under this Lease or under state law shall be delivered

to Tenant at the Property address, and to Landlord at the following address:

_______________________________________________________________________

28. LEAD-BASED PAINT DISCLOSURE. If the premises were constructed prior to 1978, Tenant

acknowledges receipt of the form entitled “LEAD-BASED PAINT DISCLOSURE” which contains disclosure

of information on lead-based paint and/or lead-based paint hazards.

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

Landlord’s Signature:

Printed Name: Date:

Tenant’s Signature:

Printed Name: Date:

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