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TEXAS STANDARD RESIDENTIAL LEASE AGREEMENT

THIS AGREEMENT (hereinafter referred to as the "Texas 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:

I. Premises. 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.

II. Lease Term. This Texas 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:

a) Landlord and Tenant formally extend this Texas Lease Agreement

in writing or create and execute a new, written, and signed Texas

Lease Agreement; or

b) 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 Texas

Lease Agreement, or as allowed by law. All other terms and conditions as

outlined in this Texas 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).

III. Rental Payments. 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 1st day of each calendar month and shall be considered advance

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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 1st, Rent shall be considered

overdue and delinquent on the 2nd day of each calendar month. If

Tenant fails to timely pay any month’s rent, Tenant will pay

Landlord a late charge of $_________ per day until rent is paid in

full. If Landlord receives the monthly rent by the 3

day of the

month, Landlord will waive the late charges for that month. Any

waiver of late charges under this paragraph will not affect or

diminish any other right or remedy Landlord may exercise for

Tenant’s failure to timely pay rent.

b) Prorated Rent. In the event that the Commencement Date is not the

1st of the calendar month, Rent payment remitted on the

Commencement Date shall be prorated based on a 30-day period.

c) 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.

d) 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.

e) 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 providing written notice to Tenant that becomes effective

the month following the 30

day after the notice is provided

IV. Security Deposit. Upon execution of this Texas Lease Agreement, Tenant shall

deposit with Landlord the sum of $_______________, receipt of which is hereby

acknowledged by Landlord, as security for any damage caused to the Premises

during the term hereof.

V. Refund of Security Deposit. 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 Texas Lease Agreement or with

any and all laws, ordinances, rules and orders of any and all governmental or

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quasi-governmental authorities affecting the cleanliness, use, occupancy and

preservation of the Premises.

VI. 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 Texas 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.

VII. 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.

VIII. Assignment and Sub-Letting. Tenant shall not assign this Texas Lease

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 Texas Lease Agreement.

IX. 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 Texas Lease Agreement.

X. 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

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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 Texas Lease Agreement and all rights hereunder shall

terminate.

XI. 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.

XII. Utilities. Tenant shall be responsible for arranging for and paying for all utility

services required on the Premises.

XIII. 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 Texas 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. 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) 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;

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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 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.

XIV. Damage to Premises. In the event the Premises are destroyed or rendered

wholly uninhabitable by fire, storm, earthquake, or other casualty not caused by

the negligence of Tenant, this Texas Lease 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 uninhabitable, 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 uninhabitable 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 Texas Lease Agreement

continue according to its terms.

XV. Access by Landlord. Landlord and Landlord's agents shall have the right at all

reasonable times, and by all reasonable means, without notice, during the term of

this Texas Lease Agreement and any renewal thereof to enter the Premises for

the following purposes:

a.) Inspect the Property for condition;

b.) Make repairs;

c.) Show the Property to prospective tenants, prospective purchasers,

inspectors, fire marshals, lenders, appraisers, or insurance agents;

d.) Exercise a contractual or statutory lien;

e.) Leave written notice;

f.) Seize nonexempt property after default.

Landlord may prominently display a “For Sale” or “For Lease” or similarly worded

sign on the Property during the term of this Lease or any renewal period.

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If Tenant fails to permit reasonable access under this Paragraph, Tenant will be

in default.

XVI. Subordination of Lease. This Texas Lease 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.

XVII. Tenant's Hold Over. If Tenant remains in possession of the Premises with the

consent of Landlord after the natural expiration of this Texas Lease 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 $__________________ per month and

except that such tenancy shall be terminable upon fifteen (15) days written notice

served by either party.

XVIII. 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 Texas Lease Agreement, reasonable use and wear and

tear thereof and damages by the elements excepted.

XIX. 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.

XX. Waterbeds. THERE WILL BE NO WATERBEDS, unless authorized by a

separate written Waterbed Addendum to this Residential Lease Agreement.

XXI. 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

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may peacefully and quietly have, hold and enjoy said Premises for the term

hereof.

XXII. 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.

XXIII. 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 Texas

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 Texas 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 Texas Lease Agreement.

XXIV. Abandonment. If at any time during the term of this Texas 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, re-let 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 re-letting, and, at Landlord's option, hold Tenant liable for any

difference between the rent that would have been payable under this Texas

Lease Agreement during the balance of the unexpired term, if this Texas Lease

Agreement had continued in force, and the net rent for such period realized by

Landlord by means of such re-letting. 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.

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

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

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collection of rentals or gaining possession of the Premises, Tenant agrees to pay

all expenses so incurred, including a reasonable attorneys' fee.

XXVI. Recording of Texas Lease Agreement. Tenant shall not record this Texas

Lease Agreement on the Public Records of any public office. In the event that

Tenant shall record this Texas Lease Agreement, this Texas 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.

XXVII. Governing Law. This Texas Lease Agreement shall be governed, construed

and interpreted by, through and under the Laws of the State of Texas.

XXVIII. Severability. If any provision of this Texas Lease Agreement or the

application thereof shall, for any reason and to any extent, be invalid or

unenforceable, neither the remainder of this Texas 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.

XXIX. 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.

XXX. 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.

XXXI. Construction. The pronouns used herein shall include, where appropriate,

either gender or both, singular and plural.

XXXII. Non-Waiver. No delay, indulgence, waiver, non-enforcement, election or non-

election by Landlord under this Texas 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.

XXXIII. Modification. The parties hereby agree that this document contains the

entire agreement between the parties and this Texas 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.

XXXIV. 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:

__________________________________

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XXXV. 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.

XXXVI. Special Conditions. Pursuant to Sec. 92.016 Tenants may have special

statutory rights to terminate the lease early in certain situations involving family

violence or a military deployment or transfer.

XXXVII. Responsibilities of Landlord. We'll act with customary diligence to:

(1) keep common areas reasonably clean, subject to paragraph 25;

(2) maintain fixtures, hot water, heating, and A/C equipment;

(3) substantially comply with all applicable laws regarding safety, sanitation, and

fair housing; and

(4) make all reasonable repairs, subject to your obligation to pay for damages for

which you are liable.

If we violate any of the above, you may possibly terminate this Lease Contract

and exercise other remedies under Property Code Section 92.056 by

following this procedure:

(a) All rent must be current and you must make a written request for repair

or remedy of the condition--after which we'll have a reasonable time

for repair or remedy;

(b) If we fail to do so, you must make a second written request for the

repair or remedy (to make sure that there has been no

miscommunication between us) after which we'll have a reasonable

time for the repair or remedy; and

reasonable time period, you may immediately terminate this Lease

Contract by giving us a final written notice. You also may exercise

other statutory remedies, including those under Property Code

Section 92.0561.

Instead of giving the two written requests referred to above, you may give us one

request by certified mail, return receipt requested, or by registered mail--after

which we will have a reasonable time for repair or remedy. "Reasonable time"

takes into account the nature of the problem and the reasonable availability of

materials, labor, and utilities. Your rent must be current at the time of any

request. We will refund security deposits and prorated rent as required by law.

XXXVIII. Parking Rules. Tenant may not permit more than vehicles, including but

not limited to _________ automobiles, trucks, recreational vehicles, trailers,

motorcycles, all-terrain vehicles, jet skis, and boats, on the Property unless

authorized by Landlord in writing. Tenant may not park or permit any person to

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park any vehicles in the yard. Tenant may permit vehicles to be parked only in

drives, garages, designated common parking areas, or in the street if not

prohibited by law or an owners’ association. Tenant may not store or permit any

person to store any vehicles on or adjacent to the Property or on the street in

front of the Property. In accordance with applicable state and local laws, Landlord

may have towed, at Tenant’s expense: (a) any inoperative vehicle on or adjacent

to the Property; (b) any vehicle parked in violation of this paragraph or any

additional parking rules made part of this lease; or (c) any vehicle parked in

violation of any law, local ordinance, or owners’ association rule.

As to this ______ day of ________________________, 20_____.

Landlord Signature: ____________________________________________________

Printed Name: _______________________________________ Date: _____________

Tenant Signature: ______________________________________________________

Printed Name: _______________________________________ Date: _____________

Tenant Signature: ______________________________________________________

Printed Name: _______________________________________ Date: _____________

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