This agreement made this DATE, by and between Lamedigs, LLC, herein called “Landlord”, and TENANT NAME. herein called “Tenant”. Landlord hereby agrees to rent to Tenant the real property located in the City of Roanoke, State of Virginia, described as follows: ADDRESS, commencing on DATE and monthly thereafter until DATE, at which time the terms of this contract will be in effect on a month to month basis. If Landlord and or Tenant desire to vacate or terminate the rental agreement at this time, they are required to give a 30 day notice to the other, beginning on the first day of the month prior to the desired termination. Landlord rents the demised premises to Tenant on the following terms and conditions:

1. Rent
Tenant, both individually and jointly, agrees to pay Landlord as base rent the sum of $ RENT AMOUNT per month, payable monthly in advance on the first day of each month during the term of this agreement. The term of this lease is 12 months as defined above. If rent and late fees due to the Landlord have not been received by 5:00 PM on the fifth day of the month, a five (5) day pay or quit termination notice may be posted.

2. Legal Obligations
Tenants hereby acknowledge that they have a legal obligation to pay their rent on time each and every month regardless of any other debts or responsibilities they may have. Tenant agrees that they will be fully liable for any back rent owed. They also acknowledge that defaulting on this Rental Agreement could result in a judgment being filed against them and a lien being filed against their current and future assets and/or earnings.

3. Rental Collection Charge
Tenant hereby acknowledges that late payment will cause Landlord to incur costs not contemplated by this Rental Agreement, the exact amount of which will be extremely difficult to ascertain. If rent has not been received by 5:00 PM on the fifth day of the month, a ten percent (10%) late fee will be charged in addition to the base rent sum. A $5 fee will be added for each additional late day.

4. Bad-Check Servicing Charge
In the event Tenant’s check is dishonored and returned unpaid for any reason to Landlord, Tenant agrees to pay a $35 bad-check fee to cover Landlord’s resulting costs and expenses. If for any reason a check is returned or dishonored, all future rent payments will be cash or money order.

5. Use
The Tenants agree to use the premises only as a residence for these persons:
TENANT NAME, Tenant agrees to pay $50 each month for each additional person who shall occupy the premises for more than fifteen (15) days of any given month. If Tenants fail to inform Landlord of additional people occupying property, the $50 per person per month fee will be assessed retroactive to the date commencing Rental Agreement.

6. Pets
There shall be no pets allowed on the rented premises except as may be granted by Landlord, in writing. Pets weighing more than 25 lbs are strictly forbidden. Tenant hereby agrees that if found in violation, the rents due hereunder may be raised at the Landlord’s discretion. If pets are allowed by Landlord, Tenant agrees to render non-refundable deposit of $0 and to pay an addition to the monthly rent of $0.

The Tenant is fully responsible for any damage to property of Landlord or of others that may result from the maintenance of the pet. Tenants agree to pay for pest infestation services after termination of occupancy.

Landlord reserves the right to revoke this consent on ten (10) day notice to Tenant, if in the opinion of Landlord’s employees, the pet has been a nuisance to other residents or has not been maintained according to these rules.

7. Attorney’s Fees and Costs
If the Landlord resorts to use of an attorney to enforce any of the terms or provisions of this lease, the tenant shall be responsible for payment of all reasonable attorney fees which shall be 33.3% of all sums due and all court costs and fees expended by the Landlord.

8. Repair Policy
The Tenant hereby acknowledges that they have been informed that the Landlord and/or his agents are not always available to provide support services to Tenants. Tenants should inform Landlord of any need for repair as soon as possible. Any leaking faucet, running toilet or other evidence of whatever leakage should immediately be reported to the Landlord. Tenant shall be responsible for the cleaning or repair to any plumbing fixture where a stoppage has occurred.

9. Security Deposit
Tenants hereby agree to pay a security deposit of $000_ to be refunded upon vacating, return of the keys to the office and termination of this contract according to other terms herein agreed. This deposit will be held to cover cleaning fees and any possible repair charges required for the property, and any rent or other amounts owed pursuant to this Agreement or pursuant to Civil Code of Virginia.

In no case will the security deposit be applied to back or future rent. It will be held intact by Landlord up to 30 working days after tenants have vacated the property. During this time, Landlord will inspect the premises thoroughly and assess any damages and/or needed repairs. This deposit money minus any necessary charges for repairs, cleaning fees, etc., will then be returned to Tenant with a written explanation of deductions, within 30 working days after they have vacated the property.

10. Cleaning Fee
Tenant hereby agrees to accept the property in its present state of cleanliness. They agree to return the property in the same condition or pay a $250 cleaning fee in addition to the security deposit, if the Landlord has the property professionally cleaned or such individual fees as may be incurred and or previously agreed to by the tenant on the check in/ check out sheet.

11. Tenant Insurance
No rights of storage are given by this agreement. Landlord will not be liable for any loss of Tenant’s property. Tenant hereby acknowledges this and agrees to make no such claims for any losses or damages against Landlord, his agents, or employees. Tenants agree to purchase insurance – at their own expense – sufficient to protect themselves and their property from fire, theft, burglary, breakage, electrical connections. They acknowledge that if they fail to procure such insurance, it is their responsibility and they alone shall bear the consequences.

12. Abandonment
If Tenants leave the premises unoccupied for 15 days without paying rent in advance for that month, or while owing any back rent from previous months, which has remained unpaid, the Landlord and/or his representatives have the right to take immediate possession of the property and to bar the Resident from returning. Landlord will also have the right to remove any property that the Residents have left behind and store it at Tenant’s expense for 30 days at which time the said property may be disposed of at the Landlord’s discretion.

13. Lock Policy
No locks will be changed and no additional locks will be installed on any door without the written permission of Landlord.

14. Condition of Premises
The Tenants hereby acknowledge that the said property is in good condition. If there is anything about the condition of the property that is not good, they agree to report it on the check in/check out sheet within 5 days of taking possession of the property. They agree that failure to file any written notice of defects will be legally binding proof that the property is in good condition at the time of occupancy.

15. Check in/Check out Sheet
A Check in/Check out Sheet has been provided for the Tenants’ use. Only after this has been filled out (within the five-day time limit) will the Owner take any action to complete necessary repairs. Landlord warrants that all major systems will be functional and in good repair at time of possession. Light switches, wall plugs, doors, windows, faucets, drains, locks, toilets, sinks, heaters, etc., will either be in working order or will be repaired once the Tenants have completed the Inspection and Inventory Record. Tenants are encouraged to report any necessary repairs, no matter how slight, in writing. Tenants are hereby advised that Landlord does not normally repair or replace nonfunctional items such as paint, carpets, etc., every time a property changes possession. Those items are scheduled for repair/replacement at regular intervals regardless of tenant turnover.

16. Subletting Or Assigning
Tenant agrees to not assign or sublet the Property, or any part thereof, without written permission from the Landlord.

17. Tenant Responsibility
Good housekeeping is expected of everyone. Tenant agrees to keep quarters clean and in a sanitary condition. The Tenants agree not to permit any deterioration or destruction to occur while they are occupying the property. They agree to maintain the walls, carpets, woodwork, floors, furnishings, fixtures and appliances, windows, screens, doors, fences, plumbing, air conditioning and heating, electrical and mechanical systems as well as the general structure and appearance of the property. Carpets are expected to be vacuumed and professionally cleaned on a periodic basis during the course of this lease. The tenant is also required to have the carpets professionally cleaned upon vacating the property.

18. Alterations
Tenant shall make no alterations, decorations, additions or improvements in or to the premises without Landlord’s prior written consent, and then only by contractors or mechanics approved by Landlord. All alterations, additions, or improvements upon the premises, made by either party, shall become the property of the Landlord and shall remain upon, and be surrendered with said premises, as a part thereof, at the end of the term hereof.

The Tenants specifically agree that no tacks, nails, screws, etc., will be driven into the walls, nor will they be marred or torn by glue or tape. They also acknowledge that they will be responsible for and pay any damage done by rain, wind, hail, etc., if this damage is caused by leaving windows open, allowing stoppage and/or overflow or water and/or sewage pipes or any damage caused due to Tenant’s negligence.

19. Non-liability
The Tenants hereby state that any work or repairs that need to be done will be handled by competent professionals, unless Tenants are qualified and capable or doing the work themselves and doing it properly, in a safe manner that meets all federal, state, and local regulations. Tenants further state that they will be legally responsible for any mishap they either do themselves or hire others to do. Landlord will be held free from harm and liability along with their agents and representatives. In the event that needed repairs are beyond the Tenants’ capacity, they are urged to arrange for professional help.

20. Access to Premises
Landlord may enter, inspect, and/or repair the premises at any time in case of emergency or suspected abandonment. Tenant agrees to cooperate with Owner/agent in showing property to prospective tenants prior to termination of occupancy. The Landlord reserves the right to enter the residence at reasonable times to inspect, make necessary repairs, supply services or show it to prospective residents, purchasers, mortgages, workmen, or contractors. Whenever practicable, a one-day notice of the Landlord’s intent to enter shall be given to the Resident. The Landlord may also display “for rent” and “for sale” signs on the building of which the rented residence is a part.

21. Waiver
All rights given to Landlord by this agreement shall be cumulative in addition to any laws that exist or might come into being. Any exercise of any rights by Landlord or failure to exercise any rights shall not act as waiver of those or any other rights. No statement or promise by Landlord, its agents or employees, as to tenancy, repairs, amount of rent to be paid, or other terms and conditions shall be binding unless it is put in writing and made a specific part of this agreement.

22. Legal Binding
Tenant hereby states that they have the legal rights to sign for any and all other residents and to commit them to abide by this contract.

23. Terms
In this agreement the singular number where used will include the plural, the masculine gender will include the feminine, the term Owner will include Landlord, Lessor; and the term Resident will include Tenant, Lessee.

24. Termination
If this lease is not terminated by either Tenant or Landlord then lease will automatically renew on a month-to-month basis at the same terms and for the same rent until Lease is renewed or terminated.

At the expiration of this lease Landlord, in order to terminate same and gain possession of the leased premises, or Tenant, in order to terminate said lease and surrender the premises, shall give at least 30 days written notice, one to the other, prior to the expiration date. If this is, or shall become a month-to-month contract, said notice must expire on the last day of the month.

25. Utilities
TENANT shall pay for all utilities and/or services supplied to the premises with the following exception: City taxes.

25. Report To Credit/Tenant Agencies
You are hereby notified that a nonpayment, late payment or breach of any of the terms of this rental agreement may be submitted/reported to a credit and/or tenant reporting agency, and may create a negative credit record on your credit report.

26. Lead Notification Requirement
For rental dwellings built before 1978, RESIDENT acknowledges receipt of the following: (Please check)
___ Lead Based Paint Disclosure Form
___ EPA Pamphlet

27. Full Disclosure
The Tenants signing this Rental Contract hereby state that all questions about this Rental Agreement have been answered, that they fully understand all the provisions of the agreement and the obligations and responsibilities of each party, as spelled out herein. They further state that they agree to fulfill their obligations in every respect or suffer the full legal and financial consequences of their actions or lack of action in violation of this agreement. Signature by the Tenant on this Rental Agreement is acknowledgment and he/she is entitled to receive a signed copy of the Rental Agreement.

Landlord/Agent Date


Landlord/Agent Date


Tenant Date


Co-Tenant Date



No boats, campers etc. or any other inoperable vehicle may be kept on the premises.

No kerosene heaters.

Garbage must be placed in garbage cans at the alley. Any garbage kept on porches or decks must be kept in an enclosed garbage container with a lid. Recycling containers on porches and decks should be kept neatly.

The sidewalk, entries and stairways shall not be obstructed nor used for any other purpose than to enter and exit and shall be kept clean and free of all debris.

No waterbeds.

Parking is provided as follows:
One vehicle in the gravel space beside the Carriage House apartment.
All other vehicles should be parked on the street. Do not block the alley.

All screws and nails will be removed from the walls then filled and sanded accordingly

All pictures must be hung with hangers — no nails!

All walls will be painted matching the original colors. Spot painting is not acceptable because of the undesirable results.


NO SMOKING inside the apartment.

Do not place nails or screws in wood trim.

Please do not remove window screens from windows.

I have read, understand, and agree to all items in this lease.

TENANT SIGNATURE/DATE________________________________________________