Tenant Resources

REV 3-2020

YOU MUST AGREE TO THE FOLLOWING APPLICATION DISCLOSURES BEFORE COMPLETING AND SUBMITTING AN APPLICATION. Under no circumstances will you be refunded the application fee.

Property Solutions of Utah, PLLC, DBA Utah Property Solutions is committed to equal housing opportunity. We do not and will not discriminate against any person on the basis of race, color, religion, sex, disability, familial status, national origin or income.

APPLICANT INSTRUCTIONS:
Be aware that a completed application is required before you will be considered. This includes all persons over the age of 18 to apply as well as all co-signers. Please be prepared to pay the application fee as outlined in the property listing. In addition to this rental application, you will also be required to provide a copy of a valid US Government ID and proof of income. To complete this rental application, you must be prepared to provide two (2) years of residential history as well as contact information for your rental references. You will also be asked to provide information on your monthly income, and please note that most properties require that applicant combined gross income is at least three (3) times the monthly rent amount.

Each resident over the age of 18 must submit a separate rental application and pay the application fee.

APPLICATION CRITERIA:
Application fee: $45.00 This is nonrefundable under any circumstance.

1. All lease agreements, unless otherwise agreed upon, will be on an annual (12-month) basis.
2. Rental applications must be filled out by all parties who are 18 years of age and older. All applications must be submitted with the following: (a) Copy of a valid, state or federal issued photo ID, i.e. Driver's License, passport, military ID, etc. (b)Two (2) months of the most recent pay stubs or bank statements for each applicant. Other forms may include business and personal tax returns applicable in addition to pay stubs or bank statements.
3. All applicants and co-signers must submit a completed rental application, employment information, release of information form, co-signer agreement and valid ID. 4. Applicants are processed on a "first come, first served" basis. Applications will not be considered if they are incomplete. If we are unable to verify all the information on the application within two (2) days, your application will be passed up to the next completed application.


COMPLETED APPLICATIONS SHOULD HAVE:
• Rental History: We will not approve applicants that have ever been evicted. If there is little or no rental history additional deposits may be required.  
• Employment/Income History: Applicant's rent cannot be more than 30% of the verifiable gross monthly income. Applicant's with less than 3-months employment may also be required to pay an additional deposit or have a co-signer. Some exceptions may apply for income requirements.
• Credit History: A minimum credit score of 620 FICO is required, as reported by the property management’s chosen 3rd party screening service. Some exceptions may apply. In which case, additional deposits or co-singer may be required. Applicants with eviction, judgments and/or collections may be declined if they are excessive, recent or current charges, or for prior rental utilities. A co-signer may be requested due to little or no established credit history.
• Bankruptcy History: We will not approve tenants with a bankruptcy within the last five (5) years. Some exceptions may apply in which case additional deposits may be required and cosigners required.
• Criminal Background History: We DO NOT accept applicants or their co-signers who have unresolved criminal history or felony.

UNRELATED OCCUPANTS:
With the exception of Salt Lake City, we do not rent to more than two (2) unrelated occupants. If you have questions regarding this criteria, please contact our office for clarification BEFORE submitting an application. Application fees are NOT REFUNDABLE under any circumstance.

DEPOSITS:
Security deposits are required for ALL units. There is a non-refundable portion of the deposit is not to be used towards cleaning or damages caused by tenant. The refundable portion is to cover damages, cleaning, etc. caused by tenant.

After approval you will have two (2) business days to review the lease agreement and 24 hours to sign the lease once sent. The deposits and any other dues or providing proof of constructive delivery is required within two (2) business days following the lease. Certified funds must be in the form of cashier’s check, money order, or teller check made payable to “Utah Property Solutions”.

YOUR TERMS OF AGREEMENT:
The following Application Agreement will be signed by all applicants prior to signing a lease contract. While some of the information below may not yet be applicable to your situation, there are some provisions that may become applicable prior to signing a lease contract. In order to continue with this online application, you'll need to review the Application Agreement carefully and acknowledge that you accept its terms.  

1. Lease Contract Information. The Lease Contract contemplated by the parties is attached or, if no Lease Contract is attached, the Lease Contract will be the current Lease Contract noted above. Special information and conditions must be explicitly noted on an attached Lease Contract or in the Contemplated Lease Contract Information above.

2. Application Fee (nonrefundable). You have delivered to our representative an application fee in the amount indicated below, and this payment partially defrays the cost of administrative paperwork. It's nonrefundable under any circumstance.

3. Approval When Lease Contract Isn't Yet Signed. If you and all co-applicants have not signed the Lease Contract when we approve the Application, our representative will notify you (or one of you if there are co-applicants) of the approval. The lease is required to be reviewed and signed within two (2) business days of written approval.

4. If You Fail to Sign Lease Contract After Approval. Unless we authorize otherwise in writing, you and all co-applicants must sign the Lease Contract within two (2) business days after we give you our approval in person, by telephone or by email. If you or any co-applicant fails to sign as required, we may keep the application deposit as liquidated damages, and terminate all further obligations under this Agreement.

5. If You Withdraw Before Approval. You and any co-applicant may not withdraw your application or the application deposit. If you or any co-applicant withdraws an Application or notifies us that you've changed your mind about renting the dwelling unit, we'll be entitled to retain all application deposits as liquidated damages, and the parties will then have no further obligation to each other.

6. Completed Application. An Application will not be considered "completed" and will not be processed until all the following have been provided to us: a separate Application has been fully filled out and signed by you and each co-applicant, complete documentation has been provided, US Government issued ID has been provided, and application fee has been paid to us. All above are necessary for the Application to be considered completed.

7. Non-approval. We will notify you whether you've been approved within 10 days after the date we receive a completed Application. Your Application will be considered "disapproved" if we fail to notify you of your approval within 10 days after we have received a completed Application. Notification may be in person, email, by mail or telephone unless you have requested that notification be by mail. You must not assume approval until you receive actual notice of approval. The 10-day time may be changed only by separate written agreement.

8. Notice to or from Co-applicants. Any notice we give you or your co-applicant is considered notice to all co-applicants; and any notice from you or your co-applicant is considered notice from all co-applicants.

9. Keys or Access Devices. We'll furnish keys and/or access devices only after: (1) all parties have signed the contemplated Lease Contract and other rental documents referred to in the Lease Contract; and (2) all applicable rents, security deposits, and fees have been paid in full.  

10. Signature. Our reception of this application is consent only to this Application Agreement. It does not bind us to accept applicant or to sign the proposed Lease Contract.

*Application fee: $45.00 This is nonrefundable under any circumstance. *

 Read the entire document carefully before signing.
1226 W South Jordan Parkway, Ste D South Jordan UT 84095
Service@UtahPropertySolutions.com

Parties: _______________________________________________________________ being all the allowed Occupants of the Premises eighteen years of age or older (hereinafter collectively referred to as “Resident”. All tenants 18 years of age and older named on this lease are to be held jointly and severally liable); and

______________________________________________________________________ being all the allowed Occupants of the Premises under the age of eighteen; and PROPERTY SOLUTIONS OF UTAH, LLC DBA UTAH PROPERTY SOLUTIONS, PLLC (hereinafter referred to as “Owner”). THIS AGREEMENT, entered into the date first written below is between the parties listed herein for the Premises located as follows:

Premises: _____________________________________________________________________ located in ___________ County, State of

Utah (herein referred to as the “Premises”) is for use as a private residence only, according to terms set forth herein. No other occupants shall reside in the Premises except as listed above. Occupancy by guests remaining over three consecutive days or more than five days in any calendar quarter will be considered to be a violation of this provision unless prior written consent is given by Owner. Owner may restrict any guest for any or no reason.

Rent and Fees:  Monthly rent $_____________. Pro-rata rent for move-in from ______________ to _____________ in the amount of $_____________. Late Fee of 10% due in full if payment is not received before 5:00 pm on the 5th day of the month. There is a $5.00 per day charge starting on the 6th day of each month in addition to the 10% Late Fee.

Utility Reimbursement Fee: $___________ Pet Rent: $_____________

Anticipated Annual Renewal Increase of 5% (based on consumer pricing index and market research).

Monthly Tenant Administration Fee: $19.50 (This monthly fee is for online payment processing, emergency line maintenance and Includes landlord liability insurance)

Commencement Date: __________________.  Initial Term End Date: Last Day of the Month_________________

Non-Refundable Lease Initiation Fee: $95. Pet Initiation Fee: $95

(Separate Certified Funds Check Payable to Property Solutions of Utah)

Security Deposit: $_____________. (Separate Certified Funds Check Payable to Property Solutions of Utah)

Non- Refundable Security Deposit: $______________. (This amount becomes non-refundable and withheld from your deposit at the time of the security deposit disposition. It is not applied towards anything. Any deductions and/or repairs will be withheld from the refundable portion of the security deposit)

Refundable Security Deposit: $________________.

Month to Month Fee: $10% of the monthly rent. (Leases are not allowed to be month-to-month during blackout months of NOVEMBER to JANUARY of each year. Leases may be required to renew leases for this blackout time) Service of Notice Fee: $100.00

Check Processing Fee: $25.00 (If you deliver a check to our office and don’t pay electronically)

Eviction Turnover Fee: $200.00

Lease Renewal Fee: $145.00

Utility Non Transfer or Set Up Fee: $50 per day

Pet Inspections: $125.00 Quantity of Pet Inspections Per Lease Term: ___________________

Lease Change Fee: Occasionally Tenants request a change in their lease such as, adding, removing, or changing occupants or pets. Fee to be determined by Owner and/or Lessor. $250 Each Occurrence

Term:  The initial term shall commence on Commencement Date and will end on the Initial Term End Date. Occupancy will start on the commencement date unless the Premises are not ready for occupancy. Owner shall not be liable for any damages in the event the Premises are not available for occupancy on the commencement date. This Agreement will automatically renew on a month-to-month basis unless written notice of termination is given by either party at least thirty (30) days before the initial term ends. The above month-to-month fee shall be added to the Monthly Rent in the event Resident remains in the Premises after the expiration of the Term, no notice is necessary. Additionally, Owner may increase the rent on a month-to-month tenancy upon thirty (30) days written notice. In the event this Agreement extends beyond the term above on a month-to-month tenancy, such tenancy shall then terminate only on the last day of a month. The Lease Initiation Fee above shall be paid upon execution of this Agreement and shall be deemed consideration for the institution of this Agreement and is not a deposit. The Pro-rata rent charged is a stated amount and is not related to the Monthly Rent. Owner shall be entitled to the Eviction Turnover Fee for the work processing the paperwork to the attorney for an eviction after failure of the Resident to comply with any eviction notice. Resident shall pay this fee once the work is done regardless of whether the eviction is filed. Resident represents and warrants that it has legal custody and is legally responsible for all minors.

Security Deposit:

1. Resident agrees that security deposit above shall be payable on/or before signing of this Agreement. Any sums due or owing by Resident to Owner may at any time be deducted from said deposit; deductions shall be used to pay non-rent items first. Resident agrees to promptly reimburse the security deposit within five (5) days after notice is given and Resident may not apply any portion of the security deposit to any month’s rent. Resident’s security deposit in the amount of $__________ will be refunded in full, if all of the conditions of this Agreement are fulfilled, including:

a. The full Agreement term has expired or the Agreement has been terminated without default of Resident and Resident has not “held over.” “Held over” means the Resident is still in possession of the Premises after either party has given the other notice of termination.

b. Resident has provided a written notice of intent to vacate as required by this agreement to Owner prior to the Initial Term End Date and/or the notice required by this agreement if on a month to month prior to the last day of the month Resident intends upon vacating. This provision does not allow Resident to terminate the lease prior to the expiration of the initial term but does require the appropriate and timely notice of the intent to vacate at all times.

c. Resident has no other monies due pursuant to any term or condition of this Agreement or any other amounts due to Owner from any other agreement, arrangement, addendum, or other indebtedness.

d. Resident has thoroughly cleaned the Premises, appliances, and fixtures. Resident acknowledges that there are specific charges that Owner may charge for cleaning and damages. Those charges are agreed to by Resident and Resident does affirmatively agree to have Owner’s agents inspect the Premises prior to move-out. The Owner will be entitled to and may deduct from the security deposit monies due pursuant to the Owner’s cleaning charge list and all other reasonable charges to accomplish cleaning or repair from damage to allow the Premises to be re-rented.

e. All individuals using or occupying the Premises have surrendered the Premises to Owner, and all keys to the mailbox, storage rooms, Premises, and all other keys and passes related to the Premises are turned in to the Owner.

1. Within thirty (30) days following the later of Resident’s surrender of said Premises to Owner or Resident providing a forwarding address, Owner will forward the balance of the refundable portion of the security deposit less all deductions with an itemized statement of any deductions made.
2. It is the Resident’s obligation to provide Owner with all required notices in writing prior to move-out and arrange for an inspection of the Premises by Owner using the Move-In and Move-Out Inventory and Condition Form. Resident agrees to the charges as stated and as may be amended on the Move-out Form. In the event there are charges in excess of the security deposit, Resident agrees to pay such amount upon demand.

Move-Out Notice: In a month-to-month tenancy or end of lease term termination, at least thirty (30) days written notice of intent to vacate must be given to Owner’s representative by Resident prior to move-out. In the event of a month-to-month extension, the Agreement term shall extend to, and the rent shall be paid through the last day of the calendar month; in other words, the last month’s rent must be a full month without any prorating (unless otherwise agreed to in writing by Owner). This lease may only terminate on the last day of a month unless otherwise provided by law, stated herein, or by written agreement with Owner. Owner is only obligated to give a thirty (30) day notice during the lease term and a fifteen (15) day notice on a month to month tenancy.

Subordination: This Agreement as executed is subordinate to the mortgage or mortgages financing the Premises, which are of record or may become of record during the term of this Residential Rental Agreement and subject to the provisions of any regulatory agreement with any Housing Authority and others that burden such property. Resident agrees to be the tenant of a new landlord or owner of the Premises upon such new owner’s Premisesacq and agrees that foreclosure by a mortgagee shall not void this Agreement.

Credit Checks: Resident agrees that Owner may conduct background, criminal history, and credit checks at any time after application, during the term of this Agreement or thereafter so long as Resident has an outstanding balance due to Owner. Resident grants consent to Owner and its agents to disclose information about Resident so long as Resident has an obligation under this agreement.

Government: In the event the Premises are condemned or access is restricted as a result of any type of governmental action or damage to the Premises, Owner shall not be liable for any damages to Resident including alternate housing, damage to personal property, replacement of personal property, and/or any other consequential damage. Such action may include any action by any governmental agency or entity including but not limited to: health departments, division of environmental quality, fire departments, police, zoning departments, etc. If the action is taken, tenant shall be relieved of rental obligations effective the date that access is restricted or prevented unless the cause of such governmental action relates to actions of Resident, its guests, or occupants. In the event this agreement is terminated pursuant to this provision, Resident shall be responsible to take all steps necessary to have its contents immediately removed at Resident’s expense.

Notices to Owner: In the event Resident determines to utilize the provisions of the Utah Fit Premises Act, notice as required by that Act shall be delivered in writing to Owner at the address below. If there is an on-site management office, notices may be delivered at such office during normal business hours. Provisions of the Utah Fit Premises Act may be found in Utah Code 57-22 or at http://le.utah.gov.

Release of Resident: Resident will not be released on grounds of voluntary or involuntary school withdrawal or transfer, voluntary or involuntary business transfer, loss of employment, marriage, divorce, loss of co-residents, bad health, problems with other tenants, or any other reasons, unless otherwise provided in this Agreement or mandated by law. Upon vacating prior to the expiration of the term, this Agreement shall remain enforced in full, with all monies and future rent (later of through the end of the initial term or required notice period) immediately due and payable. In the event Resident files a bankruptcy and fails to accept this lease through the bankruptcy and remains in the Premises, this Agreement shall be deemed to be a tenancy at will with rent payable daily and calculated at the current monthly rate divided by 30, all other obligations shall remain in effect.

Rules and Regulations: Resident, its guests and other occupants shall comply with all written rules and regulations, including HOA, which shall be considered part of this lease. Such rules and regulations shall be available from Owner and Resident acknowledges receipt of such Rules and Regulations. Owner may make reasonable rule changes if made in writing and notice is given to all Residents. Resident agrees that the conduct of Resident, its guests or other occupants shall not be disorderly, boisterous or unlawful and shall not disturb the rights, comforts, or convenience of other persons. Resident shall be liable to Owner for damages caused by Resident, its guests or other occupants. Sidewalks, steps, entrance halls, walkways and stairs shall not be obstructed or used for any purpose other than ingress or egress. The Premises are to be used only as a residence and may not be used for any business. The Premises and other areas which are reserved for Resident’s private use shall be kept clean and sanitary by Resident. Garbage shall be disposed of only in appropriate receptacles. All written rules may be enforced through Owner’s representatives or agents and Resident shall hold same harmless for reasonable enforcement. Owner may regulate the manner, time and place of all parking. Owner may regulate, limit, or prohibit from the Premises and the areas owned by Owner the following: swimming pools, motorcycles, trampolines, commercial equipment, non-residential materials, weight or workout equipment, bicycles, tricycles, skateboards, recreational vehicles, boats, trailers, inoperable vehicles, guest vehicles, guests who have lived or stayed in Resident’s Premises, former tenants, and guests who, in the Owner’s reasonable judgment, have been disturbing the peace or disturbing other persons, may cause a threat to other persons or who have or may be violating rules and regulations. Resident acknowledges the review of such rules and regulations and agrees to be bound by them. Such rules and regulations may be changed or modified at any time with thirty days’ notice to Resident. Resident agrees that all firearms are restricted from all the common areas, amenities and other areas controlled by Owner.

Premises Condition: Resident has the right to inspect the Premises prior to signing this Agreement and Resident agrees that it has been given the opportunity to conduct whatever inspection of the Premises is needed prior to signing this lease. Resident acknowledges that the Premises have been inspected, are satisfactory in condition, and all existing damages have been acknowledged in writing by Owner. Resident by taking possession of the Premises evidences the fact that the Premises (including appliances, furnishings, and fixtures) are in clean, safe, sanitary, and in good-working condition and that any exception has been or will be delivered to Owner in writing within 48 hours of taking of possession of the Premises. Owner makes no warranty of any kind, expressed or implied, and relies upon the fact that Resident has inspected the Premises. Resident agrees to maintain the Premises, appliances, furnishings, and fixtures in good condition throughout the term of this Agreement (excepting normal wear and tear). Resident will return the Premises to the Owner in the same condition as when Resident moved in (subject to normal wear and tear). Resident agrees to make no alteration or repair to the Premises (including painting, wallpapering, stickers, new locks, etc.) without first obtaining the prior written consent of the Owner, which permission may be withheld for any or no reason. Resident agrees to pay the Property Inspection Fee for an inspection of the property which shall occur sometime approximately half way through the lease term and may occur again prior to the expiration of the lease. If during the inspection, items are determined to be in violation of the lease and require mitigation by the Resident, Owner may require additional inspections to verify compliance. Resident shall be obligated to pay the Property Inspection Fee for each such subsequent inspection to verify compliance. Resident shall be responsible for any damages as determined by Owner at any inspection as provided in this agreement, the addendums thereto and the rules and regulations. Payment must be made as provided in this agreement.

Repairs: Resident agrees to request all repairs and services in writing from Owner’s designated representative. Owner shall have the right to temporarily turn off equipment and interrupt utilities to avoid damage to property or to perform repairs or maintenance which require such interruption. In case of malfunctions of equipment or utility damage by fire, water, or other cause, Resident shall notify Owner’s representatives immediately. Owner shall act with due diligence in making repairs; the lease shall continue, and rent shall not abate during such periods. Resident may not hire or allow any third party to perform work on the Premises without Owner’s prior written approval (or as allowed by law). Resident is responsible for, and will reimburse Owner for, any damages or loss caused to the Premises while Resident is entitled to possession of the Premises. This includes, but is not limited to: damages caused by the negligence, carelessness, abuse or intentional misconduct of Resident, Resident’s family, occupants, pets, guests or others. Resident shall indemnify Owner from any liability to any unapproved third party. Owner may assess costs for such damages when they occur. The intent is to require the Premises to be maintained in substantially the same condition as when Resident took occupancy. If the damage to the Premises, regardless of how caused, is substantial in the reasonable judgment of Owner, Owner may terminate this lease by giving written notice to Resident. Such termination due to damage may occur immediately if the Premises are uninhabitable. The costs of repairs, restorations and replacements shall be paid for by the Owner if rendered necessary by normal wear and tear. Otherwise, if such repairs, alterations or replacements are rendered necessary by the negligence, carelessness, accident or abuse of Resident and/or Resident’s guests or other third parties, then all such costs shall be paid by Resident. Resident agrees to reimburse Owner for all such costs within five (5) days of notice. Such reimbursement shall be a priority payment over all other obligations of Resident to Owner. Owner may periodically deduct such costs from Resident’s security deposit and Resident agrees to promptly reimburse security deposit to its original amount. It is agreed that Owner carries insurance for its own protection and that Resident is not a beneficiary of such insurance. None of Resident’s rent is considered to pay for insurance. Resident shall be responsible to Owner for all costs of repair for damages as stated herein regardless of Owner’s insurance. In the event Resident has complied with the Utah Fit Premises Act and is allowed to make repairs, Resident agrees that it will first obtain three independent estimates, utilize the lowest estimate and only use licensed and insured contractors to perform the repairs.

Right of Entry: Unless otherwise restricted by law, Owner may enter the Premises during reasonable hours with or without notice in order to inspect, make repairs, provide general or preventive maintenance, replace filters, leave any notices and/or any other reasonable business purposes while Resident is present in the Premises. If Resident is not present at the Premises, then Owner will have the same right to make such entries by duplicate or master key. If, in Owner’s opinion, there exists an emergency or a violation of this Agreement exists, Owner may enter without notice at any time for any inspection, repair, or to determine the condition or occupancy of the Premises. It is the intent of the parties hereto that this provision grant to Owner immediate access if Resident is in default of any term of this Agreement, immediate access if in Owner’s sole opinion giving notice could change an investigation, and that this provision be interpreted with the existing law to grant as broad and timely access as possible and permissible. Any request for maintenance or repairs shall be deemed to give Owner authority to enter the Premises without requiring notice or further permission. Owner may secure the Premises at any time Owner deems, in its sole discretion, that the security of the Premises may have been compromised, including but not limited to: death of a Resident, incarceration or hospitalization of a Resident, usage of the Premises by non-residents, and protection of Owner’s assets or security.

Contamination: Resident agrees to defend, indemnify and hold harmless Owner against any and all claims, actions, causes of action, demands, liabilities, losses, damages, and expenses of any kind, including but not limited to: attorney’s fees and court costs, that may be made as against Owner (its officers, directors, employees, agents, managers, and affiliates) as a result of or arising out of the growth or proliferation of mold or mildew or other contaminations in the Premises. It is further agreed that such indemnification shall extend to the existence of any contamination of any type from any person or cause that is unknown to Owner. Resident further agrees that it will not cause, hire, or conduct any inspection or testing to be done in the Premises for any type of contamination but may request that Owner conduct such testing provided Resident pre-pays the costs of such testing. Owner shall have the right to retain the third party certified testing of its choice. The results of such testing shall be the property of Owner who shall only be obligated to disclose positive results exceeding the legal limits. Resident further agrees that Owner shall not be liable for any damages caused to Resident, Resident’s guests, occupants, or any property within the Premises resulting from mold, mildew or any other contamination. Resident shall indemnify Owner from any liability relating to mold, mildew, or any other contamination resulting in damages to any person or property within Resident’s Premises regardless of the source. Resident agrees to immediately notify Owner of the existence of any mold, mildew, or other contamination within the Premises. Failure by Resident to diligently inspect and notify Owner of mold or contamination issues will result in Resident being liable for the damages to the Premises caused by the mold or contamination.

Military Clause: In the event Resident is or becomes a member of the Armed Forces on extended active duty and receives change of station orders to permanently depart the local area, then Resident may terminate this Agreement by giving thirty (30) days written notice as provided herein and by the Act. Resident may also utilize the Service members’ Civil Relief Act (SCRA) to otherwise terminate the lease as provided by such Act. As required by the Act, Resident shall be required to pay rent for thirty (30) days after the notice is given with appropriate documentation. Resident agrees to furnish Owner a certified copy of the official orders which warrant termination of this Agreement. Permission for base housing does not constitute a permanent order. Other termination as provided under the SCRA will be allowed as provided by that Act.

Disability: It is the policy of Owner to reasonably accommodate all handicaps and disabilities as defined under state and federal laws and as may be required under state and federal law. It is agreed that Resident shall notify Owner of any need relating to a disability or handicap (in writing if possible) to ensure the proper procedures are implemented to comply with existing laws. In the event Resident fails to notify Owner of any needed accommodation, Owner shall not be liable for damages suffered by Resident. It is agreed that Owner is under no obligation to accommodate Resident until proper notification with supporting documentation (if necessary) is provided to Owner and Owner has had the opportunity o grant or deny the accommodation or modification. Owner may deny and request that does not meet the necessary requirements, is not reasonable, or where the insufficient information has been provided to establish the required elements of the request.

Limited Liability: It is agreed that Owner will not be liable for any damages or losses to person or property caused by any Resident or any other person including, but not limited to, any theft, burglary, assault, vandalism, or other crimes. Resident agrees to be responsible for its own property and for its own safety. It is acknowledged and agreed that although Owner is responsible for the upkeep of common areas, parking lots, sidewalks, and areas of the community not subject to control by Resident, Resident agrees to accept liability and responsibility in the use of these areas. It is agreed that once Owner gives notice to Resident by any means of any potential hazard, it is Resident’s obligation to avoid the hazard or it assumes the risks of the hazard. It is acknowledged and agreed that Resident’s duty of care shall be significant as it pertains to its awareness of use of areas under control of Owner. It is the agreed intent of this Agreement (to the greatest extent allowed by law) that Owner shall not be liable for personal injury or for damage to or loss of Resident’s personal property (furniture, jewelry, clothing, etc.) unless caused by gross negligence of Owner, its agents, management, or assigns. It is specifically mutually agreed that Owner shall NOT be liable for any damages (personal injury or to property) directly or indirectly caused by any other occupant, resident, tenant or guest. Owner shall not be liable to Resident for any type of damages from fire, flood, water leaks, theft, rain, hail, ice, snow, smoke, structural problems, environmental issues, toxins, mold or mildew, or contamination left by prior residents, explosions, interruptions of utilities, acts of God, or negligent behavior of Owner or its agents, unless such injury or damage is caused by gross negligence of Owner or its agents. OWNER REQUIRES THAT RESIDENTS SECURE RENTERS INSURANCE TO PROTECT AGAINST ALL OF THE ABOVE OCCURRENCES. Owner shall hold Resident liable for any damages caused by Resident, its occupants, guests and/or invitees including but not limited to fire, flood, explosion, water damage, and pests. Owner strongly suggests and recommends that Resident obtain additional insurance to protect its own belongings. Resident agrees to indemnify and hold harmless Owner and its representatives from any and all liability for actions or inactions of Resident which cause damage or injury to any party or person. Resident agrees that locks and latches are acceptable subject to Owner’s duty to make needed repairs upon request of Resident. It is acknowledged and agreed that Resident had other options available for obtaining housing and chose to enter into this agreement with the limitation on liability of Owner. Further, Resident acknowledges that it had to qualify to enter into this agreement. Upon payment of a reasonable charge, Resident shall have the right to require Owner to change (re-key) a door-lock for a fee. Resident may not place its own locks on the Premises or devices which prevent Owner entry. Resident shall pay for and replace smoke detector and/or carbon monoxide detector batteries as needed. If Owner’s employees are requested to render services not contemplated in this Agreement, Resident agrees to hold Owner harmless for all liability regarding the same. Owner may provide security patrols and/or security equipment for the purpose of protecting its property. However, Owner will not provide any security for residents. Each Resident is responsible for its own personal security and the security of its property. It is acknowledged that the premises have been occupied and used by other individuals and that Owner cannot represent what such persons have had or done within the premises. Resident acknowledges that it will not hold Owner, its agents, or employees liable for prior actions within the premises by other occupants or their guests, including such actions that may have unknown continuing residual effects on the premises. Owner does not warrant that other tenants will have or maintain renter’s insurance, and shall not be liable for damages resulting from the actions of such other tenants. Rental insurance obtained by Resident must have a non-subrogation provision as against Owner and Owner’s insurance. Resident expressly agrees and understands that Resident will not be considered a co-insured under Owner’s commercial insurance policy for purposes of subrogation, and Resident agrees to be responsible for damage resulting from a fire, flood, explosion and water damage caused by Resident, its guests, occupants, and invitees. It is the intent of the parties that this section be applied so as to provide the maximum allowable protection from actions against Owner and that any provisions determined to violate law or policy be severed only to the minimal extent possible leaving all other provisions intact. No officer, director, shareholder, employee, or agent shall have personal liability under the terms of this agreement. Page 5 of 8 Resident agrees to look solely to Owner’s equity, interest and rights in the Premises for satisfaction of any claims or damages or other remedies of Resident. Owner shall not be liable for consequential or punitive damages. Additionally, Resident hereby agrees to hold Owner harmless from and to pay on demand all reasonable costs of repair or restoration resulting from any damage or destruction to the Premises, or the buildings of which Premises are part, the common areas, or any part thereof resulting from any act or omission of Resident, Resident’s guests, and/or any person on the Premises through or under Resident, including but not limited to damage or destruction resulting from leaving windows open during rain and storms, flows or water from pipes faucets or other sources, failure to turn off gas or electrical appliances or lights when not in use and littering of the premises or adjoining common areas.

Owner will not be liable for any damages or losses to person or property caused by any Resident or any other person including, but not limited to: any theft, burglary, assault, vandalism, or other crimes. Owner shall not be liable for personal injury or for damage to or loss of Resident’s personal property (furniture, jewelry, clothing, etc.) unless caused by gross negligence of Owner. Owner shall not be liable to Resident for any type of damages from fire, flood, water leaks, theft, rain, hail, ice, snow, smoke, structural problems, environmental issues, toxins, mold or mildew, or contamination left by prior residents, explosions, interruptions of utilities, acts of God, or negligent behavior of Owner or its agents, unless such injury or damage is caused by gross negligence of Owner or its agents. OWNER REQUIRES THAT RESIDENT SECURE RENTERS INSURANCE TO PROTECT AGAINST ALL OF THE ABOVE OCCURRENCES. FAILURE TO PROVIDE OR KEEP CURRENT IS A RESULT OF NON-COMPLIANCE. Resident will be responsible for ALL damage if insurance is not provided or invalid. Resident agrees to indemnify and hold harmless Owner and its representatives from any and all liability for actions or inactions of Resident which cause damage or injury to any party or person. Resident agrees that locks and latches are acceptable subject to Owner’s duty to make needed repairs upon request of Resident. Upon payment of a reasonable charge, Resident shall have the right to require Owner to change (re-key) a door-lock for a fee. Resident may not place its own locks on the Premises or devices which prevent Owner entry. Resident shall pay for and replace smoke detector and/or carbon monoxide detector batteries as needed. If Owner’s employees are requested to render services not contemplated in this Agreement, Resident agrees to hold Owner harmless for all liability regarding the same. Owner may provide security equipment for the purpose of protecting its property. However, Owner will not provide any security for Residents. Each Resident is responsible for its own personal security and the security of its property. It is acknowledged that the Premises have been occupied and used by other individuals and that Owner cannot represent what such persons have had or done within the Premises. Resident acknowledges that it will not hold Owner, its agents, or employees liable for prior actions within the Premises by other occupants or their guests, including such actions that may have unknown continuing residual effects on the Premises.

General: No oral agreements have been made. Nor shall any oral agreements be allowed between the parties during the term of Resident’s occupancy. This Agreement is the entire agreement between the parties and it may be modified only in writing signed by all parties except for reasonable rule changes or additions to the Owner’s “Rules and Regulations.” This Agreement integrates all previous agreements except those entered into concurrently. All of Resident’s statements in the rental application were relied upon by Owner in executing this Agreement and any misinformation therein shall be considered cause for immediate termination by Owner of Resident’s right of occupancy. Resident may not withhold rent or offset against rent except as specifically allow and provided for by law. In the event of more than one Resident, each Resident is jointly and severally liable for each provision of this Agreement. In addition, each Resident shall be jointly and severally liable for any statutory damages accessed pursuant to state law, even if one Resident vacates the Premises appropriately. No Resident shall be released from this Agreement unless agreed to in writing by Owner. Liability under this Agreement continues until all occupants and Residents vacate or a new lease is signed. Resident shall not be entitled to interest on security deposits. All Residents’ obligations are to be performed in the County where the Premises is located. Owner’s past delay or non-enforcement of rent payment due date or any other provision hereof shall not be a continuing waiver thereof under any circumstances. To enforce any breach or in any lawsuit involving statutory or contractual obligations of Owner or Resident, the non-defaulting party shall be entitled to recover costs of collection, attorney’s fees, court costs, and all other costs from the defaulting party regardless of whether the matter is litigated or not. All amounts past due and/or in any lawsuit the entire judgment shall bear interest from due date at the rate of twenty four percent (24%) per annum compounded daily until paid. Any clause declared invalid by law shall not invalidate the remainder of this Agreement. In the event Resident brings a claim against Owner or its agents with a state or federal agency, Owner shall be entitled to recover as against Resident any attorney fees and/or costs and damages for its time (including an hourly rate for Owner or its agent’s time) if the agency fails to make a finding against Owner. This Agreement may not be assigned by Resident nor can Resident sub-let the Premises. In the event obligations under this agreement or its addendums is assigned to a licensed collection agency or attorney, a collection fee of forty percent (40%) of the debt/obligation assigned shall be added to the amount owed pursuant to the terms hereof and as allowed by law

Miscellaneous: Monthly Rent is due on or before the first day of each month by 5:00 p.m. local time. Rent paid after such date and time is delinquent. If all rent and other accrued fees are not paid on or before the date stated in Rent and Fees above, before 5:00 p.m. (Time determined by time at Owner’s office), Resident agrees to pay a late charge as stated above. Any payment due must be paid before 5:00 pm on the due date or will be deemed paid late. Any check returned shall accrue the maximum charges as allowed by law which shall be in addition to the late fees. In the event, Owner determines to serve any notice upon Resident due to Resident’s failure to pay rent or for Resident’s violation of this Agreement, Resident shall be liable to Owner for the Service of Notice Fee stated above. Owner may without notice require payments in money orders or certified funds. Acceptance of personal checks is not required. Electronic payments are not deemed received if paid after service of an eviction notice. Owner shall be entitled to reject and return any funds paid electronically if done so within five (5) days after Resident gives notice in writing of such payment. Resident shall notify Owner in writing when paying electronically. Any dispute in amounts due by Resident must be stated in a separate written notice provided to Owner and not merely stated on the face or rear of a negotiable instrument. Such dispute must be mailed to the Owner at the registered agent’s office or delivered to the address herein. As used in this Agreement, rent shall mean all obligations of this Agreement (and addendums) owed to Owner, including but not limited to: monthly rent, late fees, service fees, attorney fees, damages, month-to-month fees, court costs, pet fees, taxes, and security deposits. However, for accounting purposes only, payments shall be applied in the following order: first to damages, security deposits, late fees, services fees, month-to-month fees, other fees, court costs, attorney’s fees, any and all other amounts due, and lastly to rent. The lease initiation fee provided herein shall be deemed to apply to the operational costs of Owner in preparation of documents, files, and such other costs incident to the leasing of the Premises to Resident. It is in addition to any application fee which may be charged. The Eviction Turnover Fee shall be deemed to compensate Owner for costs and time related to preparation of materials for an eviction. The above rental rate is for an unfurnished Premise. Resident’s right to possession and all Owner’s obligations are expressly contingent on prompt payment of rent. Use of the Premises by Resident is obtained only on the condition that the rent is paid on time. Payment of rent shall be an independent covenant and all monies received by Owner shall be applied first to non-rental obligations of Resident, then to the oldest amounts due, regardless of notations on checks. After the initial term above, at least thirty (30) days prior written notice is required for any rent increase unless stated otherwise herein. Each Resident does hereby grant to each of the other Residents herein the power to sign documents binding all of the Residents as it may pertain to this tenancy and this Agreement. By this Agreement each Resident herein grants a power of attorney to each other Resident to bind all Residents as it pertains to this Agreement, addendums, notices, and pleadings which relate to this tenancy, including the ability to accept service of process and give notices to Owner. Resident agrees that firearms and weapons are restricted from common areas and amenities. No pianos, organs, water furniture, or any other item of unusual weight or dimension will be allowed in the property without written consent of the Owner or Owner’s. The leased premises shall be used solely as a private one-family residence. Manufacturing, selling, or any conduct of business in the leased property is prohibited.

Early Vacate: If Resident does not fulfill the entire initial term (even if such failure is due to eviction by Owner), Resident shall be liable to Owner for the costs incurred by Owner as a result of the early termination. These costs are in addition to the other damages and rent (including future rent) that may be assessed pursuant to this Agreement. They may include, but are not limited to: leasing agent costs, advertising expenses, turnover expenses, and such other costs incidental to re-renting the Premises. If Resident vacates prior to the end of the initial term, all future rents under this Agreement shall accelerate and become immediately due. Resident shall additionally be responsible for damages, re-payment of concessions, and such other provisions as contained herein. It is agreed that an eviction notice shall terminate occupancy but NOT the obligations to pay rent under this Agreement. It is agreed that termination notices pursuant to an eviction due to non-payment of rent or nuisance shall not relieve Resident from obligations for future rent until such time as the Premises have been re-let or the expiration of the initial term whichever occurs first. Eviction at the end of a term shall still obligate Resident to pay for the time notice should have been given as required by this agreement for vacating the Premises.

Rent Increases: If, during the lease term, taxes (non-property), utilities, governmental fees, or other common expenses paid by Owner increase in any year in excess of five percent (5%), Owner may increase Resident’s monthly rental amount in a pro rata amount (formula to be determined by Owner) with thirty (30) days written notice. In addition, if any utility or governmental entity creates a new fee, tax, or assessment at any time during the tenancy, such amount may be assessed directly to Resident in a pro-rata amount as stated herein or as otherwise assessed by such entity. Business license fees may be directly passed on to Resident as they are imposed by any municipality. Payment of such amount is due five (5) days after Owner sends the billing. Owner may not assess Residents an amount greater than Owner is assessed. Owner may make any such assessments based upon a reasonable formula that requires one hundred percent of the new assessment to be paid by the Residents.

Default by Owner: Owner agrees to act with diligence to: (a) keep common areas reasonably clean; (b) maintain fixtures, furniture, hot water, heating equipment; (c) remain in substantial compliance with accepted federal, state and local laws regarding safety and sanitation; and (d) make all reasonable habitability repairs subject to Resident’s obligation to pay for damages caused by Resident, its guests, third parties, or other occupants. Resident must comply with the appropriate obligations under state and local laws relating to notification of Owner and any fit premises laws or ordinances for the Owner to be in default.

Resident Default: The following events shall constitute events of default: (a) failure to pay any rent, deposits or other amounts agreed to herein or any other sums due and owing by Resident to Owner pursuant to any terms of this Agreement and addendum; failure to perform all or any part of this Agreement or a violation of this Agreement or any of the rules and regulations adopted by Owner or of any law; (c) Resident’s abandonment of the Premises --abandonment is hereby agreed to mean Resident’s absence from the Premises for fifteen (15) consecutive days without first notifying Owner in writing and with the rent unpaid and no reasonable evidence that Resident is occupying Premises other than items of personal belongings left in said Premises OR by vacating the Premises without providing appropriate notice; (d) violation by Resident, an occupant, or any guest of any state, federal, or local law or ordinance including the violation of any such law by an occupant or resident while living in the premises regardless of where the violation occurs; (e) allowing the property to be named on any listing relating to sex offenders; (f) Resident agrees not to take any action which may jeopardize Owner’s status within any good landlord program; (g) if Resident holds over and fails to vacate on or before the required move-out date (i.e., the end of current lease term, the end of the month or any renewal or extension period, or the move-out date agreed to by both parties) Resident shall be liable to pay rent for the hold-over period and to indemnify Owner and/or prospective Resident for damages including rental loss, lodging expenses and attorney’s fees. Hold-over rent shall be immediately due on a daily basis and delinquent without notice or demand. Resident shall be liable to Owner for any and all costs incurred as a result of any breach by Resident. Notice of termination of housing assistance by any housing authority (if Resident’s qualification included such assistance) shall be deemed a default of this Agreement and grounds for immediate termination and eviction.

Illegal Acts: Resident may be evicted from the Premises without further notice or opportunity to cure for any illegal activity conducted by Resident, any occupant, or guest whether or not such activity is cited by a police authority. It shall be considered a breach of this Agreement for any Resident or occupant to commit a criminal act on the Premises or elsewhere while an occupant of these Premises. Prior undisclosed or unresolved criminal acts shall also be a breach. It is the responsibility of Resident to fully disclose all prior criminal activity, including but not limited to: convictions, pending charges, and plea bargains of all Occupants including minors. Resident has an affirmative duty to keep its Premises from being reported on any Sex Offender’s list. Any such listing is grounds for immediate eviction.

Animals: Resident may not keep, allow, or maintain animals of any kind on or near the Premises for any length of time without the prior written consent of Owner. For any violation of this provision, in addition to Owner’s other remedies, Owner may charge and collect the sum of $50 per day, per violation. All costs of cleaning, de-fleaing or other damage or loss suffered on account of a violation of this section shall be promptly paid to Owner by Resident. Violation of this provision will allow Owner to commence eviction on the basis of nuisance without any further notice or opportunity to cure. Resident is required to get approval for any companion or service animal PRIOR to the animal coming onto the Premises. Failure to obtain prior approval is a significant violation of this agreement which shall allow for immediate eviction. Owner may create and maintain such rules and regulations relating to animals as Owner, in its sole discretion, determines appropriate.

Tax Pass-Through: Owner may pass through to Resident a pro-rata amount of the property taxes assessed against the entire Premises. Such amount shall be billed monthly and be deemed to be part of the rent due each month. Owner shall inform Resident of the assessment at the commencement of the term (or may commence such assessment at any time with thirty days’ notice) and may increase such assessment upon thirty (30) days written notice. Owner may utilize any such formula for pro-rating the tax assessment provided that the aggregate amounts billed to all Residents may not exceed the actual property tax for the entire property.

Pests: It is acknowledged that most pest problems result from the actions of residents and that such problems often cannot be detected by owner. Resident acknowledges and warrants that any and all furnishings, clothing, food items, and other materials that are brought into the Premises or upon Owner’s property are free from any type of pest infestation including but not limited to: bed bugs, mice, lice, and cockroaches. Resident warrants and represents that none of the items brought onto Owner’s property or within the Premises have been exposed to such pests and that all such items have been inspected by Resident. Resident agrees that during its tenancy, it warrants to Owner that no infested items will be brought into the Premises or on Owner’s property. Resident agrees that it will be responsible for all costs relating to removal, extermination, control, clean-up, and management of pests which are brought in by Resident, its guests, occupants, or others (intentionally or not). Resident further agrees to be responsible for all costs relating to removal, extermination, control, cleanup, and management of pests which exist or whose existence is supported by the actions or inactions of Resident, particularly issues relating to cleanliness and clutter of the Premises. Pests include but are not limited to: cockroaches, bed bugs, mice, ants, lice, and moths. Resident agrees to assist in enforcement of this provision by reporting to management any violations. Resident agrees to notify Owner immediately of any infestation or sighting of any pests within the Premises. Resident may hire any licensed and bonded pest control/extermination company to remedy such infestation but shall notify Owner prior to such company entering the Premises. All costs related to resolution of any pest problem shall be the responsibility of Resident. In the event it is necessary for Owner to obtain pest control for another unit, a whole building, or the entire community, Resident agrees that it will pay its pro-rata share of the costs relating to such pest control regardless of the source of the pest problem and shall be responsible for the full cost if the infestation. It is agreed and acknowledged that a pest problem may spread to other units. Failure to Resident to notify Owner and take appropriate action may result in additional units becoming infested. All costs relating to resolution any pest infestation that is caused or exacerbated by Resident shall be paid by Resident. These costs include but are not limited to: actual costs of pest control/extermination, loss of rents, replacement of infested/damaged materials, and any such other costs as may be incurred. Violation of this provision is grounds for eviction. Resident agrees that it shall hold harmless Owner from any and all damages relating to: pests within the Premises; extermination, control or clean-up of pests; damages to personal property from pests; and any and all other damages relating to pests, regardless of their source.

Sale of Property: In the event Owner sells the Premises, Owner may terminate this lease with thirty (30) days written notice. Such notice may be given at any time after Owner has entered into a final earnest money agreement with a bonafide third-party purchaser. Resident agrees to allow inspection of the Premises by potential buyers provided Owner or its agent gives at least twenty-four hours’ notice. However, such inspections shall not be of such a frequency to interfere with the peaceful enjoyment of the Premises by Resident.

Smoking: Smoking is not allowed on the Premises. Resident waives any right to a cause of action for a nuisance pursuant to Utah Code 78B-6-1101(3) (smoke and second hand smoke) and holds Owner harmless for any damages relating to smoke. Resident acknowledges that it has been informed that smoke from outside the Premises or from adjoining Premises may drift into Resident’s Premises. Resident specifically agrees to abide by the smoking policies of Owner which may prohibit smoking. This waiver shall apply to all residents, occupants, guests, and minors. Second-hand smoke is defined as a nuisance and may be a cause for eviction. Resident shall abide by any regulations promulgated by Owner regarding smoking. Further Resident acknowledges that smoking damages the Premises and agrees to pay for any such damage.

Utilities: Utilities shall be used for ordinary household purposes only. Resident will provide and pay for all utilities except those listed below or those for which a separate agreement is entered into concurrently. All utility services whether provided by Owner or Resident, are subject to interruption or temporary termination for the purpose of repairs, alterations, or improvements to the Premises or for emergency reasons. Any such interruption or temporary termination of utility service shall not constitute a default by Owner, nor is Owner liable for interruption or termination. In any event, Resident shall be responsible for its own telephone service, cable service (unless specifically stated otherwise), and any other optional service which may be deemed a utility. Resident must obtain written approval to install a satellite dish and sign an addendum to this Agreement. Resident shall establish the utilities for which responsible for in its name immediately. If Resident fails to establish the utilities, Owner may at its option terminate this Agreement or bill Resident a handling fee of $50 per utility per month, in addition to the daily non transfer fee. It is required that all Residents have both gas and electrical service. Owner may establish a policy for payment of pro-rating utilities that are not directly metered, including but not limited to: sewer, water, and garbage and may charge Resident a monthly administrative fee for such utility billing.

Utilities to be paid by Resident(s):

[] Resident(s) to be responsible for the payment of all utilities, unless the utility is included in the HOA. HOA Included Utilities:

[] NONE, [] Water, [] Sewer, [] Garbage, [] Internet

[] OTHER_______________________________________________________________________________________

Amenities: [ ] Refrigerator  [ ] Stove/Oven  [ ] Dishwasher  [ ] Washer[ ] Dryer  [ ] Microwave

Renters Insurance: Renters insurance IS required. You will automatically be enrolled in the company provided landlord liability insurance at the cost of $9.50 per month as part of the Tenant Administration Fee. Billing date is from the first day of the month to the last and cannot be prorated. It is a monthly policy and requires no credit or background check. See lease documents for further information. You can opt out of this coverage by providing a certificate of insurance at any time by providing a current policy that meets the requirements of this lease. However, your tenant administration fee will not be reduced as it is included. IF YOUR LEASE INCLUDES THE TENANT ADMINISTRATION FEE YOU WILL AUTOMATICALLY BE ENROLLED IN THE LANDLORD LIABILITY INSURANCE PROPGRAM, BUT YOU STILL NEED TO OBTAIN RENTERS INSURANCE. Owner (as referred to in this Agreement) must be listed on the Renters Insurance as an Additional Insured. If at any time during tenancy renter’s insurance lapses, Resident agrees to promptly reinstate coverage per this Agreement.

Lead Warning Statement: Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, Owners must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Residents must also receive a federally approved pamphlet on lead poisoning prevention.

Owner Disclosure: (Initial where applicable if the Premises were built before 1978)

_____ OWNER has no knowledge of lead-based paint or lead-based paint hazards in the Premises.

_____ OWNER has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the Premises.

_____ OWNER has knowledge of lead-based paint and/or lead-based paint hazards present in the Premises, and hereby attaches all available records and reports pertaining to the same.

_____ RESIDENT has received the pamphlet Protect Your Family From Lead In Your Home. Copy & Paste Link Below

https://www.epa.gov/sites/default/files/2014-02/documents/lead_in_your_home_brochure_land_b_w_508_easy_print_0.pdf

_____ RESIDENT has received copies of all records and reports attached hereto.

_____ RESIDENT agrees to promptly inform OWNER in writing of any deteriorated and/or peeling paint in the Premises.

_____ AGENT has informed the lessor of the lessor’s obligations under 42 U.S.C 4852d and is aware of his/her responsibility to ensure compliance.

Move In/Out Checklist: Upon move out, a move out inspection will be conducted. Tenants will be notified of the move out inspection with the preliminary findings. Tenant will have three (3) calendar days from receipt to contest any findings found within the inspection. If tenants fail to do so they forfeit their right to dispute any and all damages and claims made by the Inspector and Owner.

Water Beds, Fish Tanks and other large Liquid Containers: Water beds, fish tanks or other large liquid containers over 10 gallons in capacity shall not be allowed in the premises without the express written consent of the owner. If consent is provided, Resident shall be fully responsible for any water damage that may occur to the premises.

Maintenance Obligations

In addition to any and all obligations contained in the Residential Rental Agreement, and in addition to the general regular maintenance of the Premises, the following are specific obligations of Resident concerning the maintenance of the Premises.

In all circumstances, maintenance and repairs stated herein and in the Residential Rental Agreement must be performed in a workmanlike manner and done on a consistent and timely basis. It is the intent of the parties that the Premises have appropriate appearance, cleanliness, and be well-maintained. All costs of maintenance shall be the responsibility of Resident unless specifically stated otherwise.

Owner Maintenance Obligations: Owner agrees, at its expense, to keep the following portions of the building in good condition and repair.

• Foundation
• Structure: Exterior walls and core structure of the premises
• Roof: Roof, eves, gutters
• HVAC: Attached and permanent heating & air conditioning systems provided by Owner. All non-attached systems provided by Owner. Fireplace, if it is core source of heat.
• Main Systems: All water, sewer, gas, electrical lines which are behind the walls and underground both inside and outside.
• Electrical Systems: All electrical wiring of lights, outlets, both external and internal.
• Built-In Kitchen Appliances supplied by Owner. If applicable; fridge, stove/oven, built-in microwave, garbage disposal.
• Sprinkler System: Maintenance & repair of main pipes, valves, timers, connections
• Plumbing: Water lines behind walls and under sinks, underground both sides and outside premises, and water heater.
• Winterization: Winterization/De Winterization of sprinkler and evaporative coolers
• Garage Door: Track, core systems (sensors and remotes are Resident responsibility)
• Exterior Decking: Structure where not damaged by Resident.

Resident Maintenance Obligation:

• All items NOT listed as Owner responsibility, and all items damaged directly or indirectly by Resident.
• Fireplace: Fireplace setup and ongoing maintenance. Owner is not obligated to provide and may restrict usage
• Air Filters: Resident is solely responsible for purchasing/changing air filters on heating/cooling units every 60 to 90 days to allow for proper heating and cooling. New filter is required upon move out.
• Telecomm: Phone, internet, cable and all low voltage telecom lined both inside and outside of premises
• Carpet Cleaning: Resident will have carpets vacuumed regularly and professionally cleaned yearly at their expense (truck mounted cleaning companies only). Upon move-out, Owner will clean carpets at Residents expense using a portion of any security deposit.
• Plumbing: Clogged toilets and sinks. Leaky faucets, shower heads, water spigots not reported within 7-days of move-in.
• Garage Door Remotes and Sensors
• Water Softener & Osmosis: Maintaining, servicing, etc. Owner is not required to replace if broken or damaged.
• Windows & Window Coverings: Window and screen cleanliness and operations. Broken windows and torn screens are Resident’s responsibility.
• Light Bulbs & Smoke/CO2 Detectors: Residents are required to provide and change all bulbs and batteries to smoke detectors within the premises, no matter where they are located, at their expense.

-Pests: Resident is responsible for remedying and/or ordering the extermination of bugs, mice, spiders flies, ants, indoor and outdoor rodents, etc. unless reported within 7 days of occupancy of the Premises.

• Landscape & Yard Maintenance: Unless specified differently in the lease, Resident shall maintain the yard and exterior grounds at Resident’s own expense including; keeping the lawn mowed, raked, edged, free of weeds, and healthy (no burnt/dead grass); shrubbery, and trees trimmed/pruned; walkways free of dirt and debris. Resident shall keep yard and exterior in good condition as herein described and may not rely upon any claim that the yard/exterior were in less-favorable condition when the tenant Resident moved in. This obligation shall continue through the last day of the terms of the lease. Resident to pay for any replacement cost of any dead, damaged, or missing plants and landscaping. In the event Resident fails to maintain the lawn and landscaping, Owner in its sole discretion may cause such to be maintained and shall be entitled to reimbursement from Resident for the cost incurred in such maintenance. All costs of such maintenance shall be the responsibility of Residents. Snow/ice removal is Resident responsibility unless otherwise agreed upon by Owner in writing. If the option is selected for Owner or HOA to maintain exterior including snow removal, Resident will still be responsible for using ice-melt as needed to keep the walks and driveways free of ice. In the event the HOA or Owner do not perform, change policy, or discontinues this service, Resident shall be responsible for maintenance as described herein.

[ ] Resident Responsibility: Landscaping, Snow/Ice Removal WILL be maintained by Resident

[ ] Owner Responsibility: Landscaping, Snow/Ice Removal WILL be maintained by Owner

[ ] HOA (Home Owners Association) Responsibility: Landscaping, Snow/Ice Removal WILL be maintained by Owner

Exterior Maintenance:

• Swimming Pool/Hot Tub (if applicable)
• Sprinkler System: Resident is responsible for maintaining the sprinkler system and for repairing/replacing and damaged/broken sprinkler heads (except those reported within 7 days of occupancy or broken at time of move in) and to maintain proper flow of water and watering schedules as the premises requires to be maintained.
• Faucet & Hose Bibs: Resident will disconnect water hoses from the outside faucet in the Fall/Winter. Failure to do so may trap water inside the faucet and cause it to freeze and break. If breakage occurs, even while the house is empty and residents have possession of the keys, Resident will be responsible for the damage and repairs. This applies also if utilities have been disconnected and keys have not yet been turned into the office.
• Maintenance Trip Fees: In the event Owner or Owner’s contractors have scheduled maintenance to be completed with Resident, by Resident providing access to and making certain arrangements to provide access to Owner or Owner’s contractors, and Resident does not allow access or without notice, not reschedule and such appointments, Resident agrees to pay or reimburse owner for any such trip charge as such is billed by Owner to Resident or by Owner’s contractors to Owner.
• General Guidelines: Resident agree to abide by generally approved home maintenance procedures and guidelines.
• Disposal diapers, sanitary napkins, toy, etc., may cause your toilet to clog and cause sewer backup. If maintenance is called out and such items are found, the Resident will be charged for the costs and expense of the correction. Do not put bones, aquarium gravel, corn cobs, celery ends, glass, etc in the garbage disposal. Electric sockets are 120 Volt and will, if overlooked, trip (blow). Please restrict overloading and avoid a possible fire. Extension cords should be used with care and must be free from water. If it is discovered that the cause was Resident’s misuse of the plumbing or electrical system, resident will be responsible for the bill.
• Residents are responsible for the making sure the filters are changed on a regular basis throughout the year and to install a new, properly fitted filter upon move out. Failure to do so will result in furnace or air conditioner issues. Issues caused by failure to replace filters will be the responsibility of the resident.

Violation & Other Fees (where applicable):

• Violation Mail/Email Fee: $10
• Utility Non-Compliance Fee: $50/day
• Service Notice Fee (posting): $100
• Eviction Turn Over Fee: $200
• Occupancy Violation: $65 per day (Example is, but not limited, to unauthorized tenants or subleasing. This includes not having the key returned by 5PM at the end of the lease)
• Holdover Fee: 5% of Rent Per Day
• General Lease Violation: $100 First Occurrence, $150 Second Occurrence, $250 Any Additional Occurrences.
• Smoking: $250 per occurrence in addition to other notice fees
• Unauthorized Pets: $150 per occurrence, per pet + $50 per day
• Lost House or Mail Key: Cost of key plus labor charges
• Lock-Out: $350
• Clubhouse, Pool or Gym Key: $125 in addition the amount charged by the HOA.
• Garage Remote: $100 Each
• Check Processing Fee: $20 Each
• Non-Sufficient Funds Charge: $35
• Stand Up Charge: Cost of the trip + $55 (No show or cancel within 12 hours of appointment)
• Lease Change Fee: $250 per change
• Lease Buyout: 3 times monthly rent + 30 days written notice. Buyout request may or may not be approved.
• Rush Move In (within 72 hours): $250.00
• Security Deposit Make Ready Repair Mark Up (we charge a markup on items needed to be repaired upon move out): 10%
• After Hours Charge: $85/hr

OTHER:

OWNER RESERVES THE RIGHT TO MAKE CHANGES, ADD OR REVOKE RULES & REGULATIONS ADDENDUM, IN WHOLE OR IN PART WITH 30-DAY WRITTEN NOTICE TO RESIDENT(S)

DO NOT MAIL CHECKS THAT REQUIRE SIGNATURES AS OUR OFFICE IS BY APPOINTMENT ONLY AND WE WILL NOT BE ABLE TO RECEIVE THEM IN A TIMELY MANNER.

UPON MOVE IN, PLEASE ALLOW TWO (2) BUSINESS FOR YOUR PAYMENTS TO BE REFLECTED ON YOUR TENANT ACCOUNT. THEY ARE BEING PROCESSED BY OUR ACCOUNTING DEPARTMENT.

TWO CASHIER'S CHECKS MADE PAYABLE TO "UTAH PROPERTY SOLUTIONS" WITHIN TWO (2) BUSINESS DAYS FROM SIGNING THIS LEASE AGREEMENT.

The following addendum is attached to and made part of the Lease dated: _________________ between PROPERTY SOLUTIONS OF UTAH, PLLC DBA UTAH PROPERTY SOLUTIONS, PLLC, and _____________________________________________________________________________, Tenant(s) .

WHEREAS, The Owner/Manager and Tenant(s) fully intend to be bound by this Agreement; and
NOW THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the Manager and Tenant agree as follows:
Tenant and Manager mutually agree that the Cash Security Deposit Waiver Program is defined as follows:
Manager offers an optional credit backed program that allows the Tenant(s) to pay zero Cash Security Deposit. If qualified, Tenant(s) are allowed to use a limited billing authorization to protect against damage to the Property. In lieu of paying a Cash Security Deposit, Tenant(s) shall pay a monthly fee as a “Cash Security Deposit Waiver Fee.” Resident is fully liable for maintaining the Property in good condition, normal wear and tear excepted. If Tenant(s) causes damage to the Property, other than normal wear and tear as outlined in the lease agreement and rules and regulations, Tenant(s) shall be responsible for these costs and Manger will receive restitution from the Tenant(s) through Obligo, its outside billing authorization vendor.

Cash Security Deposit Waiver Fees:

As an approved applicant to this program, Tenant(s) agrees to the option to pay the Cash Security Deposit Waiver Fee as established by Obligo, its outside billing authorization vendor, annually or every month for the duration of the lease as required by Obligo.

A monthly fee will be charged by the manager to the tenant(s) in the amount of 2% of the total security deposit. The 2% per month fee will be added to the existing Tenant Administration Fee as outlined in the Residential Lease Agreement.

For any damage to the premises above the requirements of the Residential Lease Agreement, or as outlined after Utah Property Solutions conducts a final property condition inspection, an itemized final bill will be presented to the outgoing Tenant for payment within 30 days of turnover in accordance with the Lease Agreement. Tenant will then be liable to Obligo to pay the amount owed. All conditions of the Residential Lease Agreement for Security Deposit and Move Out Condition will apply.

Tenant(s) agree to be bound by the terms of the Cash Security Deposit Waiver Program and understand the terms completely.

The following rules and policies have been designed with your comfort and safety in mind.  They are part of your rental agreement.  Please read them carefully.  By signing the rental agreement, you agree to abide by the provisions of the addendum and rules and regulations.  From time to time, it may become necessary to modify or change one or more of rules and regulations with a 30-day written notice. Once a change is effective and you have been notified, that change will be considered a formal part of the rental agreement.  No oral statement made by our employees or agents shall be binding unless put in writing as part of your rental agreement.  If you have any questions about the rental agreement or lease addendum and house rules, please discuss them with us.  

INSPECTION & CHECK IN- An inspection has been made to ensure that appliances, furnishings, heating, plumbing, air conditioning (if provided), and electrical service are in satisfactory condition prior to your moving in.  When you sign your lease and move in you demonstrate your acceptance of your rental as habitable. Generally, your home or apartment is rented as-is.  Any requests for changes from present condition must be negotiated and put in writing prior to signing the rental agreement!

BUSINESS HOURS & RENTAL PAYMENTS- Normal business hours are from 9:00 a.m. to 5:00 p.m., Monday through Thursday and 9:00 a.m. to 4:00 p.m. on Friday.  These are business hours, not office hours. Office appointments are by appointment only as we may not be in the office at all times.  You can drop off rent checks, maintenance requests, etc. through the slot in our front door 24 hours a day.  If you need to meet with someone in person, please call in advance for an appointment.  Drop-in interruptions are inconvenient for those with an appointment.  Please address all correspondence and make all checks payable to Property Solutions of Utah to ensure proper delivery and credit.  We do not send monthly statements. If you have a question about your account, please access your online tenant portal or call the office at 801-701-8033.  WE DO NOT ACCEPT CASH OR PERSONAL CHECKS. THERE IS A $10 PROCESSING FEE FOR CHECKS.  If you usually pay by cash, please obtain a money order or certified funds. Remember that your lease could include a check processing fee.  

PHONE- Please call the management office at 801-701-8033 if you have questions.  Due to the volume of calls we receive each day, we are not always immediately available.  We will usually return calls the same day or next business day, so please listen carefully and leave a detailed message when requested.

MAINTENANCE REQUESTS- ALL MAINTENANCE REQUESTS MUST BE IN WRITING as stated in your lease!  We do not provide 24hour maintenance.  If you have a maintenance problem, call 801-701-8033.  You may be asked to leave a message and/or given additional instructions. All requests are handled as quickly as possible; however, the most serious problems are given first priority.  You will be billed for any charges that are your responsibility as outlined in the lease, rules and regulations. Tenant is responsible for any charges/damage incurred for missed or rescheduled maintenance appointments.

EMERGENCIES- Call 911, if appropriate!  If a Property Threatening or Life Threatening Emergency arises and you are unable to reach someone at 801-701-8033, leave a message describing the problem, then call for outside help.  First, try calling a recommended utility or contractor number listed below.  You will be held responsible for all charges above day rates if outside help is used for a non-emergency.  You may also be responsible for all charges if you don't leave us a message prior to making repair arrangements.  Refer to the fit premises ordinance for your rights & obligations.

LEASE PROVISIONS- Lease agreements will be strictly followed.  All rent and level billing utility charges must be paid on or before the due date as stated in your lease.  A late charge will be assessed if amounts due are not received by 5PM on the 5^th day of each month – NO EXCEPTIONS!  A 3-day eviction notice may be served any time after rent is past due.  Thirty (30) days written notice prior to the end of the month (one full rental period) is required prior to move-out even if verbal notice is given.  A full month's rent may be charged if notice is given after the fifth day of the month.  Communication with the office is the best way to avoid most problems.  Month-to-month fees on Page 1 of lease go into effect with the next rent payment after lease expiration.

LEASE CANCELLATION: A lease cancellation/buy out may be approved however, there will be a fee of 3 times the monthly rent, plus any lease change or re leasing fees. 

PROPERTY MARKETING: Upon the ending of the lease, management company may start to market the property for rent upon receiving the proper 30-day written notice. Tenant agrees to cooperate and allow showings with no less than 24 hours’ notice.

HOA RULES AND REGUALTIONS & CC&Rs- Resident(s) agree to abide by the covenants and rules and regulations of the community management association (HOA), which may already be in place or which may become in place during the occupancy. Residents will be required to pay any fees assessed by the Association as a result of failure to comply.   

CONTACT WITH OWNER- Resident shall not contact the Owner.  We have been hired by the Owner to handle his/her affairs regarding this property.  Direct owner contact may result in immediate termination of your lease agreement.   

ADDITIONAL DEPOSIT- This deposit is not automatically used for last month's rent!  Refundable portion of your deposit will be returned if all lease obligations have been met (i.e. lease term fulfilled, written notice to vacate given, no damage to residence, proper care of grounds, no monies due, Notice of Non Renewal or Notice of Intent to Vacate is completed and move out instructions have been signed, etc.) 

RESIDENT RESPONSIBILITIES- PLEASE REFERE TO LEASE AGREEMENT IN ADDITION TO THIS DOCUMENT. In addition to, resident is responsible for all repairs under $50.00, excluding major plumbing, electrical, and/or other items requiring a licensed contractor.  Resident is responsible for cost of clearing any clogged drains (with the exception of tree roots or other not caused by Resident's use).  Resident is to keep the premises clean and sanitary to avoid pest problems.  Residents of single-family homes are responsible for pest control and/or extermination services on the premises, as needed.  Resident shall notify manager immediately of any evidence of termites or any hazardous condition in writing.

KEYS- It is necessary for the management to have keys to your home in case of emergency.  No special locks or deadbolts are allowed.  There will be a charge for lost door and mail keys.  There is an entrance charge of $150.00 if you must be let in during business hours.  If you are locked out after hours it is your responsibility and expense to contact a locksmith to let you in.  It is recommended that you keep a spare key.  Amenities:  A deposit equal to replacement cost may be charged to use pool key/tags, etc.

NOISE AND NUISANCE- Please respect the privacy of your neighbors regarding loud TVs, stereos, radios, guests, slamming doors, pets, etc.  Noise within your unit should not be audible outside.  Avoid loud outdoor activities at night.  If you are in a multiple-units building, laundry facilities may not be used before 8:00 a.m. or after 10:00 p.m. IMPORTANT:  Disturbance and/or nuisance complaints are grounds for termination of your rental agreement!

PARKING- Parking areas are to be used for vehicles belonging to or used by residents only.  Please do not park in stalls or areas assigned to other residents.  All unmarked parking is unassigned.  Do not park in fire lanes or block trash receptacles.  Residents must register all vehicles.  Use of this area for any other purpose (such as parking or storage of boats, large trucks, buses, trailers, or motor homes) is expressly prohibited.  Vehicles are not to be repaired on the premises.  Vehicles that are improperly parked, are not "street legal," or are in disrepair may be towed at the vehicle owner's expense.  Make sure all vehicles are registered with the office for your protection.  Residents with multiple vehicles and/or guests may have additional parking restrictions in some buildings due to limited parking space available.  No parking in areas not meant for parking, please!

UTILITIES- Utilities that are your responsibility are outlined in the lease (i.e. gas, electric, water/sewer/garbage).  Resident must sign up for applicable services as of the effective date of the attached lease.  If utilities are not transferred promptly, you may be charged a $50 handling fee for each invoice plus any charges that are billed to us.  For all utilities set up on a level billing through our office, usually water/sewer/garbage, the monthly amount due will be set up at the time of your lease.  These amounts are due in advance each month and must be paid with your rent.  Level utility charges are based upon actual usage and are adjusted periodically with a written notice advising of any changes in your payment amount.  Late fees will apply to any utility charges that are not paid on time.  All funds received are applied to the oldest charges first.

 GENERAL CARE AND MAINTENANCE:
 ALTERATIONS/ADDITIONS/IMPROVEMENTS- No modification of walls, shelves, or closets may be made without prior approval.  It is permissible for you to hang pictures, mirrors, etc., on sheetrock walls in your home, but use small hanging nails only.  Do not use any type of foam stick-on hooks or hangars.  Absolutely no nails are to be driven into plaster walls (use canvas adhesive hangars designed for plaster).  If in doubt about what type of walls you have, contact the office.  Please use a cutting board rather than chopping and cutting on kitchen countertops.  Waterbeds and Trampolines shall not be allowed. Utilize existing telephone outlets.  Owner or Agent does not service phone or cable wiring.  Initially, it may be wise to set up these services with their line repair coverage until you are assured that all is in working order.  Additional wiring, or drilling for wiring, is prohibited without prior authorization.  Any approved modifications shall be Resident's expense.  Contact paper is not to be used on walls, shelving, or appliances, no exceptions.  Other similar products are available that are removable.  No stickers or decals on refrigerators.

HAZARDOUS OR DANGEROUS MATERIALS-  Nothing shall be stored in the premises or in the common areas, including storage space which would constitute a danger to the building or other occupants, including flammable and corrosive materials.

SMOKE & CO2 DETECTORS- For your safety, check detectors at least monthly.  Detectors are your responsibility. 

DISHWASHER/DISPOSER- (if provided) Use detergents made for automatic dishwashers only.  Do not overload dishwashers.  Turn on cold water before starting your food disposer.  To keep your disposer in good working order, do not grind bones, rinds, coffee grounds, stringy foods, banana peels, glass, etc.  If your disposer stops, check the reset button on the outside of it before calling the office. You will be charged for jammed garbage disposers. 

WASHER/DRYERS- If the unit includes a washer and dryer it is the tenant’s responsibility to maintain the washer and dryer units. Tenants may only use detergents, fabric softeners, dryer sheets etc. as directed on the manufacturer’s instructions. Do not overload the washer or dryer. Washer and Dryer is not covered for maintenance. Tenant will be charged for maintenance and repairs for washer and dryer.

REFRIGERATOR- To improve cooling efficiency, keep the coils clean (usually in back or underneath).  For older model refrigerators, defrost the freezer when frost is about one inch thick.  DO NOT USE SHARP OBJECTS TO DEFROST!  A hair dryer and plastic spatula work best.  A puncture to the freezer coils may require replacement at your expense.  Please be careful!

RANGE/OVEN- Be cautious with oven cleaner, abrasive cleaners, and scouring pads.  They can damage or discolor exterior surfaces and can cause the thermostat and heat elements to short out.  Replacement will be at your expense.  Please follow directions.  For gas ranges, some models require that you manually light pilot lights.  If pilot light is lit and you smell a gas odor, contact Questar Gas.

GARBAGE PICKUP- Please ask a neighbor for garbage pickup days or use the dumpster, if provided.  Do not park in front of dumpsters.

SEWER/DRAINS- All drains are working properly when you move in.  It is your responsibility to maintain them.  In the event that a drain becomes clogged, try plunging first, then contact a rooter service to clear the blockage.  If it is determined that the cause of the blockage is roots or a problem with the main line, you will be reimbursed. We will send someone to unclog your drain and add it to your account if you prefer.    

TOILETS- Do not put paper towels, sanitary napkins, tampons, cotton balls, or Q-tips in the toilet.  Rooter service and any resulting damage caused by such items will be your expense.  In the event that a toilet begins to overflow, quickly remove the tank lid and lift the float to stop the water from filling the tank, then close the flapper valve (usually a black rubber part in the bottom center of the tank) to stop tank water from going into the bowl.  It is wise to show everyone in your household how to do this.  Any damage caused by an overflowing toilet, tub, or sink will be at your expense.  If handled properly, a plugged toilet should never overflow.

WINDOWS- Tenant is responsible for any glass, screen, or window breakage after move-in.  Do not use stick-on insulation kits or seal windows shut with caulk.  Removal of such items will be at your expense.  No foil or unsightly window coverings permitted.

ELECTRICAL- In case of power failure, check circuit breakers before reporting malfunctions to the office.  Turn to OFF, then back to ON to reset.  Fuses:  You will need to replace blown fuses (available at most drug stores).  For emergencies such as no power or a line down, contact Rocky Mountain Power.  Note:  Do not overload electrical outlets.  Hairdryers, microwaves, toaster ovens, space heaters, etc. should not be used on the same circuit.  Use 60-watt bulbs or less to reduce heat and fire hazard as well as reduce utility cost.

FURNACE/HOT WATER HEATER- Follow directions on furnace or water heater to relight pilot lights, or contact Dominion Energy.  Call our office for other problems.  Resident is responsible for lighting pilot lights and changing furnace filters monthly, or as needed, unless noted otherwise.  Frequent filter changes will keep your home and furnishings cleaner as well as reduce your utility bill.  Check furnace for proper filter size. For child safety and economy, water heaters should be set at 120 degrees.  Higher settings could result in accidental scalding.

WATER SHUT-OFF- Before your move in, locate the main water shutoff for the entire unit or home.  It is usually located in the basement where the main water line enters the unit.  If an interior water line breaks, or any other major leak occurs, shut the water off at this point and contact our office immediately.  In most units, there are valves under sinks and toilets that can be shut off to isolate a leak.  If an exterior water main breaks, call Salt Lake City Corp. at 4836900 (or your water district if different) for a shut off at the curb.

CARPET & FLOORING- Vacuum carpets frequently.  Soiled carpets wear our faster.  Carpet cleaning arrangements can be made through our office at your expense.  Carpets are cleaned prior to move-in, you will be required to provide proof of carpet cleaning upon your move out when you deliver keys as required in your Move Out Instructions. You are responsible for maintenance of wood floors, if applicable.  Avoid excessive wear and scratching with area rugs and runners.

PATIOS/BALCONIES- Patios and balconies should be kept neat and orderly.  Indoor furniture, bicycles, boxes, and other belongings, which are not patio furniture, are not to be stored on patios or balconies.  Couches, sofas, recliners and appliances are strictly prohibited from patios, porches and balconies.  We reserve the right to require that items that detract from the appearance of the property be removed.  Hanging out laundry and charcoal grills are prohibited.  Use caution with gas barbecue grills. We reserve the right to disallow all forms of BBQ grills from covered porches or patios. 

SATELLITE DISHES:  Satellite dishes shall not be attached to the property without express written approval from the owner prior to moving into the premises.

HALLWAYS/STAIRS/LAUNDRY ROOMS:  It is the Residents' responsibility to keep hallways and stairs to their unit swept or vacuumed and free of tripping hazards.  Please be courteous with laundry facilities.  Keep the room/machines clean.

OTHER REPAIRS- Contact the office for instructions.  Unless an emergency, please call during office hours.  ***COST OF ANY REPAIR OR SERVICE ON APPLIANCES AND/OR FIXTURES DUE TO THEIR MISUSE, OR OTHER DAMAGE TO THE PREMISES, BY YOU OR YOUR GUESTS WILL BE CHARGED TO YOU.

FOR YOUR PEACE OF MIND- Notify the office about faulty locks, lost keys, etc.  Report any needed repairs to the office immediately.  Always leave a message if you get our voicemail, but remember that all maintenance requests must be in writing.  Demand credentials prior to allowing maintenance personnel to enter your home.

If you have a request or question, please contact the office at 801-701-8033.  With common courtesy and communication, we hope that your stay will be a pleasant one.

Property Solutions of Utah (UPS) provides the following as an Addendum to your Lease Agreement. Tenant agrees to follow the maintenance instructions, and understands these instructions prevail unless otherwise stated in writing. 

EMERGENCY: Call (801) 701-8033 Ext. 9

Procedures for requesting maintenance: 

1. All work orders must be submitted in writing unless you have an emergency. Before submitting a work order, check to see if you can determine the cause of the problem. We’ve provided some troubleshooting tips for common problems on the following pages. 
2. Determine the priority of your maintenance request. Not everything is an emergency. Use the guide below to determine what category your request may fall into and our estimated response time. Your request will be handled in the order it was submitted. NOTE: the response times are based on goals and are not guaranteed.

• Priority 3: EMERGENCY situations that are a threat to the safety or health of individuals or may cause major damage to the property. Examples include fire, electrical hazards, flooding, or a tree falling on the house.
  • TARGET response time: Initiate the repair within 8 hours. 
• Priority 2: URGENT situations that may interrupt the normal enjoyment of your home or it that could develop into an emergency if not dealt with soon. Some examples include a leaking faucet, slow drains, constantly flushing/running toilets, malfunctioning appliance, loss of hot water, malfunctioning sprinklers, etc.
• 
  
  • TARGET response time: 7 days. 
•  Priority 1: ROUTINE issues that should be done to protect the long-term value of the property or ensure the comfort of the tenant. Examples include broken window screens, repairing fencing, gutter cleaning, driveway or parking lot maintenance, etc.
  • TARGET response time: 30 days

NOTE: Vendors normally work Monday – Friday, 8am – 5pm. Owners will pay extra to handle emergency situations after hours or on weekends/holidays. For URGENT or ROUTINE requests, you should expect the work to be done during normal business hours unless you are willing to pay the additional cost for expedited service.

1. Emergencies: Call PROPERTY SOLUTIONS OF UTAH at (801-701-8033). If our office is closed, call (801) 701-8033 and enter extension 9.

• There are FEW emergencies.
• Definition of an emergency: A life threatening situation that presents a danger to people or property.
  • Emergencies causing immediate danger such as fire, call 9-1-1
  • Emergencies involving gas or propane, call the gas company and, if necessary, 9-1-1
  • Emergencies involving IMMEDIATE electrical danger, call the utility service.
  • Emergencies such as backed up plumbing or flooding, call (801-701-8033) Ext 9 and follow instructions.
  • Loss of A/C, hot water, or a broken appliance is NOT an emergency. Loss of heat is not an emergency unless the temperature is below freezing. 

1. If it is a non-emergency, please do the following:

• All non-emergency work orders must be submitted in writing! PROPERTY SOLUTIONS OF UTAH provides several methods to submit written work orders. It is extremely helpful to upload photos or videos of the maintenance required:
  • Submit a maintenance request through the tenant portal:
    • Go to www.utahpropertysolutions.com
    • Click on “Tenant Portal” and log in. If you do not have an account set up, you can follow the instructions to establish one or contact the office for assistance.
    • Once logged in, click on “New Service Request” and fill out the form.
  • Email your maintenance request to service@utahpropertysolutions.com
• After submission:
  • After reviewing your work order, we may call to gather additional information or walk you through some trouble-shooting steps in an attempt to resolve the issue.
  • If we are unable to resolve the problem, PROPERTY SOLUTIONS OF UTAH will approve the work order and assign a vendor.
  • The vendor will contact you to schedule an appointment for repairs. Please remember we are a small community and vendors get very busy. They typically cannot respond immediately unless you have an emergency.
  • PROPERTY SOLUTIONS OF UTAH does not sign out keys to vendors. It is your responsibility to provide them with access. If you give them permission to sign out a key from the office, please call and let us know in advance.
  • Be sure to coordinate with the vendor or PROPERTY SOLUTIONS OF UTAH if your schedule changes.
  • If you do not hear from the vendor after the work was submitted, report this to the PROPERTY SOLUTIONS OF UTAH staff. We will research the cause of the delay and contact you with an update.
  • If anything changes with the situation, please update the work order on the portal, by email, or by calling PROPERTY SOLUTIONS OF UTAH. 
  • After repairs are complete, call or email PROPERTY SOLUTIONS OF UTAH to tell us if the problem was fixed satisfactorily. If the problem persists or returns and you fail to report it, you may be held liable for any damages caused. 

1. Stand-up charge. If you schedule an appointment with a vendor and fail to show up, cancel within 12 hours or have the home open for them, you will pay their trip charge plus $25.
2. Maintenance Charge Backs. PROPERTY SOLUTIONS OF UTAH is responsible for repairing or replacing items broken by normal wear-and-tear. Some repairs are necessary due to accidents, misuse, or abuse. If the vendor reports to PROPERTY SOLUTIONS OF UTAH that the damage was not caused by normal use, PROPERTY SOLUTIONS OF UTAH will charge the repair costs to the tenant plus 10%. Failure to pay for maintenance charges could cause a default in the terms of your lease and be grounds for eviction.
3. Scheduled maintenance. Some Landlords request certain services be conducted on a regular basis in order to maintain the property. These services may be done with little or no notice to you. For instance, sprinkler setup or winterization, gutter cleaning, HVAC servicing, etc. If these services require vendors to enter the premises, we will coordinate the service with you in advance. 

It is the responsibility of all tenants to report all repairs/maintenance problems

• Tenants can incur financial damages if they fail to report maintenance problems.
• Report the following:
• Any sign of mold in the property immediately
• All toilet and faucet leaks and any plumbing backups
• Electrical problems
• Heating and air-conditioning problems
• Inoperative smoke detectors
• Faulty appliances supplied in property
• Roof leaks
• Broken windows and doors
• Fence repair
• Malfunctioning sprinklers o Any other necessary repairs or unsafe condition
• Major pest control items such as bees, cockroaches, rats, termites or other major infestations

Tenants will be responsible for the following charges:

• Failing to report necessary repairs.
• If there is a service call and it turns out it was just tripped circuit breaker.
• When appliances fail due to operator error.
• When residents cause sewer stoppages/blockages.
• If the tenant fails to meet a vendor at an assigned appointment and there is a vendor charge.
• If the Tenant or Tenant’s guests or invitees, cause damage to the property.
• If the Tenant’s pet causes damage to the property.
• If the Tenant reports a repair which does not require service.
• If the Tenant fails to replace battery for smoke detector or battery for remote door opener, and causes a service call for only battery replacement.
• For replacing doors, jambs, broken glass and/or windows unless the Tenant provides a Police Report detailing the cause of the problem showing forced entry by others.
• For damage to walls, carpets, floors, etc. because the Tenant left the windows or doors open during rain or wind.

Tenants are NOT to do the following

• Do NOT wash draperies
• Do NOT perform electrical work (this does not include changing light bulbs or batteries).
• Do NOT mar, deface, or change walls, woodwork, flooring, landscaping of the property without prior permission from Landlord or Landlord’s Agent. 
• Do NOT perform repairs unless authorized by PROPERTY SOLUTIONS OF UTAH or outlined in this guideline
• Do NOT deduct any unauthorized or pre-authorized maintenance expense from rent. If you are authorized to conduct maintenance, you will receive payment like any other vendor. Be sure to retain receipts and turn them in with your invoice once the work is complete. We must receive the receipts within 14-days to be considered for reimbursement. There will be no exceptions. 

 This Addendum is attached to and becomes a part of the Residential Lease Agreement.  For the duration of the Lease Agreement, Occupant is required to maintain and provide the following minimum required insurance coverage:

• $100,000 Limit of Liability for Occupant’s legal liability for damage to the landlord’s property for no less than the following causes of loss: fire, smoke, explosion, water damage, backup or overflow of sewer, drain or sump (“Required Insurance”).

Occupant is required to furnish Owner with evidence of Required Insurance prior to occupancy of leased premises and at the time of each lease renewal period.  If at any time Occupant does not have Required Insurance, Occupant is in breach of the Lease Agreement and Owner shall have, in addition to any other rights under the Lease Agreement, the right but not the obligation to purchase Required Insurance coverage and seek reimbursement from the Occupant for all costs and expenses associated with such purchase.  

Occupant may obtain Required Insurance from an insurance agent or insurance company of Occupant’s choice.  If Occupant furnishes evidence of such insurance and maintains the insurance for the duration of the Lease Agreement, then nothing more is required.  If Occupant does not maintain Required Insurance, the insurance requirement of this Lease Agreement may be satisfied by Owner, who may schedule the Occupant’s unit for coverage under the Landlord’s Required Resident Liability insurance policy (“LRRL”).  The coverage provided under the LRRL will provide the Required Insurance coverage listed above.  An amount equal to the total cost to the Owner for the LRRL coverage shall be charged to Occupant by the Owner.  Some important points of this coverage, which Occupant should understand are: 

1. LRRL is designed to fulfill the insurance requirement of the Lease Agreement.  Owner is the Insured under the LRRL.  Occupant is not the insured under the LRRL policy.  
2. LRRL coverage is not personal liability insurance or renters insurance. Owner makes no representation that LRRL covers the Occupant’s additional living expenses or liability arising out of bodily injury or property damage to any third party.  If Occupant requires any of these coverages, then Occupant should contact an insurance agent or insurance company of Occupant’s choice.  
3. Coverage under the LRRL policy may be more expensive than the cost of Required Insurance obtainable by Occupant elsewhere.  At any time, Occupant may contact an agent of their choice for insurance options to satisfy the Required Insurance under this Lease Agreement.  
4. Licensed insurance agents may receive a commission on the LRRL policy.  
5. The cost to the Occupant for the LRRL coverage shall be nine dollars and fifty cents Dollars ($9.50) per month.  Additionally, an Administration Fee in the amount of Three Dollars ($3.00) to be retained by the Owner for processing and handling will be charged.
6. If your lease agreement includes a monthly Tenant Management Fee, then the LRRL policy is included.   

Scheduling under the LRRL policy is not mandatory and Occupant may purchase Required Insurance from an insurance agent or insurance company of Occupant’s choice at any time and coverage under the LRRL policy will be terminated by the Owner.  

Thank you for honoring your rental contract by giving your Notice to Vacate in writing, in accordance with your Rental Agreement.

In an effort to assist you in receiving a full return of your refundable security deposit after vacating, we’ve compiled this checklist for your use in preparing the home. Once you’ve completed your cleaning requirements, please return your keys to the office at 1226 W South Jordan Parkway, Suite D South Jordan Utah 84095. We’re rarely in the office, so be sure to call us at 801-701-8033 or email service@utahpropertysolutions.com to let us know when the keys have been dropped off. Keys must be returned before 5:00 p.m. on the last day of your lease. If your lease is terminating on a weekend, we have an after-hours drop box for your use. Keys must be labeled with a portion of the address or your name.  You must also have to submit or deliver a copy of your paid carpet cleaning invoice as required by your lease packet. 
To avoid misunderstandings in connection with your departure, we thought we would go over a few basic policies. Please remember that the security deposit cannot be used toward your rent. We will return your deposit after all late fees, change fees, utilities, returned check fees, or any other balance(s) due have been paid. Also, the dwelling must be left clean and undamaged, normal wear and tear accepted. Normal wear and tear is defined as deterioration that occurs without negligence, carelessness, accident, or abuse. You were emailed a copy of your move in inspection report, if you do not have a copy for your reference, please let us know and we’ll send you another copy.
Move-out inspections of properties are performed at various times throughout the week and can only be done after you have returned all keys to the office. Once the inspection is completed, you will be emailed a copy of it. If you do not receive a copy, please contact the office. Inspections are typically completed within 3 business days of receiving the keys. Utah law allows for 30-days from receipt of all the keys to reconcile your security deposit and complete the disposition.
We have attached a cleaning checklist, which will give you some guidelines for the final cleaning. These are just guidelines so please be thorough when cleaning your home. If the agent discovers repairs, maintenance, or necessary cleaning at the move-out inspection, the appropriate company or vendors will be asked to quickly correct tenant deficiencies.
Below is a list of items that may be used as a guide for cleaning the property when vacating. Again, this is just a guideline and more or less may be needed for your particular home.

Cleaning Instructions for Move Out 

Refrigerator: Defrost and clean with detergent and water or baking soda and water. Be sure to include the shelves, butter tray, ice cube trays and vegetable crisper (inside & out). Be sure to move fridge away from wall clean & mop under the refrigerator, clean seals, vacuum the coils and behind the refrigerator, and clean any dust or grease/grim formed on top. Defrost freezer. DO NOT leave it unplugged.
Stove/oven: Put this on the top of your list. If you start early, it won’t be such a chore when you move.

A. Clean under the burners, the drip pans and the stove rings until there are no stains, food or grime left. 

B. Remove the knobs and clean the area, including the knobs, thoroughly. Make sure to put the knobs back as before or they will not work properly. 

C. Clean the oven and oven racks using oven cleaner (unless you have a self-cleaning unit). Be sure to put paper or plastic in front of the stove to protect the floor. 

a. If you have a self-cleaning or continuous cleaning oven, do not use oven cleaner, follow the directions on your range instead. 

D. Thoroughly clean the stove drawer, also remove the stove drawer and clean the floor underneath. 

E. Clean the exterior of the stove including sides, as well as the front of the door and drawer. 

F. Clean and mop under the stove

Cupboards and Drawers: Wipe down inside and out with a cleaner that doesn’t leave a dull film. Dry with a clean cloth. All food drips, debris, grease, and crumbs must be removed from inside & out. Make sure the tops of the cupboards are dusted and clean. Clean insides of drawers and fronts of cabinets.
Sink: Scrub the sinks and faucets with a high quality non-abrasive cleanser, wipe and dry with a clean cloth.
Disposal: Must work and be free of food remnants. To do this run a tray of ice cubes through the disposal while running cold water. Place a cup of baking soda in the disposal and do not run any more water through the disposal.
Dishwasher: Wipe inside and out cleaning away any soap scum, don’t forget the gasket around the edge of the door. Clean dust/debris from under front of dishwasher. Sprinkle one cup of baking soda on the bottom before closing do not run the dishwater again.
Doors and woodwork: Wipe down and polish. 

Baseboards/Molding: Clean, dust, wash, and rinse all dirt, grime, and marks. Vacuum all floor vents.
Linoleum Floors: Vacuum or sweep and damp mop the floor. Put the wash water down the toilet to avoid clogging up the sink. Do not pour mop water down the disposal as this can clog it.
Carpets: The carpets must be steam clean by a professional carpet cleaner. The carpets may not be cleaned by a company using Buffing/Static-Attraction or Chem-Dry. Must be a truck mounted steam cleaner. Supply us with the receipt before handing over possession so we know it was professionally cleaned. This must be submitted by 5:00PM on the last day of your lease. If it is not provided, we will have the carpets cleaned and charge your security deposit.  Don’t forget the floor vents, too!
Walls and Ceilings: Dust and wash baseboards, and door jams. Remove any marks from the walls and wipe away fingerprints from the light switch plates and outlets. Wipe tops of the heat registers, doorknobs and wall telephone jacks. Vacuum walls and ceiling to remove cobwebs.
Window and Sills: Vacuum the window screens and window tracks. Wash the glass without leaving streaks (cheapest papers towels work the best). Windows must be cleaned inside & out. Make sure the window sills are dusted and wiped clean. No dirt or dust should be left behind
Drapes and Blinds: Vacuum and dust. Blinds must be clean & dust free. Drapes must be dry-cleaned if appropriate. If blinds are not in working order, PLEASE INFORM THE COMPANY.
Closets; All closets should be thoroughly cleaned. All hangers removed & shelves dusted and free of dirt. All scuff/stains should be cleaned without fading or discoloring the paint.  
Light Fixtures & Fans: Take down and wash the light fixtures, they seem to catch a lot of bugs and dust. Be sure all burned out light bulbs are replaced. Make sure to clean the ceiling fan blades. Vacuum the bathroom exhaust fan vents and covers.
Toilet: Thoroughly scrub and remove all stains with a good disinfectant. Clean and disinfect the rest of the fixture including the lid, seat, behind the toilet, base, and the outside of the tank.
Bathtub & Shower: Scrub the tub and walls of the bathtub including shower doors & their metal tracks. These must be free of soap scrum and mildew. Clean out the soap dish as well. Clean and shine the wall tile surrounding the bathtub/shower.
Medicine Cabinet & Vanity: Don’t forget to clean the inside and out and polish, including doors and sides.
Nail Holes: If you put up pictures remove the nails. Please note that you will be charged for patch and paint for all holes in the wall(s).  
Hooks, Etc: Please leave paper towel racks, ceiling hooks, cup dispenser and so forth behind.
Laundry/Utility Room, Storage, Deck: Please make sure you sweep and mop these areas. They are often left undone. Make sure you remove all your property (oil, soap, tires, boxes, sacks, etc.). 

Garbage/Trash: All trash must be removed before you leave. Make sure to check the garage, basement, and utility areas. If the trash service is in your name, make arraignments to get a final pick-up and to take the service out of your name. 

Garage/Parking: Remove all debris, dust, sweep, remove oil stains, clean exterior garage door as well as interior door. Replace burnt out lights.
Yard: Yard must be mowed, trimmed, weeds and trash removed in summer. In the winter all trash, leaves and branches must be removed, and sidewalks shoveled. You are responsible for yard maintenance until the last day of your lease.
Fireplace: Remove large debris and vacuum.

Misc.: Remember to call utility companies and pay bills current through the end of your lease. You are responsible for bills, yard care, etc. until the keys have been submitted to the office or the end of your lease (which ever is later). Notify USPS of your new address as well. 

Keys: Return all keys and garage door openers to Utah Property Solutions. These can be dropped off at the office at 1226 W. South Jordan Parkway, Suite D. South Jordan, Utah 84095. This must be done before 5:00 p.m. of the last day of your lease. When keys are returned you will not have access to the property, so make sure everything is completed beforehand. You must mark the keys with either the address or your name, so we know which property they are for. There is an after hours slot for after 5 or weekend drop offs. 

Thank you again for your stay with us and if you have questions please contact us service@utahpropertysolutions.com

To many, pets are family. As much as we would like to accommodate all pets, we’re not always able to do so. If the home you’re interested in is approved for pets, you’ll need to do a quick application as part of the qualification process. Below is our minimum criteria if pet(s) are allowed. It is to be understood that no pets of any kind are permitted without the specific written approval. There is a pet application charge which is administered by a third-party pet screening tool. Service and emotional support animals are required to be screened the same as all other pets, however there will be no fees charged.

There is a maximum of 2 pets. If you wish to apply for a home and have a pet, you will need to complete an online pet profile from our Pet Screening affiliate, petscreener.com. The pet application is $20.00 per pet and non-refundable. Once your pet profile has been completed, we will begin the approval process. If your pet is approved, you will be charged a non-refundable pet initiation fee of $65.00.

There will also be a non-refundable pet deposit, monthly pet rent and an annual pet inspection charge as determined by their Paw Score and company screening. Utah Property Solutions reserves the right to deny a pet application, regardless of the Paw Score.

5 PAW SCORE
Pet Screening Application Fee: $20 (non-refundable)
Pet Lease Initiation Fee: $115 (non-refundable)
Non Refundable Pet Fee: $200
Monthly Pet Rent – $1 per pound with a $35/month minimum.
Pet weight is determined by the documentation provided by a licensed veterinarian. If not provided, weight will be an average of the weight range at time of maturity as defined by the American Kennel Club (A.K.C.)

 4 PAW SCORE
Pet Screening Application Fee: $20 (non-refundable)
Pet Lease Initiation Fee: $115 (non-refundable)
Non Refundable Pet Fee: $225
Monthly Pet Rent: $1 per pound with a $35/month minimum.
Pet weight is determined by the documentation provided by a licensed veterinarian. If not provided, weight will be an average of the weight range at time of maturity as defined by the American Kennel Club (A.K.C.)

3 PAW SCORE
Pet Screening Application Fee: $20 (non-refundable)
Pet Lease Initiation Fee: $115 (non-refundable)
Non Refundable Pet Fee: $250
Monthly Pet Rent: $1 per pound with a $35/month minimum.
Pet weight is determined by the documentation provided by a licensed veterinarian. If not provided, weight will be an average of the weight range at< time of maturity as defined by the American Kennel Club (A.K.C.)

2 PAW SCORE
Pet Screening Application Fee: $20 (non-refundable)
Pet Lease Initiation Fee: $115 (non-refundable)
Non Refundable Pet Fee: $300
Monthly Pet Rent: $1 per pound with a $35/month minimum.
Pet weight is determined by the documentation provided by a licensed veterinarian. If not provided, weight will be an average of the weight range at time of maturity as defined by the American Kennel Club (A.K.C.)

1 PAW SCORE
ADDITONAL SCREENING MAY BE REQUIRED. 

Due to insurance company policies, dogs with a bite history as well as the following breeds are prohibited:
Akita
Alaska Malamute
American Bulldog
Bullmastiff
Bull Terrier
Chow
Doberman Pincshcer
German Shepherd
Husky
Presa Canario
Pit Bull
Rottweiler
Rhodesian Ridgeback
Shar-pei
Siberian Husky
Staffordshire Terrier
“Wolf Dog”, or any combination of these.
Utah Property Solutions complies with all service animal and emotional support animal regulations, which includes a form provided directly from your medical provider giving us proper evidence to satisfy the property owner of your need. Please be aware there are laws in the United States regarding falsification of service animal or emotional support animal documentation.  Service and Support Animals must still complete an application, however any fees associated with the animal will be waived.

Tenant agrees if any pets or animals are kept on or about the premises during ANY part of the occupancy, Tenant shall be responsible, over and above the security deposit, for all costs incurred as a result of damages caused by said animal(s), including but not limited to the cleaning, repairing, or replacing of carpets, carpet pads, drapes, blinds, lawn, trees, shrubs, fences, walls, doors, and screens. Said costs shall be deducted from the Deposit. Any funds due in excess of said Deposit shall be the responsibility of the Tenants and paid immediately to the Landlord/Agent upon vacating the premises. Failure to pay shall result in the collection and/or legal proceedings. Tenant understands all fees are per animal not household. Tenant has read and understands the regulations and promises that applicant and members of applicant’s household and/or guests promise to fully comply. All pets, even temporary, part-time, or visitors pets must be disclosed, screened, and fees paid in advance.

Thank you again for your stay with us and if you have questions please contact us service@utahpropertysolutions.com