COMMISSION AGREEMENT (C.A.R. Form CA, Revised...

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

COMMISSION AGREEMENT

1. COMPENSATION: Notice:The amount or rate of real estate commissions is not fixed by law.They are set by eachbroker individually and may be negotiable between the Seller/Buyer/Landlord/Tenant/Optionor/Optionee(“Principal”) and Broker.

("Principal"),agrees to pay to , ("Broker(s)"),as compensation for services, irrespective of agency relationships, the sum of either percent of the transaction price, or

Dollars ($ ), for property situated in the City of , County of, California, described as .

Compensation is payable if Principal accepts an offer on the above described property no later than

2. ATTORNEY FEES: In any action, proceeding, or arbitration between Principal and Broker(s) arising out of this Agreement, the prevailing party shall beentitled to reasonable attorney fees and costs.

3. DISPUTE RESOLUTION:MEDIATION: Principal and Broker agree to mediate any dispute or claim arising between them out of this Agreement, or any resulting transaction,before resorting to arbitration or court action. Mediation fees, if any, shall be divided equally among the parties involved. If, for any dispute orclaim to which this paragraph applies, any party (i) commences an action without first attempting to resolve the matter through mediation, or (ii)before commencement of an action, refuses to mediate after a request has been made, then that party shall not be entitled to recover attorneyfees, even if they would otherwise be available to that party in any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOTTHE ARBITRATION PROVISION IS INITIALED. Exclusions from this mediation agreement are specified in paragraph 3C.

A.

B. ARBITRATION OF DISPUTES:

"NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTEARISING OUT OF THE MATTERS INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION DECIDED BYNEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOUMIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THESPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESSTHOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION. IF YOUREFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLEDTO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOURAGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY."

"WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISINGOUT OF THE MATTERS INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION TO NEUTRALARBITRATION." Principal's Initials / Broker's Initials /

C. ADDITIONAL MEDIATION AND ARBITRATION TERMS: The following matters shall be excluded from mediation and arbitration: (i) ajudicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage or installment land sale contractas defined in Civil Code §2985; (ii) an unlawful detainer action; (iii) the filing or enforcement of a mechanic's lien; and (iv) any matterthat is within the jurisdiction of a probate, small claims or bankruptcy court. The filing of a court action to enable the recording of anotice of pending action, for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiveror violation of the mediation and arbitration provisions.

4. OTHER TERMS AND CONDITIONS:Principal has read and acknowledges receipt of a copy of this Agreement.Principal

Address

Date Phone/Fax/Email

Principal

Address

Real Estate Broker agrees to the foregoing:Broker By Date

Date Phone/Fax/Email

(Print name)(Print name)

Reviewed by DateCA REVISED 11/12 (PAGE 1 OF 1)

COMMISSION AGREEMENT (CA PAGE 1 OF 1)

(C.A.R. Form CA, Revised 11/12)

DRE Lic. #

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the California Association of REALTORS®525 South Virgil Avenue, Los Angeles, California 90020

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form by any means, including facsimile or computerized formats.Copyright © 1986-2012, CALIFORNIA ASSOCIATION OF REALTORS® Inc. All Rights Reserved

recordation of the deed or other evidence of title or, if a lease, on execution of the lease, or if an option, on execution of the option agreement; or (ii) Ifcompletion of the transaction is prevented by default of Principal, then upon such default;or (iii) If completion of the transaction is prevented by a partyto the transaction other than Principal, then only if and when Principal collects damages by suit, settlement, or otherwise, and then in an amount equalto the lesser of one-half of the damages recovered, or the above compensation, after first deducting title and escrow expenses and the expenses ofcollection, if any. Broker may cooperate with other brokers, and divide with other brokers such compensation in any manner acceptable toBroker.Principal hereby irrevocably assigns to Broker the above compensation from Principal’s funds and proceeds in escrow.

(date) as follows: (i) On

Principal and Broker agree that any dispute or claim in Law or equity arising between them out of this Agreement or any resultingtransaction, which is not settled through mediation, shall be decided by neutral, binding arbitration. The arbitrator shall be a retiredjudge or justice, or an attorney with at least 5 years of residential real estate Law experience, unless the parties mutually agree to adifferent arbitrator. The parties shall have the right to discovery in accordance with Code of Civil Procedure §1283.05. In all otherrespects, the arbitration shall be conducted in accordance with Title 9 of Part 3 of the Code of Civil Procedure. Judgment upon theaward of the arbitrator(s) may be entered into any court having jurisdiction. Enforcement of this agreement to arbitrate shall begoverned by the Federal Arbitration Act. Exclusions from this arbitration agreement are specified in paragraph 3C.

City1 st

person or entity (“Owner”) who has acquired title to the Property pursuant to a foreclosure sale. The right of possession by anyoccupant pursuant to a lease or rental agreement or based upon any other claim or right of possession that is junior to the right of theforeclosing Owner has been terminated by operation of law pursuant to such foreclosure sale. Occupants of the Property may havealready been notified of this and may have already received a notice to quit or vacate the Property. Pursuant to California Civil Codesection 2924.8, the new Owner may give occupants under a lease or rental agreement a 60 days notice to vacate or may negotiatewith occupant for a new lease or rental agreement. The notice provisions may be longer or otherwise restricted if, for example, aproperty is subject to local rent control, “for cause evictions” or other applicable ordinance and for tenants occupying underSection 8 rentals. If the current occupant was the owner before the foreclosure sale the Owner is only required to provide thatoccupant a three day notice to quit. The Owner has the right to bring an unlawful detainer (eviction) action against any occupant whodoes not vacate the Property after the applicable required notice period.

1.

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means, including facsimile orcomputerized formats. Copyright © 2009, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

CASH FOR KEYS AGREEMENT(C.A.R. Form CFK, 4/09)

EFFECT OF FORECLOSURE ON PREVIOUS OWNER, TENANTS AND OTHER OCCUPANTS: The Property is now owned by a(“Property”).Property Address:

2. PAYMENT: In order to avoid expensive legal action and to ease the burden of relocation, Owner is prepared to offer a cashpayment of $ (“Payment”) if all occupants vacate the Property by (the "MoveOut Date”) and all other conditions of this Cash For Keys Agreement (“Agreement”) are met. Only one payment will be made no matterhow many occupants are at the Property. If this Agreement is not accepted, Owner will pursue all available legal remedies.3. OCCUPANT OBLIGATIONS:

A. Until the Move Out Date, the Property interior and exterior shall be maintained in good condition. At the Move Out Date (i) theProperty shall be left clean with all debris, personal property and animals and pets removed and (ii) all fixtures, built in appliances,and landscaping shall remain in the Property.B. All keys to the Property, mailboxes, common area facilities, garage door openers, and security systems shall be surrendered toOwner or agent at the Move out Date.C. Occupant(s) agree, with 24 hours written notice, to allow Owner or Owner’s agent access to the Property for purposes ofshowing the Property to actual or prospective purchasers or tenants.D. Occupant(s) shall ( or is not required to) provide proof that all utilities are paid current as of the Move Out Date.E. Occupant(s) shall vacate the Property by the Move Out Date.

4. LIMITATIONS ON PAYMENT: If any of the obligations in Paragraph 3 are not complied with, Owner may deduct from the paymentthe cost of clean up, repairs, unpaid utility bills, or replacements and pay the balance of the Payment to occupant(s). If the cost ofclean up, repairs, unpaid utility bills, or replacements exceed the Payment, occupant(s) will not receive any Payment. If any occupantdoes not vacate by the Move Out Date, this Agreement is null and void and no Payment will be made.5. NO TENANCY CREATED: There is no tenancy implied by this Agreement. Occupant(s) for themselves and each other expresslydisclaims any tenancy rights under this Agreement.6. WAIVER OF NOTICE: Occupant is aware that California Law provides that if Owner and occupant do not agree on a new lease orrental agreement, Owner must provide them minimum written notice to end their occupancy followed by an eviction if Occupant doesn’tvoluntarily leave the Property. In consideration of the Payment, each occupant signing below expressly waives any right to anyminimum notice and agrees that they have entered into this Agreement voluntarily of their own accord.7. OCCUPANTS: The following persons are all of the adult occupants of the Property:

Each and every adult occupant must sign this Agreement in order for it to be operative. Each adult occupant affirms that there are noother adult occupants and holds harmless and releases Owner, its agents, successors and assigns from any further actionswhatsoever, in connection with the Property.8. PAYMENT: Payment will be made on the Move Out Date if all conditions of Paragraph 3 have been met, otherwise Payment will bemade within two weeks of the Move Out Date subject to the limitations of Paragraph 4.By signing below, each adult occupant acknowledges that they have read, understand, agree to vacate the Property asprovided in Paragraph 3 and have received a copy of this Cash for Keys Agreement.Occupant DateOccupant DateOccupant DateOccupant Date

(if checked) See Additional Signature PageOwner agrees to make the Payment as provided in this Cash for Keys Agreement.Owner or Owner’s Agent Date

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ADEQUACY OF ANYPROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE,CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership mark which may be used only bymembers of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.

a subsidiary of the California Association of REALTORS®525 South Virgil Avenue, Los Angeles, California 90020

Reviewed by DateCFK 4/09 (PAGE 1 OF 1)

CASH FOR KEYS AGREEMENT (CFK PAGE 1 OF 1)

1 st, City, CA 12345

NOTICE OF CHANGE IN TERMS OF TENANCY

To:and any other occupant(s) in possession of the premises located at:

(Unit/Apartment #)

YOUR TENANCY IN THE PREMISES IS CHANGED AS FOLLOWS: Unless otherwise provided, the change shall take

(City) (State) (Zip Code) ("Premises").

Rent shall be $ per month.

(Keep a copy for your records.)

(C.A.R. Form CTT, Revised 11/11)

("Tenant")

(Street Address)

effect 30 days from service of this Notice or on , whichever is later.All other terms and conditions of your tenancy shall remain unchanged.

1.(NOTE: Pursuant to California Civil Code § 827, if the change increases the rent to an amount that exceeds any rentalpayment charged during the last 12 months by more than 10%, then the change shall take effect 60 days from serviceof this Notice or on , whichever is later.)

2. Security deposit shall be increased by $ .

3. Other:

.

Landlord(Owner or Agent)

Date

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright © 1991-2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

Reviewed by Date

CTT REVISED 11/11 (PAGE 1 OF 1)

NOTICE OF CHANGE IN TERMS OF TENANCY (CTT PAGE 1 OF 1)


4. DELIVERY OF NOTICE/PROOF OF SERVICE:This Notice was served by , on (date)In the following manner: (if mailed, a copy was mailed at (Location))

A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the Tenant's

residence or usual place of business and a copy was mailed to the Tenant at the Premises.C. Post and mail. A copy of the Notice was affixed to a conspicuous place on the Premises and a copy was

mailed to the Tenant at the Premises.D. Mail. This Notice was mailed to Tenant at the Premises.

(Signature of person serving Notice) (Date)

(Print Name)

Tenant acknowledges receipt of this notice of change in terms of tenancy.Tenant Date

Tenant Date

1 stCity CA 12345

DENIAL OF RENTAL APPLICATIONFOR CREDIT REASONS

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright © 2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

(C.A.R. Form DRA, Revised 11/11)


Reviewed by Date

DENIAL OF RENTAL APPLICATION (DRA PAGE 1 OF 2)


DRA REVISED 11/11 (PAGE 1 OF 2)

Property Address:

Applicant:

When an application is denied because of credit history contained in a consumer credit agency report, the landlord or thelandlord's agent must notify the applicant of that fact, the reasons for denial and of the applicant's right to obtain a copy ofthe credit report and dispute its accuracy. Additionally, if the credit information was received from a person other than acredit reporting agency, the applicant must be notified of their right to request disclosure of the nature and substance of suchinformation.

Date:

Dear Applicant: Thank you for your recent application. Your application to rent was carefully considered, and we regret thatwe are unable to approve your application at this time for the following reason(s):

Your Income:A.

B. Your Employment:

Is below our minimum requirement.

Is insufficient to sustain payments on the amount of credit requested.

Could not be verified.

Is not of sufficient length to qualify.


C. Your Credit history:

of making payments on time was not satisfactory.


D. Your Application:

Lacks a sufficient number of credit references.

Lacks acceptable types of credit references.

Reveals that current obligations are excessive in relation to income.

Other:

E. The consumer reporting agency(ies) contacted that provided information that influenced our decision in whole or in part is/areindicated below. The reporting agency played no part in our decision and is unable to supply specific reasons why we have deniedcredit to you. You have a right under the Fair Credit Reporting Act to know the information contained in your credit file at the consumercredit reporting agency. You also have a right to a free copy of your report from the reporting agency, if you request it no later than 60days after you receive this notice. In addition, if you find that any information contained in the report you receive is inaccurate orincomplete, you have the right to dispute the matter with the reporting agency. Any questions regarding such information should bedirected to the consumer reporting agency(ies) indicated.

Equifax P.O. Box.105873, Atlanta, GA 30348; (800) 685-1111; www.equifax.com

Experian P.O. Box.2194, Allen, TX 75013-2104; (888) 397-3741; www.experian.com

Trans Union P.O. Box.1000, Chester, PA 19022; (800) 888-4213; www.transunion.com

www.equifax.com

www.experian.com

www.transunion.com

F. We have also obtained your credit score from the consumer reporting agency(ies) indicated above and used it in making ourcredit decision. Your credit score is a number that reflects the information in your consumer report. Your credit score can change,depending on how the information in your consumer report changes.

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright © 2004, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.


Reviewed by DateDRA REVISED 11/11 (PAGE 2 OF 2)

DENIAL OF RENTAL APPLICATION (DRA PAGE 2 OF 2)

Your credit score Date:

Scores range from a low to a high of

Key factors that adversely affected your creditscore:

Number of recent inquiries on credit report as a key factor,

If you have any questions regarding your score, you should contact the entity(ies) indicated above.

G. The credit decision was based in whole or in part on information obtained from an affiliate or from an outside source other thana consumer reporting agency. Under the Fair Credit Reporting Act, you have the right to make a written request, no later than 60 daysafter you receive this notice, for disclosure of the nature of this information. You have a right to receive this information within 30 daysafter making the request.

NOTICE. The Federal Equal Credit Opportunity Act prohibits creditors from discriminating against credit applicants on the basis ofrace, color, religion, national origin, sex, martial status, age (provided the applicant has the capacity to enter into a binding contract);because all or part of the applicants income derives from any public assistance program; or because the applicant has in good faithexercised any right under the Consumer Credit Protection Act. The Federal agency that administers compliance with this lawconcerning this creditor is the Federal Trade Commission, Equal Credit Opportunity, Washington, DC 20580.

If you have any questions regarding this notice, you should contract the person indicated below:

DRE Lic. #Date:Landlord or Manager or Agent Signature

Address:

Telephone Number:

test

To:and any other occupant(s) in possession of the premises located at:

Pursuant to California Civil Code § 1950.5, you are hereby notified that the landlord or the landlord’s agent (“Landlord”)will be making an initial inspection of the Premises prior to the termination of your tenancy for the purpose of giving youan opportunity to remedy deficiencies (consistent with your rental agreement), in order to avoid certain deductionsfrom your security deposit.

48-HOUR NOTICE OF INSPECTION

(C.A.R. Form FEHN, Revised 4/11)

Reviewed by Date

FEHN REVISED 4/11 (PAGE 1 OF 1)48-HOUR NOTICE OF INSPECTION PRIOR TO TERMINATION OF TENANCY (FEHN PAGE 1 OF 1)

PRIOR TO TERMINATION OF TENANCY

(Street Address) (Unit/Apartment #)(City) (State) (Zip Code) (“Premises”).

1.

Landlord (Owner or Agent)

Date


The copyright laws of the United States (TITLE 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 1998-2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

2. The inspection of the Premises prior to the termination of your tenancy will be conducted onPM)at ( AM/

(which must be at least 48 hours from the date and time of this notice and during normal business hours, unless youpreviously agreed to a different time).

at ( AM/ PM)

(“Tenant”)

Address City State ZipTelephone Fax E-mail

DELIVERY OF NOTICE/PROOF OF SERVICE:

A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.

B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the Tenant's residence or usual place of business and a copy was mailed to the Tenant at the Premises.

C. Post and mail. A copy of the Notice was affixed to a conspicuous place on the Premises and a copy was mailed to the Tenant at the Premises.

D. Mail. This Notice was mailed to Tenant at the Premises. The inspection date must be at least 6 days from the date of mailing this notice.


PURPOSE OF NOTICE: When the Tenant requests an initial inspection, the Landlord and the Tenant must try to agree ona mutually convenient date and time for the inspection. The inspection cannot be scheduled earlier than two weeks beforethe end of the tenancy or lease term. In any event, the inspection should be scheduled to allow the Tenant ample time toperform repairs or do cleaning identified during the initial inspection. The Landlord must give the Tenant at least 48 hours'advance written notice of the date and time of the inspection whether or not the parties have agreed to a date and time forthe inspection. The Landlord is not required to give the 48-hour notice to the Tenant if: (i) the parties have not agreed on adate and time, and the Tenant no longer wants the inspection; or (ii) the Landlord and Tenant have agreed in writing towaive (give up) the 48-hour notice requirement.

3.

(Date)(Signature of person serving Notice)

(Print Name)

This Notice was served by , on (date)in the following manner: (if mailed, a copy was mailed at (Location))

1 st

LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS

The following terms and conditions are hereby incorporated in and made a part of the: California Residential

, on property known as:, dated

which is referred to as Buyer orTenant andLandlord.LEAD WARNING STATEMENT (SALE OR PURCHASE) Every purchaser of any interest in residential real property onwhich a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead fromlead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children mayproduce permanent neurological damage, including learning disabilities, reduced intelligent quotient, behavioral problemsand impaired memory. Lead poisoning also poses a particular risk to pregnant women. The seller of any interest inresidential real property is required to provide the buyer with any information on lead-based paint hazards from riskassessments or inspections in the seller’s possession and notify the buyer of any known lead-based paint hazards. A riskassessment or inspection for possible lead-based paint hazards is recommended prior to purchase.

1. SELLER'S OR LANDLORD'S DISCLOSUREI (we) have no knowledge of lead-based paint and/or lead-based paint hazards in the housing other than the following:

Residential Lease or Month-to-Month Rental Agreement, or Other:

("Property") in

is referred to as Seller or

I (we) have no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing otherthan the following, which, previously or as an attachment to this addendum, have been provided to Buyer or Tenant:

I (we), previously or as an attachment to this addendum, have provided Buyer or Tenant with the pamphlet “Protect YourFamily From Lead In Your Home” or an equivalent pamphlet approved for use in the State such as “The Homeowner’sGuide to Environmental Hazards and Earthquake Safety.”

For Sales Transactions Only: Buyer has 10 days, unless otherwise agreed in the real estate purchase contract, toconduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards.

I (we) have reviewed the information above and certify, to the best of my (our) knowledge, that the informationprovided is true and correct.

Seller or Landlord Date

DISCLOSURE, ACKNOWLEDGMENT AND ADDENDUMFor Pre-1978 Housing Sales, Leases, or Rentals

(C.A.R. Form FLD, Revised 11/10)

Purchase Agreement,

LEAD WARNING STATEMENT (LEASE OR RENTAL) Housing built before 1978 may contain lead-based paint. Leadfrom paint, paint chips and dust can pose health hazards if not managed properly. Lead exposure is especially harmful toyoung children and pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of lead-basedpaint and/or lead-based paint hazards in the dwelling. Lessees must also receive federally approved pamphlet on leadpoisoning prevention.

Seller or Landlord Date

Buyer's/Tenant's Initials ( ) ( )

The copyright laws of the United States (Title 17 U.S. Code) forbidthe unauthorized reproduction of this form, or any portion thereof,by photocopy machine or any other means, including facsimile orcomputerized formats. Copyright © 1996-2010, CALIFORNIAASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

Reviewed by DateFLD REVISED 11/10 (PAGE 1 OF 2)

LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS DISCLOSURE (FLD PAGE 1 OF 2)

EPA’S LEAD-BASED PAINT RENOVATION, REPAIR AND PAINTING RULE: The new rule requires thatcontractors and maintenance professionals working in pre-1978 housing, child care facilities, and schools withlead-based paint be certified; that their employees be trained; and that they follow protective work practicestandards. The rule applies to renovation, repair, or painting activities affecting more than six square feet oflead-based paint in a room or more than 20 square feet of lead-based paint on the exterior. Enforcement of therule begins October 1, 2010. See the EPA website at www.epa.gov/lead for more information.

www.epa.gov/lead

2. LISTING AGENT'S ACKNOWLEDGMENT

Agent has informed Seller or Landlord of Seller's or Landlord's obligations under §42 U.S.C. 4852d and is aware ofAgent's responsibility to ensure compliance.

I have reviewed the information above and certify, to the best of my knowledge, that the information provided istrue and correct.

(Please Print) Agent (Broker representing Seller or Landlord)By

Associate-Licensee or Broker Signature Date

3. BUYER'S OR TENANT'S ACKNOWLEDGMENT

I (we) have received copies of all information listed, if any, in 1 above and the pamphlet “Protect Your Family From LeadIn Your Home” or an equivalent pamphlet approved for use in the State such as “The Homeowner’s Guide toEnvironmental Hazards and Earthquake Safety.” If delivery of any of the disclosures or pamphlet referenced inparagraph 1 above occurs after Acceptance of an offer to purchase, Buyer has a right to cancel pursuant to thepurchase contract. If you wish to cancel, you must act within the prescribed period.

Buyer waives the right to conduct a risk assessment or inspection for the presenceof lead-based paint and/or lead-based paint hazards.

I (we) have reviewed the information above and certify, to the best of my (our) knowledge, that the informationprovided is true and correct.

Buyer or Tenant Date Buyer or Tenant Date

4. COOPERATING AGENT'S ACKNOWLEDGMENT

Agent has informed Seller or Landlord, through the Listing Agent if the property is listed, of Seller's or Landlord'sobligations under §42 U.S.C. 4852d and is aware of Agent's responsibility to ensure compliance.

I have reviewed the information above and certify, to the best of my knowledge, that the information provided istrue and correct.

ByAgent (Broker obtaining the Offer) Associate-Licensee or Broker Signature Date

Property Address: Date


Reviewed by Date

FLD REVISED 11/10 (PAGE 2 OF 2)

LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS DISCLOSURE (FLD PAGE 2 OF 2)


For Sales Transactions Only: Buyer acknowledges the right for 10 days, unless otherwise agreed in the real estatepurchase contract, to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-basedpaint hazards; OR, (if checked)

LEASE/RENTAL COMMISSION AGREEMENT

COMPENSATION:Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each brokerindividually and may be negotiable between the Landlord/Tenant and Broker.

For services in arranging the lease or month-to-month rental agreement dated , between, ("Landlord"), and

, ("Tenant") Iagree to pay , ("Broker"),compensation equal to

Broker may retain said compensation from any first monies (advance rentals and security deposits) collected by Brokerfrom Tenant. If the Lease or Rental Agreement is extended or renewed, or Tenant holds over in possession beyond the initial period (collectively, "extension period"), I agree to pay to Broker additional compensation equal to

, within 5 days of the commencement of each such extension period. If the Tenant directly or indirectly acquires, or enters into an agreement to acquire, title to the Property or any part of it,whether by sale, exchange, or otherwise, during the term of the tenancy or any extension period, I agree to pay to Brokercompensation equal to percent of the selling price or total consideration in said transfer, whichever is greater.Said sum shall be payable upon close of escrow, or if there is no escrow then upon Tenant's direct or indirect acquisition ofany legal or equitable interest in the Property. If there is more than one Landlord, by my signature below I agree andrepresent that I am authorized to obligate all and that the other Landlord(s) and I shall be jointly and individually responsiblefor payment of the sums due as above.

The undersigned has read and acknowledges receipt of a copy of this Agreement and agrees to pay compensation asstated above.

Date Telephone

LANDLORD/TENANT

LANDLORD/TENANT

Address

Real Estate Broker(s) agree(s) to the foregoing.

Broker

By Date

Broker

By Date


The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright© 1994-1998. CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

OFFICE USE ONLYReviewed by Broker or Designee

Date

LEASE/RENTAL COMMISSION AGREEMENT (LCA-11 PAGE 1 OF 1)

Page of Pages.

REVISED 10/98

.


LEASE LISTING AGREEMENTEXCLUSIVE AUTHORIZATION TO LEASE OR RENT

1. EXCLUSIVE RIGHT TO LEASE: (“Owner”)(“Broker”)

beginning (date) (“Listing Period”)the exclusive and irrevocable right to lease or rent the real property in the City of

2. LISTING TERMS:A. RENT AMOUNT: Dollars $ per

Month-to-month; One year

hereby employs and grants

(C.A.R. Form LL, Revised 11/12)

County of

and ending at 11:59 P.M. on (date)

C. TYPE OF TENANCY: (Check all that apply): OtherD. ITEMS INCLUDED IN LEASE/RENTAL: All fixtures and fittings attached to the Premises and the following items of personal property:

E. ITEMS EXCLUDED FROM LEASE/RENTAL: Garage/Carport;F. ADDITIONAL TERMS:

3. COMPENSATION:Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each Brokerindividually and may be negotiable between Owner and Broker (real estate commissions include all compensationand fees to Broker).A. Owner agrees to pay to Broker as compensation for services, irrespective of agency relationship(s):

(1)percent of the total rent for the term specified in paragraph 2 (or if a fixed term lease is executed, of the total

B. If commencement of the lease or rental is prevented by a party to the transaction other than Owner, then compensation due under paragraph 3Ashall be payable only if and when Owner collects damages by suit, arbitration, settlement or otherwise, and then in an amount equal to the lesser ofone-half of the damages recovered or the above compensation, after first deducting title and escrow expenses and the expenses of collection, if any.

C. In addition, Owner agrees to pay:

D. Broker may retain compensation due from any Tenant payments collected by Broker.E. Owner agrees to pay Broker if Tenant directly or indirectly acquires, or enters into an agreement to acquire title to Premises or any part thereof,

whether by sale, exchange or otherwise, during the term or any extension of tenancy, compensation equal toprice or total consideration in said transfer, whichever is greater. Payment is due upon Tenant's direct or indirect acquisition of any legal or equitableinterest in the Premises and, if there is an escrow, shall be through escrow.

F. Broker is authorized to cooperate with and compensate other brokers in any manner acceptable to Broker.G. Owner warrants that Owner has no obligation to pay compensation to any other broker regarding the lease or rental of Premises unless the

Premises are leased or rented to:If Premises are leased or rented to anyone listed in 3G(1) during the time Owner is obligated to compensate another broker: (i) Broker is notentitled to compensation under this Agreement; and (ii) Broker is not obligated to represent Owner with respect to such transaction.

,, California, described as

(“Premises”).

For fixed-term leases:(a) Either (i)

base payments due under the lease); or (ii) ;(b) Owner agrees to pay Broker additional compensation of ,

if a fixed term lease is executed and is extended or renewed. Payment is due upon such extension or renewal.(2) For month-to-month rental: either (i) percent of ; or (ii) .(3) The following terms apply whether the tenancy is for a fixed term or month-to-month:

(a) If during the Listing Period, or any extension Broker, cooperating broker or any other person procures a Tenant who offers to lease/rent thePremises on the above amount and terms, or on any amount and terms acceptable to Owner. (Broker is entitled to compensation whetherany tenancy resulting from such offer begins during or after the expiration of the Listing Period.)

(b) If Owner, within calendar days after the end of the Listing Period or any extension thereof, enters into a contract to transfer,lease or rent the Premises to anyone (“Prospective Transferee”) or that person’s related entity: (i) who physically entered and was shown thePremises during the Listing Period or any extension thereof by Broker or a cooperating broker; or (ii) for whom Broker or any cooperatingbroker submitted to Owner a signed, written offer to lease or rent the Premises. Owner, however, shall have no obligation to Broker underthis subparagraph 3A(3)(b) unless, not later than 5 calendar days after the end of the Listing Period or any extension, Broker has givenOwner a written notice of the names of such Prospective Transferees.

(c) If, without Broker’s prior written consent, the Premises are withdrawn from lease/rental, are leased, rented, or otherwise transferred, or madeunmarketable by a voluntary act of Owner during the Listing Period, or any extension.

(1).

(2)

Owner acknowledges receipt of a copy of this page.The copyright laws of the United States (Title 17 U.S. Code) forbid the

Owner's Initials ( )

DateReviewed by

LL REVISED 11/12 (PAGE 1 OF 4) LEASE LISTING AGREEMENT (LL PAGE 1 OF 4)

.

.

B. SECURITY DEPOSIT: .

ALL RIGHTS RESERVED.

( )

Copyright © 1993-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.

unauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats.

percent of the selling

City t

5. KEYSAFE/LOCKBOX:

Property Address: Date:

6. SIGN: (If checked) Owner authorizes Broker to install a FOR LEASE sign on the Premises.

7. MULTIPLE LISTING SERVICE: Information about this listing will (or will not) be provided to a multiple listing service(s) (“MLS”) of Broker’sselection. All terms of the transaction will be provided to the selected MLS for publication, dissemination and use by persons and entities on termsapproved by the MLS. Seller authorizes Broker to comply with all applicable MLS rules. MLS rules allow MLS data to be made available by the MLS toadditional Internet sites unless Broker gives the MLS instructions to the contrary.

8.

9. OWNERSHIP, TITLE AND AUTHORITY: Owner warrants that: (i) Owner is the legal owner of the Property; (ii) no other persons or entities have title tothe Property; and (iii) Owner has the authority to both execute this Agreement and lease or rent the Property. Exceptions to ownership, title and authority:

.

10. LEAD-BASED PAINT DISCLOSURE: The Premises were were not constructed prior to 1978. If the Premises were constructed prior to 1978,Owner is required to complete a federally mandated and approved lead-based paint disclosure form and pamphlet, which shall be given to Tenant priorto or upon execution of a lease or rental agreement.

11.

13. BROKER’S AND OWNER’S DUTIES: Broker agrees to exercise reasonable effort and due diligence to achieve the purposes of this Agreement. UnlessOwner gives Broker written instructions to the contrary, Broker is authorized to advertise and market the Premises in any medium, selected by Brokerincluding MLS and the Internet and, to the extent permitted by these media, including MLS, control the dissemination of the information submitted to anymedium. Owner agrees to consider offers presented by Broker and to act in good faith to accomplish the lease or rental of the Premises by, amongother things, making the Premises available for showing at reasonable times and referring to Broker all inquiries of any party interested in the Premises.Owner is responsible for determining at what price and terms to list and lease or rent the Premises. Owner further agrees, regardless ofresponsibility, to indemnify, defend and hold Broker harmless from all claims, disputes, litigation, judgments and attorney's fees arising fromany incorrect information supplied by Owner, whether contained in any document, omitted therefrom or otherwise, or from any material factsthat Owner knows but fails to disclose.

15. AGENCY RELATIONSHIPS:Disclosure: If the Premises includes residential property with one to four dwelling units, and the listing is for a tenancy in excess of one year,Owner acknowledges receipt of the “Disclosure Regarding Agency Relationships” form (C.A.R. Form AD).

A.

Owner Representation: Broker shall represent Owner in any resulting transaction, except as specified in paragraph 3G.C.

Copyright © 1993-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.LL REVISED 11/12 (PAGE 2 OF 4)

LEASE LISTING AGREEMENT (LL PAGE 2 OF 4)

Owner acknowledges receipt of a copy of this page.

Owner's Initials ( ) ( )

DateReviewed by

12. TAX WITHHOLDING:

Possible Dual Agency With Tenant: Depending upon the circumstances, it may be necessary or appropriate for Broker to act

14. DEPOSIT: Broker is authorized to accept and hold on Seller's behalf any deposits to be applied toward the purchase price.

A. If Owner is not a California Resident or a corporation or LLC qualified to conduct business in California, Owner authorizes Broker to withhold andtransmit to California Franchise Tax Board (“FTB”) 7% of the GROSS payments to Owner that exceed $1,500 received by Broker, unless Ownercompletes and transmits to Broker FTB form 589, nonresident reduced withholding request, FTB form 588, nonresident withholding waiver, or FTBform 590, withholding exemption certificate.

B. If Owner is a nonresident alien individual, a foreign entity, or other non-U.S. person, (Foreign Investor) Owner authorizes Broker to withhold andtransmit to the Internal Revenue Service (IRS) 30% of the GROSS rental receipts unless Owner elects to treat rental income as “effectivelyconnected income” by submitting to Broker a fully completed IRS form W-8ECI, Certificate of Foreign Person’s Claim for Exemption from Withholdingon Income Connected With the Conduct of a Trade of Business in the United States. A Foreign Investor Owner will need to obtain a U.S. tax payeridentification number and file declaration with the IRS regarding effectively connected income in order to complete the form given to Broker. Further,the Foreign Investor Owner will be responsible for making any necessary estimated tax payments.

OWNER REPRESENTATIONS: Owner represents that, unless otherwise specified in writing, Owner is unaware of: (i) any recorded Notice of Defaultaffecting the Premises; (ii) any delinquent amounts due under any loan secured by, or other obligation affecting, the Premises; (iii) any bankruptcy,insolvency or similar proceeding affecting the Premises; (iv) any litigation, arbitration, administrative action, government investigation, or other pendingor threatened action that does or may affect the Premises or Owner’s ability to transfer it; and (v) any current, pending or proposed special assessmentsaffecting the Premises. Owner shall promptly notify Broker in writing if Owner becomes aware of any of these items during the Listing Period or anyextension thereof.

SECURITY AND INSURANCE: Broker is not responsible for loss of or damage to personal or real property, or person, whether attributable to use of akeysafe/lockbox, a showing of the Premises, or otherwise. Third parties, including, but not limited to, inspectors, brokers and prospective tenants, mayhave access to, and take videos and photographs of, the interior of the Premises. Owner agrees: (i) to take reasonable precautions to safeguard andprotect valuables that might be accessible during showings of the Premises; and (ii) to obtain insurance to protect against these risks. Broker does notmaintain insurance to protect Owner.

4. TENANT PAYMENTS: Broker is authorized to accept and hold from a prospective Tenant, a deposit to be held uncashed orplaced in Broker's trust account. Upon execution of a fixed term or month-to-month lease, payments received from Tenant shall be given to Owner or

.

B.

City, CA 123451 st

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(If checked) Owner authorizes the use of a keysafe/lockbox to allow entry into the Premises and agrees to sign akeysafe/lockbox addendum (C.A.R. Form KLA).

B.

Owner's Initials / Broker's Initials /

Owner and Broker agree that any dispute or claim in Law or equity arising between them out of this Agreement or any resultingtransaction, which is not settled through mediation, shall be decided by neutral, binding arbitration. The arbitrator shall be a retired judgeor justice, or an attorney with at least 5 years of residential real estate Law experience, unless the parties mutually agree to a differentarbitrator. The parties shall have the right to discovery in accordance with Code of Civil Procedure §1283.05. In all other respects, thearbitration shall be conducted in accordance with Title 9 of Part 3 of the Code of Civil Procedure. Judgment upon the award of thearbitrator(s) may be entered into any court having jurisdiction. Enforcement of this agreement to arbitrate shall be governed by theFederal Arbitration Act. Exclusions from this arbitration agreement are specified in paragraph 21C.

ARBITRATION OF DISPUTES:

“NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUTOF THE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION DECIDED BY NEUTRAL ARBITRATIONAS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THEDISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOURJUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE‘ARBITRATION OF DISPUTES’ PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THISPROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVILPROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.”

C.

“WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT OFTHE MATTERS INCLUDED IN THE ‘ARBITRATION OF DISPUTES’ PROVISION TO NEUTRAL ARBITRATION.”

ADDITIONAL MEDIATION AND ARBITRATION TERMS: The following matters shall be excluded from mediation and arbitration: (i) ajudicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage or installment land sale contract asdefined in Civil Code §2985; (ii) an unlawful detainer action; (iii) the filing or enforcement of a mechanic's lien; and (iv) any matter that iswithin the jurisdiction of a probate, small claims or bankruptcy court. The filing of a court action to enable the recording of a notice ofpending action, for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver or violationof the mediation and arbitration provisions.

DISPUTE RESOLUTION:21.A. MEDIATION: Owner and Broker agree to mediate any dispute or claim arising between them out of this Agreement, or any resulting transaction,

before resorting to arbitration or court action. Mediation fees, if any, shall be divided equally among the parties involved. If, for any dispute or claimto which this paragraph applies, any party (i) commences an action without first attempting to resolve the matter through mediation, or (ii) beforecommencement of an action, refuses to mediate after a request has been made, then that party shall not be entitled to recover attorney fees, even ifthey would otherwise be available to that party in any such action. THIS MEDIATION PROVISION APPLIES WHETHER OR NOT THEARBITRATION PROVISION IS INITIALED. Exclusions from this mediation agreement are specified in paragraph 21C.

Other Owners: Owner understands that Broker may have or obtain listings on other properties and that potential tenants may consider, make offerson, or lease or rent through Broker, premises the same as or similar to Owner’s Premises. Owner consents to Broker’s representation of ownersand tenants of other properties before, during and after the end of this Agreement.

D.

E. Confirmation: If the Premises includes residential property with one to four dwelling units, and the agreed-upon lease is for a tenancy in excess ofone year, Broker shall confirm the agency relationship described above, or as modified, in writing, prior to or coincident with Owner’s execution ofsuch lease.

16. EQUAL HOUSING OPPORTUNITY: The Premises is offered in compliance with federal, state and local anti-discrimination laws.

17. ATTORNEY'S FEES: In any action, proceeding or arbitration between Owner and Broker regarding the obligation to pay compensation under thisAgreement, the prevailing Owner or Broker shall be entitled to reasonable attorney's fees and costs from the non-prevailing Owner or Broker, except asprovided in paragraph 21A.

18. ADDITIONAL TERMS:

19. MANAGEMENT APPROVAL: If a salesperson or broker-associate enters this Agreement on Broker’s behalf, and Broker/Manager does not approve ofits terms, Broker/Manager has the right to cancel this Agreement, in writing, within 5 calendar Days After its execution.

20. SUCCESSORS AND ASSIGNS: This Agreement shall be binding upon Owner and Owner’s successors and assigns.

as an agent for both Owner and Tenant. Broker shall, as soon as practicable, disclose to Owner any election to act as a dual agent representingboth Owner and Tenant. If a Tenant is procured directly by Broker or an associate licensee in Broker’s firm, Owner hereby consents to Broker actingas a dual agent for Owner and such Tenant.

Owner acknowledges receipt of a copy of this page.

Owner's Initials ( ) ( )

Copyright © 1993-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.DateReviewed by LL REVISED 11/12 (PAGE 3 OF 4)



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22. TIME OF ESSENCE; ENTIRE CONTRACT; CHANGES: Time is of the essence. All understandings between the parties are incorporated in thisAgreement. Its terms are intended by the parties as a final, complete and exclusive expression of their Agreement with respect to its subject matter, andmay not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. If any provision of this Agreement is held to beineffective or invalid, the remaining provisions will nevertheless be given full force and effect. Neither this Agreement nor any provision in it may beextended, amended, modified, altered or changed except in writing. This Agreement and any supplement, addendum or modification, including anycopy, may be signed in two or more counterparts, all of which shall constitute one and the same writing.

OwnerOwner

Date

AddressPrint Name

City State ZipTelephone Fax Email

Owner DateOwner

Print NameAddress State ZipCityTelephone Fax Email

Real Estate Broker (Firm)By (Agent) DateAddress City State ZipTelephone Fax Email


LL REVISED 11/12 (PAGE 4 OF 4)

Owner acknowledges Owner has read, understands, received a copy of and agrees to the terms of this Agreement.

DateReviewed by

DRE Lic. #DRE Lic. #




1 a CA

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The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorizedreproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 1991-2012,CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

RESIDENTIAL LEASE OR

RESIDENTIAL LEASE OR MONTH-TO-MONTH RENTAL AGREEMENT (LR PAGE 1 OF 6)

MONTH-TO-MONTH RENTAL AGREEMENT

("Tenant") agree as follows:1.

Landlord rents to Tenant and Tenant rents from Landlord, the real property and improvements described as:("Premises").

The Premises are for the sole use as a personal residence by the following named person(s) only:

2. TERM: The term begins on (date) ("Commencement Date"), (Check A or B):

B. Lease: and shall terminate on (date) at AM/ PM.Tenant shall vacate the Premises upon termination of the Agreement, unless: (i) Landlord and Tenant have extended this Agreement inwriting or signed a new agreement; (ii) mandated by local rent control law; or (iii) Landlord accepts Rent from Tenant (other than past dueRent), in which case a month-to-month tenancy shall be created which either party may terminate as specified in paragraph 2A. Rent shall beat a rate agreed to by Landlord and Tenant, or as allowed by law. All other terms and conditions of this Agreement shall remain in full forceand effect.

A. Month-to-Month: and continues as a month-to-month tenancy. Tenant may terminate the tenancy by giving written notice at least 30 daysprior to the intended termination date. Landlord may terminate the tenancy by giving written notice as provided by law. Such notices may begiven on any date.

A. Tenant agrees to pay $ per month for the term of the Agreement.B. Rent is payable in advance on the 1st (or ) day of each calendar month, and is delinquent on the next day.C. If Commencement Date falls on any day other than the day Rent is payable under paragraph 3B, and Tenant has paid one full month’s Rent in

advance of Commencement Date, Rent for the second calendar month shall be prorated based on a 30-day period.

3. RENT: "Rent" shall mean all monetary obligations of Tenant to Landlord under the terms of the Agreement, except security deposit.

4. SECURITY DEPOSIT:A. Tenant agrees to pay $ as a security deposit. Security deposit will be

of the Premises, or held in Owner's Broker's trust account.B. All or any portion of the security deposit may be used, as reasonably necessary, to: (i) cure Tenant’s default in payment of Rent (which includes

Late Charges, NSF fees or other sums due); (ii) repair damage, excluding ordinary wear and tear, caused by Tenant or by a guest or licensee ofTenant; (iii) clean Premises, if necessary, upon termination of the tenancy; and (iv) replace or return personal property or appurtenances.SECURITY DEPOSIT SHALL NOT BE USED BY TENANT IN LIEU OF PAYMENT OF LAST MONTH’S RENT. If all or any portion of thesecurity deposit is used during the tenancy, Tenant agrees to reinstate the total security deposit within five days after written notice is delivered toTenant. Within 21 days after Tenant vacates the Premises, Landlord shall: (1) furnish Tenant an itemized statement indicating the amount of anysecurity deposit received and the basis for its disposition and supporting documentation as required by California Civil Code § 1950.5(g); and (2)return any remaining portion of the security deposit to Tenant.

D. No interest will be paid on security deposit unless required by local law.

Tenant's Initials

("Landlord") and

PROPERTY:A.

B.

D. PAYMENT: Rent shall be paid by

transferred to and held by the Owner

E. If the security deposit is held by Owner, Tenant agrees not to hold Broker responsible for its return. If the security deposit is held in Owner’sBroker’s trust account, and Broker’s authority is terminated before expiration of this Agreement, and security deposit is released to someoneother than Tenant, then Broker shall notify Tenant, in writing, where and to whom security deposit has been released. Once Tenant has beenprovided such notice, Tenant agrees not to hold Broker responsible for the security deposit.

5. MOVE-IN COSTS RECEIVED/DUE: Move-in funds made payable to

Rent fromto (date)

Category Total Due Payment Received Balance Due Date Due

*Security DepositOtherOtherTotal

*The maximum amount Landlord may receive as security deposit, however designated, cannot exceed two months’ Rent for unfurnished premises, or

DateReviewed by LR REVISED 11/12 (PAGE 1 OF 6)

personal check, money order, cashier's check, or other , to(name) (phone) at(address) , (or

and

(C.A.R. Form LR, Revised 11/12)

C. The following personal property, maintained pursuant to paragraph 11, is included:(if checked) the personal property on the attached addendum.or

money order, or cashier's check.

C. Security deposit will not be returned until all Tenants have vacated the Premises and all keys returned. Any security deposit returnedby check shall be made out to all Tenants named on this Agreement, or as subsequently modified.

shall be paid by personal check, money order, or cashier's check.

) ( ) Landlord's Initials ) ( )( (

.

three months’ Rent for furnished premises.

at any other location subsequently specified by Landlord in writing to Tenant) (and if checked, rent may be paid personally, between the hourson the following days ). If any payment

is returned for non-sufficient funds (“NSF”) or because tenant stops payment, then, after that: (i) Landlord may, in writing, require Tenant to payRent in cash for three months and (ii) all future Rent shall be paid by

Date ,

of

D. The Premises may be subject to a local rent control ordinance .

1

Premises: Date:

(Check all that apply:)

6. LATE CHARGE; RETURNED CHECKS:A. Tenant acknowledges either late payment of Rent or issuance of a returned check may cause Landlord to incur costs and

expenses, the exact amounts of which are extremely difficult and impractical to determine. These costs may include, but are notlimited to, processing, enforcement and accounting expenses, and late charges imposed on Landlord. If any installment of Rentdue from Tenant is not received by Landlord within 5 (or ) calendar days after the date due, or if a check is returned,Tenant shall pay to Landlord, respectively, an additional sum of $ or % of the Rent due asa Late Charge and $25.00 as a NSF fee for the first returned check and $35.00 as a NSF fee for each additional returned check,either or both of which shall be deemed additional Rent.

B. Landlord and Tenant agree that these charges represent a fair and reasonable estimate of the costs Landlord may incur byreason of Tenant’s late or NSF payment. Any Late Charge or NSF fee due shall be paid with the current installment of Rent.Landlord’s acceptance of any Late Charge or NSF fee shall not constitute a waiver as to any default of Tenant. Landlord’s rightto collect a Late Charge or NSF fee shall not be deemed an extension of the date Rent is due under paragraph 3 or preventLandlord from exercising any other rights and remedies under this Agreement and as provided by law.

7. PARKING: (Check A or B)A. Parking is permitted as follows:

.The right to parking is is not included in the Rent charged pursuant to paragraph 3. If not included in the Rent, theparking rental fee shall be an additional $ per month. Parking space(s) are to be used for parkingproperly licensed and operable motor vehicles, except for trailers, boats, campers, buses or trucks (other than pick-uptrucks). Tenant shall park in assigned space(s) only. Parking space(s) are to be kept clean. Vehicles leaking oil, gas or othermotor vehicle fluids shall not be parked on the Premises. Mechanical work or storage of inoperable vehicles is not permittedin parking space(s) or elsewhere on the Premises.

B. Parking is not permitted on the Premises.OR8. STORAGE: (Check A or B)

A. Storage is permitted as follows:The right to separate storage space is, is not, included in the Rent charged pursuant to paragraph 3. If not included inthe Rent, storage space fee shall be an additional $ per month. Tenant shall store only personalproperty Tenant owns, and shall not store property claimed by another or in which another has any right, title or interest.Tenant shall not store any improperly packaged food or perishable goods, flammable materials, explosives, hazardous wasteor other inherently dangerous material, or illegal substances.

OR B. Except for Tenant's personal property, contained entirely within the Premises, storage is not permitted on the Premises.9. UTILITIES: Tenant agrees to pay for all utilities and services, and the following charges:

except , which shall be paid for by Landlord. If any utilities are not separately metered,Tenant shall pay Tenant’s proportional share, as reasonably determined and directed by Landlord. If utilities are separately metered,Tenant shall place utilities in Tenant’s name as of the Commencement Date. Landlord is only responsible for installing andmaintaining one usable telephone jack and one telephone line to the Premises. Tenant shall pay any cost for conversion fromexisting utilities service provider.

10. CONDITION OF PREMISES: Tenant has examined Premises and, if any, all furniture, furnishings, appliances, landscaping andfixtures, including smoke and carbon monoxide detector(s).

A. Tenant acknowledges these items are clean and in operable condition, with the following exceptions:.

B. Tenant’s acknowledgment of the condition of these items is contained in an attached statement of condition (C.A.R. FormMIMO).

D. Tenant will provide Landlord a list of items that are damaged or not in operable condition within 3 (or ) daysafter Commencement Date, not as a contingency of this Agreement but rather as an acknowledgment of the condition of thePremises.

E. Other:

.11. MAINTENANCE:

A. Tenant shall properly use, operate and safeguard Premises, including if applicable, any landscaping, furniture, furnishings andappliances, and all mechanical, electrical, gas and plumbing fixtures, and keep them and the Premises clean, sanitary and wellventilated. Tenant shall be responsible for checking and maintaining all carbon monoxide and smoke detectors and anyadditional phone lines beyond the one line and jack that Landlord shall provide and maintain. Tenant shall immediately notifyLandlord, in writing, of any problem, malfunction or damage. Tenant shall be charged for all repairs or replacements caused byTenant, pets, guests or licensees of Tenant, excluding ordinary wear and tear. Tenant shall be charged for all damage toPremises as a result of failure to report a problem in a timely manner. Tenant shall be charged for repair of drain blockages orstoppages, unless caused by defective plumbing parts or tree roots invading sewer lines.

B. Landlord Tenant shall water the garden, landscaping, trees and shrubs, except:.

C. Landlord Tenant shall maintain the garden, landscaping, trees and shrubs, except:.

D. Landlord Tenant shall maintainE. Tenant’s failure to maintain any item for which Tenant is responsible shall give Landlord the right to hire someone to perform

such maintenance and charge Tenant to cover the cost of such maintenance.F. The following items of personal property are included in the Premises without warranty and Landlord will not maintain, repair or

replace them: .

Tenant's Initials ( ) ( )Copyright © 1991-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.

Landlord's Initials ( ) ( )

DateReviewed by LR REVISED 11/12 (PAGE 2 OF 6)RESIDENTIAL LEASE OR MONTH-TO-MONTH RENTAL AGREEMENT (LR PAGE 2 OF 6)

.

C. (i) Landlord will Deliver to Tenant a statement of condition (C.A.R. Form MIMO) within 3 days after execution of thisAgreement; prior to the Commencement Date; within 3 days after the Commencement Date.(ii) Tenant shall complete and return the MIMO to Landlord within 3 (or ) days after Delivery. Tenant's failure toreturn the MIMO within that time shall conclusively be deemed Tenant's Acknowledgement of the condition as stated in theMIMO.

.

.

.

12. NEIGHBORHOOD CONDITIONS: Tenant is advised to satisfy him or herself as to neighborhood or area conditions, includingschools, proximity and adequacy of law enforcement, crime statistics, proximity of registered felons or offenders, fire protection, othergovernmental services, availability, adequacy and cost of any wired, wireless internet connections or other telecommunications orother technology services and installations, proximity to commercial, industrial or agricultural activities, existing and proposedtransportation, construction and development that may affect noise, view, or traffic, airport noise, noise or odor from any source, wildand domestic animals, other nuisances, hazards, or circumstances, cemeteries, facilities and condition of common areas, conditionsand influences of significance to certain cultures and/or religions, and personal needs, requirements and preferences of Tenant.

13. PETS: Unless otherwise provided in California Civil Code § 54.2, no animal or pet shall be kept on or about the Premiseswithout Landlord’s prior written consent, except:

15. RULES/REGULATIONS:A. Tenant agrees to comply with all Landlord rules and regulations that are at any time posted on the Premises or delivered to

Tenant. Tenant shall not, and shall ensure that guests and licensees of Tenant shall not, disturb, annoy, endanger or interferewith other tenants of the building or neighbors, or use the Premises for any unlawful purposes, including, but not limited to,using, manufacturing, selling, storing or transporting illicit drugs or other contraband, or violate any law or ordinance, or commit awaste or nuisance on or about the Premises.

B. (If applicable, check one)Landlord shall provide Tenant with a copy of the rules and regulations within days or .1.

OR 2. Tenant has been provided with, and acknowledges receipt of, a copy of the rules and regulations.(If checked) CONDOMINIUM; PLANNED UNIT DEVELOPMENT:16.

A. The Premises are a unit in a condominium, planned unit development, common interest subdivision or other developmentgoverned by a homeowners’ association (“HOA”). The name of the HOA is .Tenant agrees to comply with all HOA covenants, conditions and restrictions, bylaws, rules and regulations and decisions ("HOARules"). Landlord shall provide Tenant copies of HOA Rules, if any. Tenant shall reimburse Landlord for any fines or chargesimposed by HOA or other authorities, due to any violation by Tenant, or the guests or licensees of Tenant.

B. (Check one)Landlord shall provide Tenant with a copy of the HOA Rules within1. days

.2. Tenant has been provided with, and acknowledges receipt of, a copy of the HOA Rules.OR

17. ALTERATIONS; REPAIRS: Unless otherwise specified by law or paragraph 29C, without Landlord’s prior written consent, (i) Tenantshall not make any repairs, alterations or improvements in or about the Premises including: painting, wallpapering, adding orchanging locks, installing antenna or satellite dish(es), placing signs, displays or exhibits, or using screws, fastening devices, largenails or adhesive materials; (ii) Landlord shall not be responsible for the costs of alterations or repairs made by Tenant; (iii) Tenantshall not deduct from Rent the costs of any repairs, alterations or improvements; and (iv) any deduction made by Tenant shall beconsidered unpaid Rent.

18. KEYS; LOCKS:A. Tenant acknowledges receipt of (or Tenant will receive prior to the Commencement Date, or ):

key(s) to Premises, remote control device(s) for garage door/gate opener(s),key(s) to mailbox, ,

.key(s) to common area(s),B. Tenant acknowledges that locks to the Premises have, have not, been re-keyed.C. If Tenant re-keys existing locks or opening devices, Tenant shall immediately deliver copies of all keys to Landlord. Tenant shall

pay all costs and charges related to loss of any keys or opening devices. Tenant may not remove locks, even if installed byTenant.

19. ENTRY:A. Tenant shall make Premises available to Landlord or Landlord’s representative for the purpose of entering to make necessary or

agreed repairs, (including, but not limited to, installing, repairing, testing, and maintaining smoke detectors and carbon monoxidedevices, and bracing, anchoring or strapping water heaters), decorations, alterations, or improvements, or to supply necessaryor agreed services, or to show Premises to prospective or actual purchasers, tenants, mortgagees, lenders, appraisers, orcontractors.

B. Landlord and Tenant agree that 24-hour written notice shall be reasonable and sufficient notice, except as follows. 48-hourwritten notice is required to conduct an inspection of the Premises prior to the Tenant moving out, unless the Tenant waives theright to such notice. Notice may be given orally to show the Premises to actual or prospective purchasers provided Tenant hasbeen notified in writing within 120 days preceding the oral notice, that the Premises are for sale and that oral notice may begiven to show the Premises. No notice is required: (i) to enter in case of an emergency; (ii) if the Tenant is present and consentsat the time of entry; or (iii) if the Tenant has abandoned or surrendered the Premises. No written notice is required if Landlordand Tenant orally agree to an entry for agreed services or repairs if the date and time of entry are within one week of the oralagreement.

C.

20. SIGNS: Tenant authorizes Landlord to place FOR SALE/LEASE signs on the Premises.

Tenant's Initials ( ) ( ) Landlord's Initials ( ) ( )Copyright © 1991-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.


Premises: Date:

14. (If checked) NO SMOKING: No smoking of any substance is allowed on the Premises or common areas. If smoking does occuron the Premises or common areas, (i) Tenant is responsible for all damage caused by the smoking including, but not limited tostains, burns, odors and removal of debris; (ii) Tenant is in breach of this Agreement; (iii) Tenant, guests, and all others may berequired to leave the Premises; and (iv) Tenant acknowledges that in order to remove odor caused by smoking, Landlord may needto replace carpet and drapes and paint the entire premises regardless of when these items were last cleaned, replaced, or repainted.Such actions and other necessary steps will impact the return of any security deposit. The Premises or common areas may besubject to a local non-smoking ordinance.

21. ASSIGNMENT; SUBLETTING: Tenant shall not sublet all or any part of Premises, or assign or transfer this Agreement or anyinterest in it, without Landlord’s prior written consent. Unless such consent is obtained, any assignment, transfer or subletting ofPremises or this Agreement or tenancy, by voluntary act of Tenant, operation of law or otherwise, shall, at the option of Landlord,terminate this Agreement. Any proposed assignee, transferee or sublessee shall submit to Landlord an application and creditinformation for Landlord’s approval and, if approved, sign a separate written agreement with Landlord and Tenant. Landlord’sconsent to any one assignment, transfer or sublease, shall not be construed as consent to any subsequent assignment, transfer orsublease and does not release Tenant of Tenant’s obligations under this Agreement.

.

or

(If checked) Tenant authorizes the use of a keysafe/lockbox to allow entry into the Premises and agrees to sign akeysafe/lockbox addendum (C.A.R. Form KLA).

23. LEAD-BASED PAINT (If checked): Premises were constructed prior to 1978. In accordance with federal law, Landlord gives andTenant acknowledges receipt of the disclosures on the attached form (C.A.R. Form FLD) and a federally approved lead pamphlet.

24. MILITARY ORDNANCE DISCLOSURE: (If applicable and known to Landlord) Premises are located within one mile of an areaonce used for military training, and may contain potentially explosive munitions.

25. PERIODIC PEST CONTROL: Landlord has entered into a contract for periodic pest control treatment of the Premises and shallgive Tenant a copy of the notice originally given to Landlord by the pest control company.

26.

MEGAN'S LAW DATABASE DISCLOSURE: Notice: Pursuant to Section 290.46 of the Penal Code, information about specifiedregistered sex offenders is made available to the public via an Internet Web site maintained by the Department of Justice atwww.meganslaw.ca.gov. Depending on an offender's criminal history, this information will include either the address at which theoffender resides or the community of residence and ZIP Code in which he or she resides. (Neither Landlord nor Brokers, if any, arerequired to check this website. If Tenant wants further information, Tenant should obtain information directly from this website.)

28. POSSESSION:Tenant is not in possession of the Premises. If Landlord is unable to deliver possession of Premises on Commencement Date,such Date shall be extended to the date on which possession is made available to Tenant. If Landlord is unable to deliver

) calendar days after agreed Commencement Date, Tenant may terminate this Agreement

Tenant is already in possession of the Premises.29. TENANT’S OBLIGATIONS UPON VACATING PREMISES:

A. Upon termination of this Agreement, Tenant shall: (i) give Landlord all copies of all keys or opening devices to Premises,including any common areas; (ii) vacate and surrender Premises to Landlord, empty of all persons; (iii) vacate any/all parkingand/or storage space; (iv) clean and deliver Premises, as specified in paragraph C below, to Landlord in the same condition asreferenced in paragraph 10; (v) remove all debris; (vi) give written notice to Landlord of Tenant’s forwarding address; and (vii)

.B. All alterations/improvements made by or caused to be made by Tenant, with or without Landlord’s consent, become the property

of Landlord upon termination. Landlord may charge Tenant for restoration of the Premises to the condition it was in prior to anyalterations/improvements.

C. Right to Pre-Move-Out Inspection and Repairs: (i) After giving or receiving notice of termination of a tenancy (C.A.R. FormNTT), or before the end of a lease, Tenant has the right to request that an inspection of the Premises take place prior totermination of the lease or rental (C.A.R. Form NRI). If Tenant requests such an inspection, Tenant shall be given an opportunityto remedy identified deficiencies prior to termination, consistent with the terms of this Agreement. (ii) Any repairs or alterationsmade to the Premises as a result of this inspection (collectively, “Repairs”) shall be made at Tenant’s expense. Repairs may beperformed by Tenant or through others, who have adequate insurance and licenses and are approved by Landlord. The workshall comply with applicable law, including governmental permit, inspection and approval requirements. Repairs shall beperformed in a good, skillful manner with materials of quality and appearance comparable to existing materials. It is understoodthat exact restoration of appearance or cosmetic items following all Repairs may not be possible. (iii) Tenant shall: (a) obtainreceipts for Repairs performed by others; (b) prepare a written statement indicating the Repairs performed by Tenant and thedate of such Repairs; and (c) provide copies of receipts and statements to Landlord prior to termination. Paragraph 29C does notapply when the tenancy is terminated pursuant to California Code of Civil Procedure § 1161(2), (3) or (4).

30. BREACH OF CONTRACT; EARLY TERMINATION: In addition to any obligations established by paragraph 29, in the event oftermination by Tenant prior to completion of the original term of the Agreement, Tenant shall also be responsible for lost Rent, rentalcommissions, advertising expenses and painting costs necessary to ready Premises for re-rental. Landlord may withhold any suchamounts from Tenant’s security deposit.

31. TEMPORARY RELOCATION: Subject to local law, Tenant agrees, upon demand of Landlord, to temporarily vacate Premises for areasonable period, to allow for fumigation (or other methods) to control wood destroying pests or organisms, or other repairs toPremises. Tenant agrees to comply with all instructions and requirements necessary to prepare Premises to accommodate pestcontrol, fumigation or other work, including bagging or storage of food and medicine, and removal of perishables and valuables.Tenant shall only be entitled to a credit of Rent equal to the per diem Rent for the period of time Tenant is required to vacatePremises.

32. DAMAGE TO PREMISES: If, by no fault of Tenant, Premises are totally or partially damaged or destroyed by fire, earthquake,accident or other casualty that render Premises totally or partially uninhabitable, either Landlord or Tenant may terminate thisAgreement by giving the other written notice. Rent shall be abated as of the date Premises become totally or partially uninhabitable.The abated amount shall be the current monthly Rent prorated on a 30-day period. If the Agreement is not terminated, Landlord shallpromptly repair the damage, and Rent shall be reduced based on the extent to which the damage interferes with Tenant’s reasonableuse of Premises. If damage occurs as a result of an act of Tenant or Tenant’s guests, only Landlord shall have the right oftermination, and no reduction in Rent shall be made.

Landlord's Initials ( ) ( )Copyright © 1991-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.


A.

possession within 5 (orby giving written notice to Landlord, and shall be refunded all Rent and security deposit paid. Possession is deemed terminatedwhen Tenant has returned all keys to the Premises to Landlord.

B.

METHAMPHETAMINE CONTAMINATION: Prior to signing this Agreement, Landlord has given Tenant a notice that a healthofficial has issued an order prohibiting occupancy of the property because of methamphetamine contamination. A copy of thenotice and order are attached.

27.

Premises: Date:

22. JOINT AND INDIVIDUAL OBLIGATIONS: If there is more than one Tenant, each one shall be individually and completelyresponsible for the performance of all obligations of Tenant under this Agreement, jointly with every other Tenant, and individually,whether or not in possession.

33. INSURANCE: Tenant’s or guest’s personal property and vehicles are not insured by Landlord, manager or, if applicable, HOA,against loss or damage due to fire, theft, vandalism, rain, water, criminal or negligent acts of others, or any other cause. Tenant isadvised to carry Tenant’s own insurance (renter’s insurance) to protect Tenant from any such loss or damage. Tenant shallcomply with any requirement imposed on Tenant by Landlord’s insurer to avoid: (i) an increase in Landlord’s insurance premium (orTenant shall pay for the increase in premium); or (ii) loss of insurance.

Tenant's Initials ( ) ( )

34. WATERBEDS: Tenant shall not use or have waterbeds on the Premises unless: (i) Tenant obtains a valid waterbed insurance policy;(ii) Tenant increases the security deposit in an amount equal to one-half of one month’s Rent; and (iii) the bed conforms to the floorload capacity of Premises.

.

www.meganslaw.ca.gov

35. WAIVER: The waiver of any breach shall not be construed as a continuing waiver of the same or any subsequent breach.36. NOTICE: Notices may be served at the following address, or at any other location subsequently designated:

Landlord's Initials ( ) ( )Copyright © 1991-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC. DateReviewed by LR REVISED 11/12 (PAGE 5 OF 6)


Landlord: Tenant:

37. TENANT ESTOPPEL CERTIFICATE: Tenant shall execute and return a tenant estoppel certificate delivered to Tenant by Landlord orLandlord’s agent within 3 days after its receipt. Failure to comply with this requirement shall be deemed Tenant’s acknowledgmentthat the tenant estoppel certificate is true and correct, and may be relied upon by a lender or purchaser.

38.

Tenant’s rental application are accurate. Landlord requires all occupants 18 years of age or older and all emancipated minors tocomplete a lease rental application. Tenant acknowledges this requirement and agrees to notify Landlord when any occupant of thePremises reaches the age of 18 or becomes an emancipated minor. Tenant authorizes Landlord and Broker(s) to obtain Tenant’scredit report periodically during the tenancy in connection with the modification or enforcement of this Agreement. Landlord maycancel this Agreement: (i) before occupancy begins; upon disapproval of the credit report(s); or (ii) at any time, upon discovering thatinformation in Tenant’s application is false. A negative credit report reflecting on Tenant’s record may be submitted to a creditreporting agency if Tenant fails to fulfill the terms of payment and other obligations under this Agreement.

39. MEDIATION:A. Consistent with paragraphs B and C below, Landlord and Tenant agree to mediate any dispute or claim arising between them out

of this Agreement, or any resulting transaction, before resorting to court action. Mediation fees, if any, shall be divided equallyamong the parties involved. If, for any dispute or claim to which this paragraph applies, any party commences an action withoutfirst attempting to resolve the matter through mediation, or refuses to mediate after a request has been made, then that party shallnot be entitled to recover attorney fees, even if they would otherwise be available to that party in any such action.

B. The following matters are excluded from mediation: (i) an unlawful detainer action; (ii) the filing or enforcement of a mechanic'slien; and (iii) any matter within the jurisdiction of a probate, small claims or bankruptcy court. The filing of a court action to enablethe recording of a notice of pending action, for order of attachment, receivership, injunction, or other provisional remedies, shallnot constitute a waiver of the mediation provision.

C. Landlord and Tenant agree to mediate disputes or claims involving Listing Agent, Leasing Agent or property manager (“Broker”),provided Broker shall have agreed to such mediation prior to, or within a reasonable time after, the dispute or claim is presented tosuch Broker. Any election by Broker to participate in mediation shall not result in Broker being deemed a party to this Agreement.

40. ATTORNEY FEES: In any action or proceeding arising out of this Agreement, the prevailing party between Landlord and Tenant shallbe entitled to reasonable attorney fees and costs, except as provided in paragraph 39A.

41. C.A.R. FORM: C.A.R. Form means the specific form referenced or another comparable form agreed to by the parties.42. OTHER TERMS AND CONDITIONS; SUPPLEMENTS:

The following ATTACHED supplements are incorporated in this Agreement:

Keysafe/Lockbox Addendum (C.A.R. Form KLA);Interpreter/Translator Agreement (C.A.R. Form ITA);

Lead-Based Paint and Lead-Based Paint Hazards Disclosure (C.A.R. Form FLD);

43. TIME OF ESSENCE; ENTIRE CONTRACT; CHANGES: Time is of the essence. All understandings between the parties areincorporated in this Agreement. Its terms are intended by the parties as a final, complete and exclusive expression of their Agreementwith respect to its subject matter, and may not be contradicted by evidence of any prior agreement or contemporaneous oralagreement. If any provision of this Agreement is held to be ineffective or invalid, the remaining provisions will nevertheless be given fullforce and effect. Neither this Agreement nor any provision in it may be extended, amended, modified, altered or changed except inwriting. This Agreement is subject to California landlord-tenant law and shall incorporate all changes required by amendment orsuccessors to such law. This Agreement and any supplement, addendum or modification, including any copy, may be signed in two ormore counterparts, all of which shall constitute one and the same writing.

44. AGENCY:A. CONFIRMATION: The following agency relationship(s) are hereby confirmed for this transaction:

Listing Agent: (Print firm name)is the agent of (check one): the Landlord exclusively; or both the Landlord and Tenant.Leasing Agent: (Print firm name)(if not same as Listing Agent) is the agent of (check one):

both the Tenant and Landlord.the Tenant exclusively; or the Landlord exclusively; or

B. DISCLOSURE: (If checked): The term of this lease exceeds one year. A disclosure regarding real estate agency relationships(C.A.R. Form AD) has been provided to Landlord and Tenant, who each acknowledge its receipt.

45. TENANT COMPENSATION TO BROKER: Upon execution of this Agreement, Tenant agrees to pay compensation to Broker asspecified in a separate written agreement between Tenant and Broker.

Premises: Date:

Tenant's Initials ( ) ( )

A.REPRESENTATIONS:

TENANT REPRESENTATIONS; OBLIGATIONS REGARDING OCCUPANTS; CREDIT: Tenant warrants that all statements in

B. LANDLORD REPRESENTATIONS: Landlord warrants, that unless otherwise specified in writing, Landlord is unaware of (i) anyrecorded Notices of Default affecting the Premise; (ii) any delinquent amounts due under any loan secured by the Premises; and (iii)any bankruptcy proceeding affecting the Premises.

Landlord in Default Addendum (C.A.R. Form LID)

1 stCity, CA 12345

Landlord and Tenant acknowledge and agree Brokers: (a) do not guarantee the condition of the Premises; (b) cannot verifyrepresentations made by others; (c) cannot provide legal or tax advice; (d) will not provide other advice or information that exceedsthe knowledge, education or experience required to obtain a real estate license. Furthermore, if Brokers are not also acting asLandlord in this Agreement, Brokers: (e) do not decide what rental rate a Tenant should pay or Landlord should accept; and (f) donot decide upon the length or other terms of tenancy. Landlord and Tenant agree that they will seek legal, tax, insurance and otherdesired assistance from appropriate professionals.

Tenant Date

Landlord



Address

R

E

LR REVISED 11/12 (PAGE 6 OF 6)

DateReviewed by


Tenant DateAddress City State ZipTelephone Fax E-mail

GUARANTEE: In consideration of the execution of this Agreement by and between Landlord and Tenant and for valuableconsideration, receipt of which is hereby acknowledged, the undersigned (“Guarantor”) does hereby: (i) guaranteeunconditionally to Landlord and Landlord’s agents, successors and assigns, the prompt payment of Rent or other sums thatbecome due pursuant to this Agreement, including any and all court costs and attorney fees included in enforcing the Agreement;(ii) consent to any changes, modifications or alterations of any term in this Agreement agreed to by Landlord and Tenant; and (iii)waive any right to require Landlord and/or Landlord’s agents to proceed against Tenant for any default occurring under thisAgreement before seeking to enforce this Guarantee.

Guarantor DateAddress City State ZipTelephone Fax E-mail

Guarantor (Print Name)

48. OWNER COMPENSATION TO BROKER: Upon execution of this Agreement, Owner agrees to pay compensation to Broker asspecified in a separate written agreement between Owner and Broker (C.A.R. Form LCA).

49. RECEIPT: If specified in paragraph 5, Landlord or Broker, acknowledges receipt of move-in funds.

Telephone Fax E-mail

REAL ESTATE BROKERS:A. Real estate brokers who are not also Landlord under this Agreement are not parties to the Agreement between Landlord and

Tenant.B. Agency relationships are confirmed in paragraph 44.C. COOPERATING BROKER COMPENSATION: Listing Broker agrees to pay Cooperating Broker (Leasing Firm) and Cooperating

Broker agrees to accept: (i) the amount specified in the MLS, provided Cooperating Broker is a Participant of the MLS in which theProperty is offered for sale or a reciprocal MLS; or (ii) (if checked) the amount specified in a separate written agreementbetween Listing Broker and Cooperating Broker.

Real Estate Broker (Leasing Firm)By (Agent) DateAddress City State ZipTelephone Fax E-mail

Real Estate Broker (Listing Firm)By (Agent) DateAddress City State ZipTelephone Fax E-mail


Landlord agrees to rent the Premises on the above terms and conditions.

DRE Lic. #

DRE Lic. #

DRE Lic. #

DRE Lic. #

Premises: Date:

47. FOREIGN LANGUAGE NEGOTIATION: If this Agreement has been negotiated by Landlord and Tenant primarily in Spanish,Chinese, Tagalog, Korean or Vietnamese, pursuant to the California Civil Code, Tenant shall be provided a translation of thisAgreement in the language used for the negotiation.

Tenant agrees to rent the Premises on the above terms and conditions.

46. INTERPRETER/TRANSLATOR: The terms of this Agreement have been interpreted for Tenant into the following language:. Landlord and Tenant acknowledge receipt of

the attached interpreter/translator agreement (C.A.R. Form ITA).

LandlordDate Date

1 a, Anycity, CA 90210

APPLICATION TO RENT/SCREENING FEE

I. APPLICATION TO RENTTHIS SECTION TO BE COMPLETED BY APPLICANT. A SEPARATE APPLICATION TO RENT IS REQUIRED FOR EACHOCCUPANT 18 YEARS OF AGE OR OVER, OR AN EMANCIPATED MINOR.

Application to rent property at ("Premises")

FULL NAME OF APPLICANT

Social security No.State ExpiresPhone number: Home Work

Pet(s) or service animals (number and type)Auto: Make License No.

RelationshipAddress Phone

Model Year State Color

Type

If yes, explain

(C.A.R. Form LRA, Revised 11/12)

OtherEmail

The copyright laws of the United States (Title 17 U.S. Code) forbid theunauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats. Applicant's Initials ( ) ( ) Copyright © 1991-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC.ALL RIGHTS RESERVED. Reviewed by LRA REVISED 11/12 (PAGE 1 OF 2)

Date

APPLICATION TO RENT/SCREENING FEE (LRA PAGE 1 OF 2)

to

Other vehicle(s):

Applicant is completing Application as a (check one) tenant, tenant with co-tenant(s) or guarantor/co-signor.Total number of applicants

Rent: $ per Proposed move-in date

No Yes

1..

2. PREMISES INFORMATION

3. PERSONAL INFORMATIONA.B. Date of Birth (For purpose of obtaining credit reports. Age discrimination is prohibited by law.)C. Driver’s license No.

D.E.F. Name(s) of all other proposed occupant(s) and relationship to applicant

G.H.

I. In case of emergency, person to notify

J. Does applicant or any proposed occupant plan to use liquid-filled furniture?K. Has applicant been a party to an unlawful detainer action or filed bankruptcy within the last seven years? No Yes

L. Has applicant or any proposed occupant ever been convicted of or pleaded no contest to a felony? No YesIf yes, explain

M. Has applicant or any proposed occupant ever been asked to move out of a residence? No YesIf yes, explain

4. RESIDENCE HISTORYCurrent addressCity/State/ZipFromName of Landlord/ManagerLandlord/Manager's phoneDo you own this property?Reason for leaving current address

No Yes

Previous addressCity/State/ZipFromName of Landlord/ManagerLandlord/Manager's phoneDid you own this property?Reason for leaving this address

to

No Yes

5. EMPLOYMENT AND INCOME HISTORYCurrent employerCurrent employer addressFromSupervisorSupervisor phoneEmployment gross income $Other income info

To

per

Previous employerPrev. employer addressFrom ToSupervisorSupervisor phoneEmployment gross income $ perOther income info

Applicant Signature Date

The undersigned has read the foregoing and acknowledges receipt of a copy.


II. SCREENING FEETHIS SECTION TO BE COMPLETED BY LANDLORD, MANAGER OR AGENT.Applicant has paid a nonrefundable screening fee of $ , applied as follows: (The screening feemay not exceed $30.00, adjusted annually from 1-1-98 commensurate with the increase in the Consumer Price Index. A CPI inflationcalculator is available on the Bureau of Labor Statistics website, www.bls.gov. The California Department of Consumer Affairscalculates the applicable screening fee amount to be $42.06 as of 2009.)$ for credit reports prepared by

$ for (other out-of-pocket expenses); and

$ for processing.

The undersigned has received the screening fee indicated above.

Landlord or Manager or Agent Signature Date

;

Name of creditor Account number Monthly payment

Account balanceName of bank/branch Account number Type of account

Balance due

Name AddressPhone Length of acquaintance Occupation

Phone Relationship

Applicant understands and agrees that: (i) this is an application to rent only and does not guarantee that applicant will be offered thePremises; (ii) Landlord or Manager or Agent may accept more than one application for the Premises and, using their sole discretion,will select the best qualified applicant, and (iii) Applicant will provide a copy of applicant’s driver’s license upon request.

Date Time

Address City State Zip

DRE Lic. #

6. CREDIT INFORMATION

7. PERSONAL REFERENCES

Name AddressPhone Length of acquaintance Occupation

8. NEAREST RELATIVE(S)Name Address

AddressNamePhone Relationship

Applicant represents the above information to be true and complete, and hereby authorizes Landlord or Manager or Agent to: (i) verifythe information provided; and (ii) obtain credit report on applicant.

If application is not fully completed, or received without the screening fee: (i) the application will not be processed, and (ii) theapplication and any screening fee will be returned.

Applicant

Return your completed application and any applicable fee not already paid to:

DateReviewed by LRA REVISED 11/12 (PAGE 2 OF 2)

APPLICATION TO RENT/SCREENING FEE (LRA PAGE 2 OF 2)



The copyright laws of the United State (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright © 1998-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

test

www.bls.gov

LEASE/RENTAL MOLD AND VENTILATION ADDENDUM(C.A.R. Form LRM, 4/05)

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any other means,including facsimile or computerized formats. Copyright © 2005-2006, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

The following terms and conditions are hereby incorporated in and made a part of the Residential Lease or Month-to-MonthRental Agreement,

is referred to as “Landlord” (the term “Landlord” includes Owner and agent).

1. Maintain the Premises free of dirt, debris and moisture that can harbor mold;

Tenant (Signature) Date


Reviewed by DateLRM 4/05 (PAGE 1 OF 1)LEASE/RENTAL MOLD AND VENTILATION ADDENDUM (LRM PAGE 1 OF 1)

other , dated ,(Unit/Apartment)

(City) (State) (Zip Code) (“Premises”), in whichis referred to as

is referred to as “Tenant” and

MOLD AND VENTILATION NOTIFICATION AND AGREEMENT: Except as may be noted at the time of Tenant’s move ininspection, Tenant agrees that the Premises is being delivered free of known damp or wet building materials (“mold”) ormildew contamination. (If checked, the Premises was previously treated for elevated levels of mold that were detected.)Tenant acknowledges and agrees that (i) mold can grow if the Premises is not properly maintained; (ii) moisture mayaccumulate inside the Premises if it is not regularly aired out, especially in coastal communities; (iii) if moisture is allowed toaccumulate, it can lead to the growth of mold; and (iv) mold may grow even in a small amount of moisture. Tenant furtheracknowledges and agrees that Tenant has a responsibility to maintain the Premises in order to inhibit mold growth and thatTenant’s agreement to do so is part of Tenant’s material consideration in Landlord’s agreement to rent the Premises toTenant. Accordingly, Tenant agrees to:

2. Clean any mildew or mold that appears with an appropriate cleaner designed to kill mold; 3. Clean and dry any visible moisture on windows, walls and other surfaces, including personal property as quickly as

possible;4. Use reasonable care to close all windows and other openings in the Premises to prevent water from entering the

Premises;5. Use exhaust fans, if any, in the bathroom(s) and kitchen while using those facilities and notify Landlord of any

inoperative exhaust fans;6. Immediately notify Landlord of any water intrusion, including but not limited to, roof or plumbing leaks, drips or

“sweating pipes”;7. Immediately notify Landlord of overflows from bathroom, kitchen or laundry facilities;8. Immediately notify Landlord of any significant mold growth on surfaces in the Premises;9. Allow Landlord, with appropriate notice, to enter the Premises to make inspections regarding mold and ventilation;

and10. Release, indemnify, hold harmless and forever discharge Landlord and Landlord’s employees, agents, successors

and assigns from any and all claims, liabilities or causes of action of any kind that Tenant, members of Tenant’shousehold or Tenant’s guests or invitees may have at any time against Landlord or Landlord’s agents resulting fromthe presence of mold due to Tenant’s failure to comply with this Lease/Rental Mold and Ventilation Addendum.

(Print Name)


Date

(Print Name)

Landlord (Signature)

(Print Name)

Buyer's Initials ( ) ( )Seller's Initials ( ) ( )



(Print Name)

on property located at (Street Address)City CA

METHAMPHETAMINE CONTAMINATION NOTICE(C.A.R. Form MCN, 1/06)

This Methamphetamine Contamination Notice relates to the Residential Purchase Agreement,

on property known as

is referred to as

is referred to as


Reviewed by DateMCN 1/06 (PAGE 1 OF 1)

METHAMPHETAMINE CONTAMINATION NOTICE (MCN PAGE 1 OF 1)

Owner of the Property hereby notifies Buyer/Tenant that Owner has received an Order from agovernmental health official identifying the Property as being contaminated by methamphetamineand a remediation lien has been recorded against the Property. The Order prohibits use oroccupancy of the Property until the Owner receives a notice from the health official that no furtheraction is needed.

Buyer/Tenant

Buyer/Tenant

Residential Lease or Month to Month Rental Agreement (“Agreement”)dated

in whichBuyer/ Tenant and

Seller/ Landlord.

1.

2. A copy of the Order is attached to this Methamphetamine Contamination Notice.

By signing below, the undersigned acknowledges that each has received, read and understands thisMethamphetamine Contamination Notice and the attached Order. If the undersigned is a Tenant, thisNotice and attached Order have been attached to the Lease or Rental Agreement and this Notice andattached Order have been reviewed prior to signing the Lease or Rental Agreement.

Seller/ Landlord

(“Property”)


1 st, City, CA 12345

MOVE IN / MOVE OUT INSPECTION(C.A.R. Form MIMO, Revised 11/07)

Property AddressInspection: Move InTenant(s)

(Date)(Date) Move OutUnit No.

When completing this form, check the Premises carefully and be specific in all items noted. Check the appropriate box:N - NEW S - SATISFACTORY/CLEAN O - OTHER D - DEPOSIT DEDUCTION

Front Yard/ExteriorLandscapingFences/GatesSprinklers/TimersWalks/DrivewayPorches/StairsMailboxLight FixturesBuilding Exterior

MOVE INN S O Comments

MOVE OUTS O D Comments

EntrySecurity/Screen DoorsDoors/Knobs/LocksFlooring/BaseboardsWalls/CeilingsLight Fixtures/FansSwitches/Outlets

Living RoomDoors/Knobs/LocksFlooring/BaseboardsWalls/CeilingsWindow CoveringsWindows/Locks/ScreensLight Fixtures/FansSwitches/OutletsFireplace Equipment

Dining RoomFlooring/BaseboardsWalls/CeilingsWindow CoveringsWindows/Locks/ScreensLight Fixtures/FansSwitches/Outlets

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorizedreproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 1982-2007,CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.MIMO REVISED 11/07 (PAGE 1 OF 5)

Tenant's Initials ( ) ( ) Tenant's Initials ( ) ( )

Reviewed by Date

MOVE IN / MOVE OUT INSPECTION (MIMO PAGE 1 OF 5)

Landlord's Initials ( ) ( ) Landlord's Initials ( ) ( )

C1




Other RoomDoors/Knobs/LocksFlooring/BaseboardsWalls/CeilingsWindow CoveringsWindows/Locks/ScreensLight Fixtures/FansSwitches/Outlets

Bedroom #Doors/Knobs/LocksFlooring/BaseboardsWalls/CeilingsWindow CoveringsWindows/Locks/ScreensLight Fixtures/FansSwitches/OutletsClosets/Doors/Tracks




Tenant's Initials ( ) ( ) Tenant's Initials ( ) ( )Landlord's Initials ( ) ( ) Landlord's Initials ( ) ( )

Copyright © 1982-2007, CALIFORNIA ASSOCIATION OF REALTORS®, INC. Reviewed by DateMIMO REVISED 11/07 (PAGE 2 OF 5)




Bath #Doors/Knobs/LocksFlooring/BaseboardsWalls/CeilingsWindow CoveringsWindows/Locks/ScreensLight FixturesSwitches/OutletsToiletTub/ShowerShower Door/Rail/CurtainSink/FaucetsPlumbing/DrainsExhaust FanTowel Rack(s)Toilet Paper HolderCabinets/Counters









KitchenFlooring/BaseboardsWalls/CeilingsWindow CoveringsWindows/Locks/ScreensLight FixturesSwitches/OutletsRange/Fan/HoodOven(s)/MicrowaveRefrigeratorDishwasherSink/DisposalFaucet(s)/PlumbingCabinetsCounters

Hall/StairsFlooring/BaseboardsWalls/CeilingsLight FixturesSwitches/OutletsClosets/CabinetsRailings/Banisters

LaundryFaucets/ValvesPlumbing/DrainsCabinets/Counters

SystemsFurnace/ThermostatAir ConditioningWater HeaterWater Softener

Other







Garage/ParkingGarage DoorOther Door(s)Driveway/FloorCabinets/CountersLight FixturesSwitches/Outlets

MIMO REVISED 11/07 (PAGE 5 OF 5)

Reviewed by Date


Electrical/Exposed WiringWindow(s)Other Storage/Shelving

Back/Side/YardPatio/Deck/BalconyPatio Cover(s)LandscapingSprinklers/TimersPool/Heater/EquipmentSpa/Cover/Equipment

Safety/SecuritySmoke/CO Detector(s)Security SystemSecurity Window Bars

Fences/Gates

Personal Property

Keys/Remotes/DevicesKeysRemotes/Devices

Attached Supplement(s)THIS SECTION TO BE COMPLETED AT MOVE IN: Receipt of a copy of this form is acknowledged by:TenantTenantNew Phone Service Established? Yes NoLandlord (Owner or Agent)Landlord

(Print Name)

THIS SECTION TO BE COMPLETED AT MOVE OUT: Receipt of a copy of this form is acknowledged by:TenantTenantTenant Forwarding Address

Landlord (Owner or Agent)Landlord

(Print Name)

DateDate

New Phone NumberDate

DateDate

Date

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY ORADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISED ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership mark which may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.


Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the CALIFORNIA ASSOCIATION OF REALTORS®525 South Virgil Avenue, Los Angeles, California 90020

NOTICE OF ENTRY(C.A.R. Form NOE, 11/11)

Other notice address if different from Premises above:

Notice to the above-named person(s) and any other occupants of the above-referenced Premises:DATE AND TIME OF ENTRY:1.YOU ARE HEREBY NOTIFIED that, pursuant to California Civil Code §1954, the Landlord will be entering thePremises (during normal business hours) on at ,which is at least 24 HOURS from delivery of this Notice or, if mailed, is at least 6 DAYS from the Date ofmailing this Notice.

2. PURPOSE OF ENTRY: The entry is for the following purpose(s):A. To make the following necessary or agreed repairs:

B. To supply the following necessary or agreed services:

C. To show the Premises to prospective or actual purchasers, mortgagees, tenants, workers or contractors.D. To install/test/repair/maintain smoke detectors. California Health and Safety Code §13113.7 provides that the

owner or the owner's agent may enter a dwelling for this purpose.To ensure that the water heater is properly braced, anchored, or strapped to resist falling in horizontaldisplacement. California Health and Safety Code §19211 provides that the owner or the owner's agent mayenter the dwelling for this purpose.To install/test/repair/maintain carbon monoxide devices. California Health and Safety Code §17926.1 providesthat the owner or the owner’s agent may enter a dwelling for this purpose.

Landlord Date(Owner or Agent)AddressTelephone Fax E-mail

City State Zip

3. DELIVERY OF NOTICE/PROOF OF SERVICE:This Notice was served by , on (date)in the following manner: (if mailed, a copy was mailed at (Location))A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the

Tenant's residence or usual place of business and a copy was mailed to the Tenant at the Premises.C. Copy left at Premises. A copy of the Notice was left on, near or under the usual entry door of the Premises.D. Mail. This Notice was mailed to Tenant at the Premises.


(Print Name)(Keep a copy for your records.)

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 2003-2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITYOR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

E.

Published and Distributed by:REAL ESTATE BUSINESS SERVICES, INC.a subsidiary of the California Association of REALTORS®525 South Virgil Avenue, Los Angeles, California 90020 Reviewed by Date

NOE 11/11 (PAGE 1 OF 1)NOTICE OF ENTRY (NOE PAGE 1 OF 1)

.

.

.

To: (“Tenant”)and any other occupant(s) in possession of the premises located at:

(Street Address) (Unit/Apartment #)(City) (State) (Zip Code) (“Premises”).CA

NOTICE OF OBLIGATION TO PAY RENTAL ORLEASE PAYMENTS IN CASH, MONEY ORDER,

CASHIER'S CHECK(C.A.R. Form NPC, Revised 4/11)

To: ("Tenant")and any other occupant(s) in possession of the premises located at:(Street Address) (Unit/Apartment #)(City) (State) (Zip Code) ("Premises").

1. THE TERMS OF YOUR TENANCY IN THE PREMISES ARE CHANGED AS FOLLOWS:Rent for the one two three months beginning on shall be paid bycashier's check (or if checked, money order, cash).

2. The reason for the cash, money order, or cashier's check payment requirement is that yourprevious rent payment was dishonored because of either insufficient funds or because of a stoppayment order.

3. A copy of the dishonored check is attached to this Notice.4. If the lease or rental agreement does not require Tenant to pay in cash, money order, or check in

the event of a dishonored check, then the first rental period for which a cash, money order, orcashier’s check payment is required shall be for that rental period beginning at least 30 days afterthe date of this Notice.

5. All other terms and conditions of your tenancy shall remain unchanged.

Landlord (Owner or Agent)

Address

Telephone

City State Zip

Fax E-mail

Date

6. DELIVERY OF NOTICE/PROOF OF SERVICE:This Notice was served by , on (Date)in the following manner: (if mailed, a copy was mailed at (Location))A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at

the Tenant's residence or usual place of business and a copy was mailed to the Tenant at thePremises.

C. Post and mail. A copy of the Notice was affixed to a conspicuous place on the Premises and acopy was mailed to the Tenant at the Premises.

D. Mail. This Notice was mailed to Tenant at the Premises.


(Print Name)

(Keep a copy for your records.)The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 2011, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITYOR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.


NPC REVISED 4/11 (PAGE 1 OF 1)NOTICE OF OBLIGATION TO PAY RENTAL OR LEASE PAYMENTS IN CASH, MONEY ORDER, CASHIER'S CHECK (NPC PAGE 1 OF 1)

CA

NOTICE OF RIGHT TO INSPECTIONPRIOR TO TERMINATION OF TENANCY

(C.A.R. Form NRI, Revised 11/12)

To: ("Tenant")and any other occupant(s) in possession of the premises located at: (Street Address)

(City)(Unit/Apartment #)

(State) (Zip Code) ("Premises").PURPOSE OF NOTICE: Pursuant to California law, the landlord must give the tenant written notice of the tenant’s right to request aninitial inspection of the rental and to be present during the inspection. The landlord must give this notice to the tenant a “reasonabletime” after either the landlord or the tenant has given the other written notice of intent to terminate (end) the tenancy. If the tenant hasa lease, the landlord must give the tenant this notice a “reasonable time” before the lease ends. If the tenant does not request an initialinspection, the landlord does not have any other duties with respect to the initial inspection. When the tenant requests an initialinspection, the landlord and the tenant must try to agree on a mutually convenient date and time for the inspection. The inspectioncannot be scheduled earlier than two weeks before the end of the tenancy or lease term. In any event, the inspection should bescheduled to allow the tenant ample time to perform repairs or do cleaning identified during the initial inspection. The landlord mustgive the tenant at least 48 hours’ advance written notice of the date and time of the inspection whether or not the parties have agreedto a date and time for the inspection. The landlord is not required to give the 48-hour notice to the tenant if: (i) the parties have notagreed on a date and time, and the tenant no longer wants the inspection; or (ii) the landlord and tenant have agreed in writing towaive (give up) the 48-hour notice requirement.

Pursuant to California Civil Code § 1950.5, you have the right to request that the landlord or landlord’s agent (“Landlord”) make aninspection of the Premises prior to the termination of your tenancy for the purpose of giving you an opportunity to remedydeficiencies (consistent with your lease or rental agreement), in order to avoid certain deductions from your security deposit.

1.

2. You have the right to be present at this inspection. If you are not present, the Landlord may proceed with the inspection without you.3. This inspection can be conducted no earlier than two weeks prior to the termination of your tenancy. Your lease or rental

agreement is scheduled to terminate on .

4. The inspection must be conducted during normal business hours unless both you and the Landlord agree to a different date andtime. The Landlord prefers to conduct the inspection on at ( AM/ PM).

5. You are not required to have your Premises inspected prior to termination of your tenancy.

6. If you want an inspection prior to termination of your tenancy you must check the box in paragraph 8 below and returnthis Notice to Landlord at the indicated address within 7 days after receiving the Notice. If you do not return this Noticewithin 7 days, then Landlord will presume you do not want an inspection prior to termination of your tenancy. Even if you returnthis Notice within 7 days, if you have not completed it by checking paragraph 8, then Landlord will presume you do not want aninspection prior to termination of your tenancy.

Landlord (Owner or Agent) DateAddress City State ZipTelephone Fax E-mail

8. I WANT an inspection of the Premises prior to the termination of my tenancy.(a) If a date and time is specified in paragraph 4, please schedule the inspection for that date and time.(b) Please contact me at to schedule an inspection either because no date andOR

9. I DO NOT WANT an inspection of the Premises prior to the termination of my tenancy and I release and hold harmlessLandlord, Brokers and agents from any and all liability in connection with this decision.

Tenant Date(Print name)

Tenant Date(Print name)

My forwarding address and phone number is specified below:Address City State Zip

Telephone Fax E-mailThe copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 2002-2012, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.

This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.


NRI REVISED 11/12 (PAGE 1 OF 1)Reviewed by Date

NOTICE OF RIGHT TO INSPECTION PRIOR TO TERMINATION OF TENANCY (NRI PAGE 1 OF 1)

THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITYOR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.

7. State law permits former tenants to reclaim abandoned personal property left at the former address of the tenant, subject tocertain conditions. You may or may not be able to reclaim property without incurring additional costs, depending on the cost ofstoring the property and the length of time before it is reclaimed. In general, these costs will be lower the sooner you contact yourformer landlord after being notified that property belonging to you was left behind after you moved out.

time is specified in paragraph 4 or because I request a different date and time from that specified.

City CA 12345


NOTICE OF SALE AND ENTRY

Notice to the above-named person(s) and any other occupants of the above-referenced Premises:

(C.A.R. Form NSE, Revised 11/11)

1.

.

YOU ARE HEREBY NOTIFIED that the Landlord is selling the Premises. Pursuant to California Civil Code §1954, for the next 120 Days, the Landlord (or the Landlord’s agent(s)) may now enter the Premises duringnormal business hours (generally 8 AM to 5 PM, Monday through Friday) with 24 HOURS ORAL NOTICE toshow the Premises to prospective or actual purchasers.


Date

Address City State Zip

Telephone Fax E-mail


Reviewed by Date

NSE REVISED 11/11 (PAGE 1 OF 1)

NOTICE OF SALE AND ENTRY (NSE PAGE 1 OF 1)

2. DELIVERY OF NOTICE/PROOF OF SERVICE:


This Notice was served by , on (Date)in the following manner: (if mailed, a copy was mailed at (Location))

A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the Tenant’s

residence or usual place of business and a copy was mailed to the Tenant at the Premises.C. Copy left at Premises. A copy of the Notice was left on, near or under the usual entry door of the Premises.

(Signature of person serving Notice)

(Print Name)


D. Mail. This Notice was mailed to Tenant at the Premises.

(Date)


(Street Address) (Unit/Apartment #)(Zip Code)(City) (State) (“Premises”).

1

CA

NOTICE OF TERMINATION OF TENANCY

To:and any other occupant(s) in possession of the premises located at: (Street Address)

NOTICE OF TERMINATION OF TENANCY (NTT PAGE 1 OF 2)

(Unit/Apartment #)(City) (State) (Zip Code) ("Premises").

The tenancy, if any, in the Premises is terminated 60 days from service of this Notice, or on(whichever is later).

(C.A.R. Form NTT, Revised 11/12)

Reviewed by DateNTT REVISED 11/12 (PAGE 1 OF 2)

("Tenant")

CHECK THE BOX THAT APPLIES. CHECK ONE BOX ONLY.

1.

OR 2. You have, or another tenant or resident has, resided in the Premises for less than one year. Yourtenancy, if any, in the Premises is terminated 30 days from service of this Notice, or on

(whichever is later).

OR 3. All of the following apply. Your tenancy, if any, in the Premises is terminated 30 days from service of thisNotice, or on (whichever is later).

A. Landlord has entered into a contract to sell the Premises to a natural person(s);

AND B. Purchaser intends to reside in the Premises for at least one year following the termination of thetenancy in the Premises;

AND C. Landlord has established an escrow with an escrow company licensed by the Department ofCorporations, Department of Insurance or a licensed Real Estate Broker;

AND D. Escrow was opened 120 or fewer days prior to the delivery of this Notice;

AND E. Title to the Premises is separately alienable from any other dwelling unit (i.e., it is a single-family unit orcondominium);

AND F. Tenant has not previously been given a notice of termination of tenancy.

If you fail to give up possession by the specified date, a legal action will be filed seeking possession and damages thatcould result in a judgment being awarded against you.

OR 4. Tenant is a beneficiary of, and the tenancy is subject to, a government agency rental housingassistant program. The tenancy, if any, in the premises is terminated 90 days from service of this notice

or on (whichever is later).

The copyright laws of the United States (Title 17 U.S. Code) forbid theunauthorized reproduction of this form, or any portion thereof, by photocopymachine or any other means, including facsimile or computerized formats.Copyright © 1991-2010, CALIFORNIA ASSOCIATION OF REALTORS®,INC. ALL RIGHTS RESERVED.

Buyer's Initials ( ) ( ) ( ) ( )Seller's Initials

CA 1

NOTICE OF TERMINATION OF TENANCY (NTT PAGE 2 OF 2)

Landlord (Owner or Agent) Date




NTT REVISED 11/12 (PAGE 2 OF 2)

Address CityTelephone Fax E-mail

State Zip


Note to Landlord: If the property is subject to rent control, local law may require a minimum notice period that exceeds thetime specified above.

State law permits former tenants to reclaim abandoned personal property left at the former address of the tenant, subject tocertain conditions. You may or may not be able to reclaim property without incurring additional costs, depending on the costof storing the property and the length of time before it is reclaimed. In general, these costs will be lower the sooner youcontact your former landlord after being notified that property belonging to you was left behind after you moved out.

DELIVERY OF NOTICE/PROOF OF SERVICE:This Notice was served by (date), onIn the following manner: (if mailed, a copy was mailed at (Location))A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the Tenant’s


mailed to the Tenant at the Premises.D. Certified/Registered mail. A copy of the Notice was mailed to the Tenant at the Premises by Certified or

Registered mail.

(Date)(Signature of person serving Notice)

(Print Name)

CA

test


NOTICE TO


(C.A.R. Form PCQ, Revised 11/11)

WITHIN 3 (OR (BUT NOT LESS THAN 3)) DAYS from service of this Notice you are required to either:1. Perform the following covenant or cure the following breach of your rental agreement:


Date



Reviewed by Date

PCQ REVISED 11/11 (PAGE 1 OF 1)

NOTICE TO PERFORM COVENANT (CURE) OR QUIT (PCQ PAGE 1 OF 1)

OR 2. Vacate the Premises and surrender possession.If you do not perform, cure the breach, or give up possession by the required time, a legal action will be filedseeking not only damages and possession, but also a statutory damage penalty of up to $600.00 (California Codeof Civil Procedure § 1174). NOTICE: Pursuant to California Civil Code, § 1785.26, you are hereby notified that anegative credit report reflecting on your credit record may be submitted in the future to a credit reporting agency ifyou fail to fulfill the terms of your rental/credit obligations. Landlord declares a forfeiture of the lease if: (i) you donot perform as specified in paragraph 1; or (ii) the breach of your rental agreement is not cured and you continueto occupy the Premises.

PERFORM COVENANT (CURE) OR QUIT


3. DELIVERY OF NOTICE/PROOF OF SERVICE:This Notice was served by , on (date)In the following manner: (if mailed, a copy was mailed at (Location))

A. Personal service. A copy of the Notice was personally delivered to the above named Tenant.B. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the Tenant's


mailed to the Tenant at the Premises.

(Signature of person serving Notice)

(Print Name)(Keep a copy for your records.)

(Date)


(Street Address) (Unit/Apartment #)(Zip Code)(City) (State) (“Premises”).City CA

PROPERTY MANAGEMENT ADDENDUM(C.A.R. Form PMAD, 11/09)

The following terms and conditions are hereby incorporated in and made a part of the Property Management Agreement

other taxable income collected for Owner by Broker) to the California Franchise Tax Board as and for withholding taxes, when theOwner is subject to the Non-Resident Withholding Requirement under the California Revenue and Taxation Code.

The copyright laws of the United States (Title 17 U.S. Code) forbid the unauthorized reproduction of this form, or any portion thereof, by photocopy machine or any othermeans, including facsimile or computerized formats. Copyright © 1986-2001, CALIFORNIA ASSOCIATION OF REALTORS®, INC. ALL RIGHTS RESERVED.THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS® (C.A.R.). NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITYOR ADEQUACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATETRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL.This form is available for use by the entire real estate industry. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership markwhich may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

Reviewed by Date

PMAD 11/09 (PAGE 1 OF 1)PROPERTY MANAGEMENT ADDENDUM (PMAD PAGE 1 OF 1)


No.

dated , on property known as ,in which is referred to as (“Owner”)and is referred to as (“Broker”).

1. The Owner authorizes Broker to remit trust funds of the Owner (which funds may consist in whole or part of rent or rents and

2.

The foregoing terms and conditions are hereby agreed to, and the undersigned acknowledge receipt of a copy of this PropertyManagement Addendum.

Date

Owner

Owner

Date

Broker

Broker


NOTICE TO PAY RENT OR QUIT



(C.A.R. Form PRQ, Revised 11/11)

WITHIN 3 (OR (BUT NOT LESS THAN 3)) DAYS from service of this Notice you are required to either:

.

(Name) (Phone)

(Address)between the hours of on the following days:

OR Vacate the Premises and surrender possession.If you do not pay the past due amount or give up possession by the required time, a legal action will be filed seeking notonly damages and possession, but also a statutory damage penalty of up to $600.00 (California Code of Civil Procedure §1174). Landlord declares a forfeiture of the lease if past due rent is not paid and you continue to occupy the Premises. Asrequired by law, you are hereby notified that a negative credit report reflecting on your credit record may be submitted to acredit reporting agency if you fail to pay your rent.


Date


This Notice was served by:

1. Personal service. A copy of the Notice was personally delivered to the above named Tenant.

2. Substituted service. A copy of the Notice was left with a person of suitable age and discretion at the Tenant'sresidence or usual place of business and a copy was mailed to the Tenant at Tenant's residence.

3. Post and mail. A copy of the Notice was affixed to a conspicuous place on the Premises and a copy was mailed tothe Tenant at the Premises.


Reviewed by Date

PRQ REVISED 11/11 (PAGE 1 OF 1)

NOTICE TO PAY RENT OR QUIT (PRQ PAGE 1 OF 1)

.


2.

at

1. Pay rent for the Premises in the following amount, which is past due, to

Past Due Rent: $ for the period to$ for the period to$ for the period to$ .Total Due:


(Street Address) (Unit/Apartment #)(Zip Code)(City) (State) (“Premises”).

1 st

CA

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Transcript of COMMISSION AGREEMENT (C.A.R. Form CA, Revised...