Subject: Requested lease revisions before signing
Hello Summit Ridge Properties,
Thank you for sending the lease for 418 Maple Court, Unit 3B. I reviewed it carefully and would like to request a few revisions and clarifications before signing.
The main items I need addressed are:
1. Fixed rent during the initial term
The lease currently says rent can be increased at any time during the initial term on 10 days' notice. I need the monthly base rent to remain fixed at $2,200 through May 31, 2027, with no unilateral increases or pass-through charges unless we both sign a written amendment.
2. Late fees
The current late-fee structure is too severe, especially with no grace period and a daily $25 charge. I am requesting a 5-day grace period and a single reasonable late fee, with no daily accrual.
3. Security deposit and non-refundable fees
The lease requires a 3-month security deposit plus a $500 non-refundable cleaning fee and a $300 non-refundable administrative fee. I am requesting a reduced deposit, removal of the administrative fee, and that any cleaning charge be based only on actual move-out condition beyond ordinary wear and tear.
4. Deposit deductions and return
I need the lease revised so the security deposit can only be used for specific lawful items, with a written itemized statement of deductions and return of any remaining balance within the applicable legal deadline.
5. Automatic renewal / notice deadline
The 90-day non-renewal deadline and automatic 12-month renewal are too restrictive. I am requesting either no automatic renewal or a month-to-month conversion after the initial term unless both sides sign a renewal. If notice is required, I would ask that it be limited to 30 days.
6. Early termination
The current clause makes the tenant immediately liable for all remaining rent, forfeits the entire deposit, and says there is no duty to re-rent. I need a fairer early-termination provision, ideally with a reasonable lease-break fee and a requirement that the unit be re-rented and any replacement rent credited.
7. Repairs / habitability
The lease currently makes the tenant responsible for all repairs, including HVAC, plumbing, electrical, and structural repairs, and also says habitability rights are waived. I need this revised so the landlord remains responsible for structural items, building systems, and habitability-related repairs, except for damage caused by the tenant.
8. Entry notice
The lease allows entry at any time without notice. I am requesting advance notice for non-emergency entry and that entry be limited to reasonable times.
9. Default remedies
I cannot agree to any clause allowing lockouts, utility shutoffs, property removal, or re-entry without notice or legal process. That language needs to be deleted.
10. Dispute and liability clauses
I am requesting removal of the confession-of-judgment language, the one-way attorneys' fee clause, and the provision requiring the tenant to pay the landlord's fees whether or not the landlord prevails. I also need the liability section revised so it does not release or indemnify the landlord for the landlord's own negligence.
11. Utilities
Please provide more detail on the RUBS utility formula, including the square footage used for this unit, how occupancy is calculated, and how the 15% administrative fee is determined.
12. Lead-based paint disclosure
Because the building was constructed in 1962, please provide the lead-based paint disclosure package and any related forms/addenda before signing.
If you are open to these revisions, please send a revised draft and any related addenda. I am happy to move quickly once the lease language is updated.
Thank you,
Tenant
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