Rockford Apartments - Rockford Rental Homes

LATE RENT PENALTY AND RETURNED CHECKS: All rents are due and payable on the 1st day of the month. All rents must be mailed to POBOX 15340LOVES PARK, IL61132-5340 payable to Briargate Management LLC all payments are to be in the form of a cashier check or money order only. No cash orpersonal checks accepted. Absolutely no rental payments will be taken at the office model. A late charge of $50 must be included with any payment mailed after the 1st. Late charges of $50 must be enclosed if rent is 5 days past due.

NO PETS ALLOWED. (see lease)

NO WATER BEDS ALLOWED: Waterbeds will be allowed on the first floor only with proof of renter insurance.

INSURANCE: We assume no liability for your belongings or inconveniences due to fire or other catastrophe. If you want to be insured we suggest renters insurance. We will not be responsible for the actions or for any damages, injury or harm caused by such actions of third parties (such as other resident's guests, intruders or trespassers) who are not in management's control. Owner shall not be liable for any damage to the property being rented by the tenant no matter how caused.

DRAINS: If you have a plugged up drain or jammed garbage disposal because of a foreign object after occupancy of at least 30 days, there will be a minimum charge of $15 to you. Briargate Management is not responsible for the repair of clogged toilets and drains. If you have a problem before 30 days, please report it to the office.

MAINTENANCE AND REPAIRS: All maintenance problems must be reported to our office 397-7373 so that they may be taken care of before it becomes more serious. Our after hours emergency number is 978-8671 (nights & weekends only). This number should be used for emergencies only (water pipe breakage, fire, etc.), so please do not use this number for common maintenance problems, these matters should be called in during normal business hours M-F 8-4:30pm. Tenant is responsible for changing all light bulbs in unit. Tenant is responsible for changing furnace filters, if furnace shut down due to a clogged filter tenant will be charged the service fee.

PARKING LOT: No unlicensed or inoperable cars or trucks will be allowed in the parking lots; they will be towed away after seven days at the owner’s expense. No maintenance or repairs are to be made in the parking lots or the garages. Parking is provided for tenant’s cars and trucks only. All non-residents shall park on the street. No exceptions. No more than two vehicles per apartment. Absolutely no boats, motor homes or recreational vehicles allowed.

STORAGE: We recommend tenants use pallets when storing personal items in either the garages or storage rooms. Management is not responsible for any items that are stored in these areas.

LOCKOUTS: We are not responsible for lockouts. Lockouts will be charged to compensate us for our time and expense at the following rates: Weekdays during office hours: $20.00 Nights and weekends before 11:00 p.m.: $30.00 Anything after 11:00: $50.00. We recommend that you leave an extra key with a trusted friend or relative.

ACCESS: Owner, agent or any other authorized person shall have the right of free access to inspect, repair or show the apartment.

PHONE NUMBERS: Tenants shall furnish phone numbers to our office as soon as they are installed. Owner will not be responsible for inside wires for your phone. We recommend you take the inside wire maintenance plan with your local phone company.

NOISE: Resident promises not to conduct himself /herself in a loud, boisterous, unruly or thoughtlessness manner so as to disturb the rights of other resident's peace and quiet, or to allow his guests to do so.

KEYS: Please do not re-key doorknob locks since we must be able to get in, to do necessary maintenance. Do not install any other locks on any doors.

BALCONIES AND INTERIORS: Please help us to keep your home looking attractive by not hanging clothes over balconies to dry or putting tires, bikes, satellite dishes, or garbage on your balcony. Please do not use adhesive type hangers, mirror tiles, or wallpaper since these things cause costly damage to the walls when removed. This is your home, when you move in, the windows and door jams are in good repair, you are responsible to keep them that way or replace them when damaged. All charcoal grills of any kind are prohibited. Gas grills allowed only with an addendum to the lease signed by both the tenant(s) and Management.

SMOKING: Cigarette smoke can cause costly damage to the interior, i.e., wall and ceiling discoloration, carpet odors, and burn damage. Residents are responsible for any costs such as painting, carpet cleaning or burn repair, that may be incurred from cigarette smoke damage.

CANDLE BURNING: Candle burning may cause discoloration of the walls. Repainting costs will be the responsibility of the tenant.

OCCUPANCY: Occupancy for each two bedroom apartment should not consist of more than two adults and two children.

SATELLITE DISHES: No satellite dishes will be allowed on the balconies or exterior of the property without prior consent and written authorization from management. Tenants will be required to sign an addendum accepting responsibility for any damages caused from the installation, use or removal of satellite equipment.

DEDUCTIONS AND /OR CHARGES TO TENANT FROM SECURITY DEPOSIT: Tenant will be charged for and the landlord is authorized to make deductions for the following items. Deductions are made from the security deposit only for just cause and are made on a time and material basis. Such charges include any replacement for damaged items. Tenants are required to return possession of the apartment in as clean and as good condition as when the apartment was first received by tenant and tenant shall return all keys to Management. Labor charges include installation or necessary cleaning or repairs.

1. Failure to give proper 30 day notice equals loss of your security deposit.

2. Failure to return all keys on last day $ 25.00

3. Deduction for removal of debris- minimum $ 30.00

4. Deduction for a general clean of apartment if not clean enough to re-rent - minimum $ 80.00

5. Deduction for cleaning dirty or stained carpet - minimum $ 65.00

6. Deduction for deodorizing carpet (smoke or pet) - minimum $ 30.00

7. Deduction for patching hole in wall (incls. nail holes) minimum $ 10.00

8 Deduction for missing or broken window / screen- minimum each $ 20.00

9 Deduction for missing smoke detector battery $ 2.00

10. Deduction for missing/unusable broiler pan $ 20.00

11. Service fee for taking name out of utility before end of month plus utility bill $ 30.00

12. Deduction for missing/unusable ice cube trays $ 2.00

13. Deduction for damaged mini-blind $ 50.00

14. Deduction for damaged vertical blind $ 75.00

15. Deduction for burns- minimum $ 50.00

16. Deduction for painting- per room $ TBA

17. Deduction for damage (rips, tears, stains, or burns) to carpet or vinyl min. each $ 75.00

18. Deduction for replacing kitchen counter top- island section $150.00

19. Deduction for replacing kitchen counter top- sink section $275.00

20. Deduction for replacing bathroom vanity top $275.00

21. Deduction for damaged ceiling fan $100.00

22. Deduction for replacing CO detector instruction booklet $ 10.00

ANY VIOLATION OF THESE RULES AUTOMATICALLY VOIDS THE RIGHT OF RESIDENCY, VIOLATOR IS SUBJECT TO A 10 DAY EVICTION

If minimum lease term is in effect, liability exists for the balance of the term.

Ordinance requires all tenants to obtain and provide a fire extinguisher, for their leased premises. The fire extinguisher must have a rating of at least 1A10BC.

BRIARGATE MANAGEMENT

____________________________________________Agent

____________________________________________Tenant

____________________________________________Co-tenant

THIRTY DAY MOVING NOTICE: Thirty days notice of your intent to move must be given from the first of one month for the first of the next month. This notice must be in writing. If you fail to do so, you will be charged a fee equal to your security deposit. Such fee does not relieve you of your rent obligation under the lease. This does not give the tenant the right to terminate the lease before the end of the specific period stated in the lease. The inspection of the house is made only after the unit is vacant and such inspection determines whether the security deposit is to be refunded and if so, how much. Keys must be turned into the office or left in the house on the last day of the month. Holdovers will be charged at 3 times daily rental. Tenant is also responsible for utilities until the end of the month.

LATE RENT PENALTY AND RETURNED CHECKS: All rents are due and payable on the 1st day of the month. All payments must be by mail only to PO Box 15340, Loves Park, IL61132-5340 in the form of Cashiers check, certified check or money order only. No rent or repairs will be accepted at the model. A late charge of $50 must be included with any payment mailed after the 1st.

All funds must be paid by cashier’s check, certified check or money order only.

NO EXCEPTIONS!! Late charges of $50 must be included if due. Late fees are not accumulative. Lease will not be renewed with late fees unpaid.

SECURITY DEPOSIT: This is held for any damage that may have occurred during occupancy that deductions are made from. This is not last month rent! Tenant’s that attempt to use this will be evicted. Any fees or damages not paid will be deducted upon vacating. Breaking leases early any damages must be paid separately and will forfeit security deposit and pay following months rent.

NO PETS ALLOWED, (only with approval of management & pet deposit paid). Dog or cat allowed only under 20 pounds with management approval, deposit paid, picture & pet addendum signed. Onlyone pet per unit under these conditions. No large reptiles allowed. No dog or cat sitting allowed.

NO WATERBEDS ALLOWED.

HEAT: NEVER SHUT THE HEAT TOTALLY OFF IN THE WINTER. Keep at 58 degrees. Tenants that shut heat off and pipes freeze causing damage of any kind are responsible for all expenses incurred.

UTILITIES: Service fee of $25.00 added each month to utility bills that owner has had to pay for tenant that were not switched into tenant’s name upon occupancy.

INSURANCE: We assume no liability for your belongings or inconveniences due to fire or other catastrophe. If you want to be insured we suggest tenant insurance. We will not be responsible for the actions or for any damages, injury or harm caused by such actions of third parties (such as other resident's guests, intruders or trespassers) who are not in management's control. Owner shall not be liable for any damage to the property being rented by the tenant no matter how caused.

DRAINS: Plugged up drains or toilets after occupancy of at least 30 days, is the responsibility of the tenant. If you have a problem before 30 days, please report it to the office.

MAINTENANCE AND REPAIRS: All maintenance problems must be reported to our office 815-397-7373, so that they may be taken care of before it becomes more serious. Emergencies only: If your heat goes out or you have a major plumbing problem during a weekend or evening after 4:30-5:00,

call 815-978-8670. He will determine what action is to be taken. Furnace filter replacement is the tenant's responsibility. Any repairs incurred from plugged filters will be the tenant's responsibility. Service problems will not be accepted at the model. Tenants are responsible for checking and maintaining the CO detector in the unit.

DRIVEWAYS: No unlicensed or inoperable cars or trucks will be allowed in the driveways, they will be towed away after seven days at the owner's expense. No maintenance or repairs are to be made in the driveways or the garages. Parking is provided for tenants only. No more than two vehicles per unit. Absolutely no boats, motor homes or recreational vehicles allowed.

STORAGE: We recommend tenants use pallets when storing personal items in the garage. Management is not responsible for any items stored in these areas.

LOCKOUTS: We are not responsible for lockouts. Lockouts will be charged to compensate us for our time and expenses at the following rates: Weekdays during office hours: $20.00, Nights and weekends: $40.00 before 11:00 p.m., anything after 11:00 $50.00. We recommend that you leave an extra set of keys with a trusted friend or relative.

ACCESS: Owner, agent or any other authorized person shall have the right of free access to inspect, repair or show the house.

NOISE: Resident promises not to conduct himself/herself in a loud, boisterous, unruly or thoughtlessness manner so as to disturb the rights of other resident's peace and quiet, or to allow his guests to do so.

KEYS: Please do not rekey doorknob locks since we must be able to get in to do necessary maintenance. DO NOT install any other locks on any doors. Additional locks are not allowed.

DECKS, BALCONIES AND INTERIORS: Please help us to keep your home looking attractive by not hanging clothes over decks and balconies to dry or putting tires, bikes, satellite dishes, children pools or garbage on your deck. Please do not use adhesive type hangers, mirror tiles, or wallpaper since these things cause costly damage to the walls when removed. Excessive & large nail holes in walls will be charged. This is your home, when you move in, the windows and door jams are in good repair, you are responsible to keep them that way or replace them when damaged. ALL CHARCOAL GRILLS OF ANY KIND ARE PROHIBITED. Gas grills allowed only.

OCCUPANCY: Landlord shall enter all houses for inspection with notice after 30 day occupancy and periodically thereafter.

SMOKING: Cigarette smoke, incense burning, cooking grease, can cause costly damage to the interior, i.e., wall and ceiling discoloration, carpet odors, and burn damage. Residents are responsible for any costs such as painting, carpet cleaning or burn repair, that may be incurred from any kind of heavy smoke.

SATELLITE DISHES: No satellite dishes will be allowed on the grounds, deck, balcony or exterior of the property.

OUTSIDE MAINTENANCE: Our goal is to make this a well-maintained community that all residents are proud to call their home. In order to accomplish this goal we feel it is necessary to keep the outside grounds free from all personal belongings. All patio furniture and gas grills must be kept on your own decks. The grounds of this home must be kept clean of all trash, bikes or any other recreational items. No swimming pools or swing sets of any size will be allowed in the yards or on the decks. No items are allowed to be left in the yard. Mowing, plowing & shoveling will be the responsibility of the landlord. All outside spigots will be sealed off and landlord will not do watering of lawn after initial planting.

INSIDE MAINTENANCE: Heat should never be turned off in the winter months. Tenant will be responsible for any damage caused from pipes breaking. No painting, wall paper,etc is allowed in the unit.

GARBAGE PICK-UP: Each unit will be issued a 96-gallon tote and a recycle tub. RockValley Disposalwill only pick up what is put in the tote and recycle tub. No other trash will be disposed of unless the tenant has made arrangements with Rock River Disposal. Any expense for additional pickup of items will be the tenant’s responsibility. Lost totes and tubs will be charged to the tenant. All garbage bins must be kept in the garages after pick-up and not left outside or at the street. Bins that are left after a reasonable amount of time will be removed and taken to the model. Tenants will have to pick up bin there.

GARAGES: We are not responsible for stolen or damaged items. No maintenance or repairs are to be made in the garages and driveways. Oil changing is not allowed. Garage doors are to be left closed at all times. Tenant is held responsible for any lost or broken garage remotes.

MOVE OUT CONDITION: House should be vacated in clean move in condition for next tenant. Carpets should be shampooed and left clean. Deductions will be made from security deposit if additional maintenance is required. Arrange ahead, a vacating date and time with the office.

WATER SOFTENER: Softeners may be installed but must be removed upon vacating or will be charged. Tenant is charged any damage due to installation and removal.

1. Failure to give proper 30-day notice: Before expiration of lease one months rent plus deposit.

2. Failure to return all keys on last day $25.00

3. Deduction for cleaning stove. $50.00

4. Deduction for cleaning tub, sink, toilet & bathroom floor. $40.00

5. Deduction for removal of debris - to be determined $TBA

6. Deduction for cleaning dirty carpet - per room $60.00

7. Deduction for cleaning cabinets $30.00

8. Deduction for cleaning vinyl floor - per room $20.00

9. Deduction for patching hole in wall (incl. nail holes) min. $50.00

10. Deduction for missing or broken window/screen - min each $40.00

11. Deduction for missing smoke detector battery. $ 5.00

12. Deduction for missing/unusable broiler pan. $40.00

13. Service fee for taking name out of utilities before end of the $25.00

month - plus utility bill.

14. Deduction for damaged mini-blind. $50.00

15. Deduction for damaged vertical blind. $75.00

16. Deduction for burns - minimum $100.00

17. Deduction for painting - per room $TBA

18. Deduction for cleaning mini blinds - each $20.00

19. Deduction for cleaning vertical blinds $30.00

20. Deduction for damage (rips, tears, stains, or burns) to carpet

or vinyl floor - minimum each occurrence $100.00

21. Deduction for replacing kitchen counter top - island section $250.00

22. Deduction for replacing kitchen counter top - sink section $350.00

23. Deduction for replacing bathroom vanity top $250.00

24. Deduction for removal of water softener or filtration system $200.00

25. Deduction for all house windows cleaned inside $30.00

26. Deduction for replacement of missing smoke & fire alarm $75.00

27. Deduction for replacement of garage remote $50.00

28. Deduction for cleaning of refrigerator $50.00

29. Deduction for cleaning of washer, dryer & microwave $30.00

30. Deduction for replacing front door lock $75.00

31. Deduction for replacing garbage/recycle bin $90.00

32. Deduction for replacing CO detector instruction book $10.00

ANY VIOLATION OF THESE RULES AUTOMATICALLY VOIDS THE RIGHT OF RESIDENCY.

If minimum lease term is in effect, liability exists for the balance of the term.

____________________________________Tenant __________________________________Agent

____________________________________Co-tenant