Valley Heights
Lease Agreement

This Lease is made on  date  between  owner legal name  (“Landlord”), managed by JB Collections LLC, and the individuals signing below (“Tenant,” whether one or more).

Landlord leases to Tenant Unit  A / B / C  at 1115 S Montezuma Avenue, Phoenix, Arizona 85003, together with the private garage and the balcony or patio serving that unit, and shared use of the drive, guest parking and patios. The premises are for residential use only.

The person authorized to manage the premises is Raquel, property manager, at 480-849-9300 and Jbcollectionsllcsupport@gmail.com. The owner or owner’s agent authorized to receive notices and service of process is  name  at  street address .

The Lease begins on  start date  and, unless renewed or ended as this Lease provides, runs as marked below:

Fixed term ending at 11:59 p.m. on  end date  — a term of  days / months .
Month-to-month, continuing until either party gives thirty days’ written notice.

This Lease is used for stays of varying length, including furnished stays of a month or two. No term is standard and none is implied; the term is only what is written above.

For a fixed term, Tenant will give  30  days’ written notice of intent to vacate, and Landlord will give  30  days’ written notice of any renewal offer or rent change. If Tenant stays past the end of a fixed term without a signed renewal, the tenancy becomes month-to-month at  110 % of the last monthly rent, terminable on thirty days’ notice. If Tenant stays past a notice to vacate, Tenant pays  200 % of the daily rate for each day, plus any loss Landlord suffers from a delayed move-in by the next resident.

Rent is  $  per month, due in advance on the  1st  day of each month without demand or deduction, paid by  method . A partial month is prorated at 1/30th of the monthly rent per day. Payment is credited when received, not when sent.

Rent is late after the  5th , and Tenant then pays a late fee of  $ , which the parties agree is a reasonable estimate of Landlord’s cost and not a penalty. A returned payment carries a fee of  $25 ; after two, Landlord may require certified funds. Landlord applies any payment first to unpaid charges and then to rent, whatever a tenant writes on it. Accepting a late payment waives nothing.

Tenant pays a refundable security deposit of  $  before taking possession. It secures every obligation in this Lease, is not rent, and may not be applied by Tenant to the last month. Landlord may apply it to unpaid rent and charges, damage beyond normal wear and tear, cleaning needed to restore move-in condition, and any other loss caused by Tenant’s breach.

Within fourteen business days after the tenancy ends and possession is delivered, Landlord will give Tenant an itemized written statement of deductions with any balance owed. Tenant may be present at the move-out inspection and will be told when it is.

Any charge designated nonrefundable is stated as nonrefundable in this Lease: the pet fee in Article 8, and  any other, or “none” . There is no application fee under this Lease.

Landlord includes the following in the rent, at Landlord’s cost, and keeps the accounts in Landlord’s name:

Tenant does not open or transfer any water, sewer, trash or internet account; those stay with Landlord so there is nothing to set up at move-in and nothing to close at move-out.

Electricity. Mark one: Tenant puts the electric account in Tenant’s own name from the first day of the term and keeps it active through the last day. For this shorter stay the account stays in Landlord’s name and Tenant pays  $ per month  toward it as additional rent.

Tenant will use the included services reasonably and will not run the Wi-Fi for any unlawful purpose, resell it, or use it in a way that breaches the provider’s terms. Landlord does not guarantee uninterrupted service and is not liable for an outage caused by a provider, weather or anything outside Landlord’s control, and will not interrupt any service as a way of enforcing this Lease.

Only the Tenants signing this Lease and these additional occupants may live in the unit:  names and ages . Maximum occupancy is  number  persons.

Every person eighteen or older who lives in the unit must be named on this Lease and must be screened and approved by Landlord first. Tenant will not let an unscreened adult move in, and will tell Landlord in writing within five days of any change in who is living there.

A guest who stays more than fourteen consecutive days, or more than twenty days in any twelve months, is an occupant rather than a guest, and Tenant must get Landlord’s written consent before that point. Tenant is responsible for the conduct of every occupant and guest.

The unit is a private home. Tenant will not run a business that brings customer or delivery traffic, needs signage, or breaks a zoning or insurance rule; will not use the premises unlawfully; and will not do anything that raises Landlord’s insurance premiums or voids coverage. Tenant will not keep flammable or hazardous materials beyond ordinary household quantities, and will not keep a waterbed, pool or trampoline without written consent.

The entire property is smoke-free. No one may smoke or vape anything — tobacco, cannabis, hookah or otherwise — inside any unit, in a garage, on a balcony or patio, or anywhere on the grounds. Cannabis cultivation is prohibited anywhere on the property. Smoke odor remediation, sealing, painting and replacement of affected materials are Tenant’s responsibility and are chargeable beyond the security deposit.

Tenant is entitled to quiet enjoyment and owes the same to the other residents: no noise, odor or conduct that unreasonably disturbs a neighbor, particularly between 10:00 p.m. and 7:00 a.m., and no gathering that spills into the drive, guest parking or patios.

Tenant, occupants and guests will not engage in criminal activity on or near the property, including drug-related activity, violence or the threat of it, or the unlawful display or discharge of a firearm. A single violation is a material and irreparable breach for which Landlord may serve immediate notice; proof by a preponderance of the evidence is enough and a conviction is not required.

The House Rules attached as an addendum are part of this Lease. Landlord may adopt or amend reasonable rules for the drive, guest parking, patios, trash enclosure and gate on thirty days’ written notice, so long as the change does not substantially modify Tenant’s bargain.

The premises are not pet-friendly. No animal may be kept, fed or harbored on the premises, even temporarily and even as a guest’s animal, without Landlord’s prior written approval. Approval is case by case, before signing, and only on a signed Pet Addendum naming the specific animal.

Where approval is granted, Tenant pays a nonrefundable pet fee of $1,000 per animal before it comes onto the premises. The fee is not a security deposit and does not limit Tenant’s liability for damage, odor remediation, flea treatment or landscaping repair the animal causes. Tenant will keep the animal leashed or carried in common areas, use only the designated patios, remove waste immediately, and never leave it unattended on a balcony or in a garage. An animal kept without approval is a material breach: Tenant owes the $1,000 fee and must remove the animal within the cure period in Landlord’s notice. Landlord may revoke approval in writing if an animal is aggressive or disturbs other residents.

Assistance animals. A service animal or an emotional support animal verified under the Fair Housing Act is not a pet. It is not subject to the no-pet policy, the approval requirement or the $1,000 fee, and will be accommodated as federal and Arizona law require, including where the premises are otherwise not pet-friendly. Tenant remains responsible for damage the animal causes and for its conduct.

The garage assigned to the unit is for operable, registered, insured passenger vehicles only. No habitation, no business use, no storage of flammable liquids, propane or fireworks, and no oil changes, bodywork or mechanical repairs anywhere on the property. Tenant will clean up any fluid leak promptly.

The three guest spaces inside the gate are for visitors, are not assigned, and may not hold resident vehicles, trailers, boats, RVs or storage. Nothing may block the drive, another resident’s garage, the gate or the trash enclosure. Landlord may tow a vehicle parked in violation at the owner’s expense after posting notice as Arizona law requires.

The balcony or patio is for recreational use. No storage of boxes, appliances, tires, bicycles, trash or furniture in disrepair; nothing hung from or attached to the railing or exterior wall; nothing placed where it could fall from an upper level. No charcoal, propane or open-flame grill, fire pit or smoker on a balcony or within ten feet of the building. Planters sit inside the railing with saucers.

Tenant receives  #  keys,  #  garage remotes and a gate access code. The gate code may be given only to an occupant named in Article 6. Tenant will not share it with anyone else, post it, or prop, disable or obstruct the gate. If the code must be changed because Tenant disclosed it, Tenant pays that cost.

Tenant will not change, add or re-key any lock, or install a keyed or smart lock, without written consent, and will give Landlord a working key within twenty-four hours of any approved change. Tenant will not install a camera or doorbell camera that records another unit’s entrance or interior. A lockout is handled at  $  during business hours and  $  after hours; lost keys and remotes are replaced at Tenant’s cost.

Before taking possession, Tenant and Landlord jointly complete a written move-in inspection checklist recording the condition of the unit, its appliances and finishes, and — for a furnished unit — every item on the inventory in Article 12. Tenant signs and returns it within five days; anything not noted is agreed to be in good, clean, working condition. Landlord gives Tenant a signed copy of the checklist and of this Lease, and a written statement of any existing damage.

At the end of the term Tenant will remove all personal property and trash; return the unit broom-clean with appliances, cabinets, counters, tub, shower, toilet and fixtures cleaned; patch and touch up nail holes; replace burned-out bulbs and missing detector batteries; and return every key, remote and access device. Tenant will give a forwarding address in writing and may be present at the move-out inspection.

Where the unit is leased furnished, the Furnishings Inventory attached as an addendum lists every item of furniture, appliance, rug, lamp, window covering and housewares item provided, with its condition and replacement value. Both parties sign it at move-in and reconcile it at move-out.

Tenant will not remove a listed item from the unit, put it in storage, or substitute it without written consent, and will return each item in its move-in condition, ordinary wear and tear excepted. Missing or damaged items are charged at the replacement value on the inventory.

Tenant will:

1. keep the unit clean and sanitary and put trash in the receptacles provided;
2. use the electrical, plumbing, heating, cooling, ventilating and appliance systems reasonably;
3. keep return vents and registers unobstructed, and let Landlord’s contractor in to service the air conditioning when scheduled;
4. replace light bulbs and detector batteries, and report any smoke or carbon monoxide detector that fails;
5. keep the balcony or patio clean and clear;
6. keep grease, wipes, sanitary products and foreign objects out of the drains, and pay to clear any stoppage caused by misuse;
7. report any water intrusion, leak, mold growth or pest sighting in writing within twenty-four hours; and
8. not damage or remove any part of the premises, or let a guest do so.

Landlord will comply with applicable building and housing codes materially affecting health and safety; keep the premises fit and habitable; keep common areas clean and safe; maintain the electrical, plumbing, heating, cooling, ventilating and appliance systems in good and safe working order, including routine air conditioning service and filter changes; and supply running water, reasonable hot water, and heat and cooling.

Tenant sends non-emergency repair requests in writing to  email or portal . Landlord responds within  2  business days and completes the repair within a reasonable time.

Emergencies — call 480-849-9300 immediately and follow up in writing: fire, flooding, a gas odor, a sewage backup, loss of air conditioning or heating, no running water, a failed lock or gate on the unit, or any condition posing an immediate risk to health or safety. Tenant will not hire a contractor at Landlord’s expense except as Arizona statute expressly permits and only after giving the notice that statute requires.

Tenant will not paint, wallpaper, change flooring, replace fixtures, install shelving, mount a television, drill into tile or stone, change locks, or alter the landscaping without Landlord’s prior written consent. Small nail holes for pictures are fine and will be patched and touched up at move-out. Any approved alteration becomes part of the premises unless Landlord requires its removal, in which case Tenant removes it and restores the area.

Landlord may enter to inspect, make repairs or improvements, supply services, or show the unit to prospective tenants, buyers, lenders, contractors or insurers. Except in an emergency or where entry is impracticable, Landlord gives at least two days’ notice and enters at reasonable times; Tenant will not unreasonably withhold consent. Landlord may enter without notice in an emergency or if the unit is abandoned.

During the last  45  days of the term, or after a notice to vacate, Landlord may show and photograph the unit for marketing on the same notice, will not photograph Tenant’s belongings in a way that identifies Tenant, and will not place a lockbox without Tenant’s written consent.

Throughout the term Tenant will carry renters insurance with at least  $100,000  in personal liability coverage, name Landlord as an interested party, and give proof before taking possession and at renewal. Landlord’s insurance covers the building only, never Tenant’s belongings. If coverage lapses, Landlord may after written notice obtain landlord-placed liability coverage protecting Landlord only and charge the premium as additional rent.

Except to the extent caused by Landlord’s own negligence or willful misconduct, Landlord is not liable for loss of or damage to Tenant’s property or for injury to Tenant, occupants or guests, including loss by theft, fire, water, power failure or the act of a third party. Tenant will indemnify and hold Landlord harmless from claims arising out of Tenant’s use of the premises or the acts of Tenant’s occupants and guests.

If the unit becomes unfit through fire or other casualty, either party may end this Lease on written notice and rent abates from that date. If damage is partial and the unit stays habitable, Landlord repairs it promptly and rent abates in proportion to what Tenant cannot use. If Tenant or a guest caused it, no abatement applies and Tenant is liable for the loss and for Landlord’s lost rent.

Tenant will not assign this Lease, sublet the unit or any part of it, or grant any license to occupy, without Landlord’s prior written consent. Tenant will not list, advertise or rent the unit, the garage, the balcony or any room on Airbnb, Vrbo or any other short-term, vacation or home-sharing platform, and will not accept payment from anyone for occupancy. A violation is a material breach, and Landlord is entitled to every dollar Tenant received from the unauthorized occupancy in addition to all other remedies.

It is a default if Tenant fails to pay rent or any charge when due, breaches any other provision of this Lease, materially misstated anything on the rental application, or commits a material and irreparable breach under Article 7.

Landlord will serve the notice Arizona law requires — five days for nonpayment of rent, five days for a breach materially affecting health and safety, ten days for other material noncompliance, and immediate notice for a material and irreparable breach — and if it is not cured within the statutory period, Landlord may terminate and file a special detainer action.

Landlord’s remedies are cumulative. Landlord may recover unpaid rent, late fees, repair and cleaning costs beyond normal wear and tear, and damages allowed by law, and will make reasonable efforts to re-rent and credit that rent against Tenant’s liability. In any action arising out of this Lease, the prevailing party recovers reasonable attorney fees and costs.

The unit is abandoned when Tenant is absent for the period Arizona law provides, rent is unpaid, and the circumstances reasonably show possession was surrendered. Landlord will then deal with any remaining personal property — notice, storage and disposal — exactly as A.R.S. § 33-1370 requires.

To end a fixed term early, Tenant gives at least  30  days’ written notice, pays rent through the notice period, pays an early termination fee of  amount , leaves the unit in move-out condition and stays current on everything else. The security deposit is not the fee. Landlord may, but need not, release Tenant sooner if a qualified replacement is approved and takes possession without a gap in rent.

Nothing above limits any right Tenant has under law to terminate, including a servicemember’s rights under the federal Servicemembers Civil Relief Act, the rights of a victim of domestic violence under A.R.S. § 33-1318, and any other right Arizona statute grants. Landlord will not retaliate against Tenant for exercising a legal right, making a good-faith code complaint, or joining a tenants’ association.

Tenant acknowledges receiving, on or before signing:

1. a signed copy of this Lease, and written notice that the Arizona Residential Landlord and Tenant Act is available on the Arizona Department of Housing website;
2. the name and address of the person authorized to manage the premises and of the owner or agent for service of process, as stated in Article 1;
3. the bed bug educational materials required by A.R.S. § 33-1319 — the unit is delivered free of pests, Tenant will report any evidence in writing within twenty-four hours, Landlord treats infestations not caused by Tenant, and Tenant bears the cost of treatment attributable to Tenant’s conduct or to infested items brought in; and
4. the move-in inspection checklist and written statement of existing damages required by A.R.S. § 33-1321(C), and notice of the right to be present at the move-out inspection.

Landlord complies with the federal Fair Housing Act, the Arizona Fair Housing Act and all applicable local ordinances, and does not discriminate on the basis of race, color, religion, sex, national origin, familial status or disability, or any other protected class. Landlord will consider a reasonable accommodation or modification request from a person with a disability under the standards those laws provide; requests may be made to the contact in Article 1 at any time.

Joint and several liability. If more than one person signs as Tenant, each is liable for the whole of the rent and every other obligation. Notice to one is notice to all. One Tenant leaving does not release that Tenant or reduce the rent, and removing someone from the Lease needs Landlord’s written consent and may require the others to re-qualify.

Notices. Notices must be in writing and are effective on personal delivery, on certified mail to the address in this Lease, or on posting where Arizona law permits. Tenant designates  email  for routine, non-statutory messages such as maintenance and inspection notices. Statutory notices are given as the statute requires. Either party may change its notice address in writing.

Sale of the property. Landlord may sell or transfer at any time; this Lease survives, Tenant attorns to the new owner, who assumes Landlord’s obligations including the deposit, and Tenant will be told the new owner’s name and notice address.

Severability and waiver. If any provision is unenforceable, the rest stands. Landlord’s failure to insist on strict performance, or acceptance of a late or partial payment, waives nothing and modifies nothing. No waiver counts unless written and signed. Arizona law governs; venue is Maricopa County.

Entire agreement. This Lease and the addenda actually attached are the entire agreement and supersede every prior negotiation or representation. No amendment binds unless written and signed by both parties. Electronic signatures and counterparts are as effective as originals.

Addenda — attach only those that apply to this tenant, and mark them here:

House Rules
Move-In / Move-Out Inspection Checklist
Bed Bug Information and Acknowledgment
Furnishings Inventory — furnished units only
Pet Addendum — only where an exception was approved under Article 8
Guarantor Agreement — only where a guarantor is required
Other: