Valley Heights
Lease Agreement

This Residential Lease Agreement (the “Lease”) is entered into on  date  between  owner legal name , an Arizona  entity type  (“Landlord”), managed by JB Collections LLC, and the individuals signing below (“Tenant,” whether one or more). Landlord’s agent authorized to manage the premises is Raquel, property manager, reachable at 480-849-9300 and Jbcollectionsllcsupport@gmail.com. The owner or the owner’s agent authorized to receive notices and service of process is  name  at  street address for notice .

Landlord leases to Tenant the residential unit known as Unit  A / B / C  at 1115 S Montezuma Avenue, Phoenix, Arizona 85003, together with the private garage assigned to that unit, the balcony or patio serving that unit, and the non-exclusive right to use the common drive, guest parking and pet patios in common with other residents. The premises are leased for residential use only.

The Lease begins on  start date  and ends at 11:59 p.m. on  end date , a term of  12  months. Neither party is obligated to renew. Landlord will give Tenant written notice of any renewal offer and of any change in rent at least  60  days before the end of the term; Tenant will give Landlord written notice of intent to vacate at least  30  days before the end of the term. A Tenant who fails to give that notice is governed by Article 36.

Tenant will pay monthly rent of  $ , due in advance on the first day of each month, without demand, offset or deduction. Rent is paid by  method  to  payee / portal . Payment is credited when actually received, not when sent. If the term begins on a day other than the first, the first month’s rent is prorated at 1/30th of the monthly rent per day.

Landlord may apply any payment received first to unpaid fees and charges, then to unpaid rent, in the order the charges were incurred, regardless of any notation a Tenant writes on a payment.

Rent is late if not received by 11:59 p.m. on the  5th  day of the month. Tenant will then pay a late fee of  $ , which the parties agree is a reasonable estimate of Landlord’s administrative cost of a late payment and is not a penalty. A returned or reversed payment carries a fee of  $25 , and after two returned payments Landlord may require all further payments by certified funds. Acceptance of a late payment does not waive Landlord’s right to enforce this Article or to serve notice under Article 30.

Early signing reduction. Where Tenant’s application is submitted and approved and Tenant executes this Lease within three calendar days of written notice of approval, the security deposit is reduced to seventy-five percent of one month’s rent. The three days run from the date of the approval notice. The reduction applies only to the security deposit, is available once, and is forfeited if Tenant does not sign and pay within that period.

Tenant will pay a refundable security deposit of  $  before taking possession. The deposit secures Tenant’s performance of every obligation in this Lease and is not rent; Tenant may not apply it to the last month’s rent. Landlord may apply it to unpaid rent, unpaid fees, damage beyond normal wear and tear, cleaning required to restore the unit to its move-in condition, and any other loss caused by Tenant’s breach.

Within fourteen business days after termination of the tenancy and delivery of possession, Landlord will deliver to Tenant an itemized written statement of any deductions together with any balance due. Tenant may be present at the move-out inspection; Landlord will notify Tenant of the right to be present and of the time of the inspection.

The following charges are nonrefundable and are not part of the security deposit: an application fee of  $25  per adult applicant, a pet fee of  $1,000  per animal approved under Article 19, and  other . Tenant acknowledges each is designated nonrefundable in writing in this Lease.

Responsibility is allocated as follows:

City of Phoenix water, sewer and trash service is already established at the premises; Tenant will transfer the existing account into Tenant’s own name rather than opening a new one, and will not allow it to be closed or disconnected during the term. Tenant will place all accounts in Tenant’s own name before taking possession and keep them active through the last day of the term. Landlord will not interrupt any utility service as a means of enforcing this Lease. Landlord is not liable for an interruption caused by a utility provider, weather or any cause outside Landlord’s control.

The premises may be occupied only by the Tenants who signed this Lease and by the following additional occupants:  names, ages . Maximum occupancy is  number  persons. Every person eighteen years of age or older who resides in the unit must be named on this Lease and must complete an application and screening. A guest who stays more than fourteen consecutive days, or more than twenty days in any twelve-month period, is an unauthorized occupant, and Tenant must obtain Landlord’s written consent before that point.

Tenant will notify Landlord in writing within five days of any change in the number of occupants.

The premises will be used solely as a private residence. Tenant will not conduct any business on the premises that generates customer, client or delivery traffic, requires signage, or violates any zoning ordinance, homeowners restriction or insurance requirement. Tenant will not use the premises for any unlawful purpose, will comply with all applicable laws and ordinances, and will not do anything that increases the premiums on Landlord’s insurance or voids coverage.

Tenant will not store or use flammable, explosive or hazardous materials on the premises beyond ordinary household quantities, and will not keep a waterbed, indoor pool, trampoline or similar item without Landlord’s prior written consent and proof of additional insurance.

Before taking possession, Tenant and Landlord will jointly complete a written move-in inspection checklist recording the condition of the unit, its appliances, its finishes and, for a furnished unit, every item on the inventory in Article 28. Tenant will sign and return the checklist within five days of taking possession; any item not noted is agreed to be in good, clean and working condition. Landlord will give Tenant a signed copy of the checklist and of this Lease.

Tenant acknowledges receiving a written statement of any existing damage to the premises and an opportunity to inspect the unit before signing.

Tenant will:

1. keep the unit clean, sanitary and free of rubbish, and dispose of trash in the receptacles provided;
2. use all electrical, plumbing, heating, cooling, ventilating and appliance systems reasonably;
3. replace air filters every  60  days and keep the return vents unobstructed;
4. replace light bulbs, smoke detector and carbon monoxide detector batteries, and promptly report any detector that fails;
5. keep the balcony or patio clean and free of stored items;
6. avoid putting grease, wipes, sanitary products or foreign objects into any drain, and pay the cost of clearing any stoppage caused by misuse;
7. report any water intrusion, leak, mold growth or pest sighting in writing within twenty-four hours of discovering it;
8. not deliberately or negligently destroy, damage or remove any part of the premises, and not permit any guest to do so.

Landlord will comply with applicable building and housing codes materially affecting health and safety; make all repairs necessary to keep the premises in a fit and habitable condition; keep the common areas clean and safe; maintain the electrical, plumbing, heating, cooling, ventilating and appliance systems in good and safe working order; and supply running water and reasonable amounts of hot water and heat and cooling.

Tenant will submit non-emergency repair requests in writing to  email or portal . Landlord will respond within  2  business days and complete the repair within a reasonable time. For an emergency — fire, flooding, a gas odor, a sewage backup, loss of air conditioning above  100 °F, or any condition posing an immediate risk to health or safety — Tenant will call 480-849-9300 immediately and follow up in writing.

Tenant will not hire a contractor or arrange a repair at Landlord’s expense except as expressly permitted by Arizona statute and only after giving the notice that statute requires. Tenant will give access for repairs as provided in Article 16.

Tenant will not paint, wallpaper, re-carpet, change flooring, replace fixtures, install shelving, mount a television, drill into tile or stone, change locks, install a security camera or doorbell camera that records any other unit, or alter the landscaping without Landlord’s prior written consent.

Small nail holes for hanging pictures are permitted and will be patched and touched up by Tenant at move-out. Any approved alteration becomes part of the premises unless Landlord requires its removal at the end of the term, in which case Tenant will remove it and restore the affected area.

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

Throughout the term Tenant will maintain renters insurance with at least  $100,000  in personal liability coverage and will name Landlord as an interested party. Tenant will deliver proof of coverage before taking possession and at each renewal. Landlord’s insurance covers the building only and does not cover Tenant’s personal property. If Tenant allows coverage to lapse, Landlord may, after written notice, obtain landlord-placed liability coverage that protects Landlord only and charge the premium to Tenant as additional rent.

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

The premises are not pet-friendly. No animal of any kind may be kept, fed or harbored on the premises, even temporarily and even as a visitor’s animal, without Landlord’s prior written approval. Approval is granted case by case, in Landlord’s discretion, before the Lease is signed, and only on a signed Pet Addendum identifying the specific animal.

Where an exception is granted, Tenant will pay a nonrefundable pet fee of $1,000 per approved animal, due before the animal comes onto the premises. The fee is designated nonrefundable under Article 7, is not a security deposit, and does not limit Tenant’s liability for any damage the animal causes. An animal kept without written approval is a material breach, and Tenant will pay the $1,000 fee in addition to removing the animal within the cure period stated in Landlord’s notice.

Tenant will keep every animal leashed or carried in common areas, will use only the designated pet patios, will immediately remove and dispose of animal waste, and will not leave an animal unattended on a balcony or in a garage. Tenant is responsible for all damage, odor remediation, flea treatment and landscaping repair caused by an animal, without regard to the pet fee. Landlord may revoke approval on written notice if an animal is aggressive, disturbs other residents, or is kept in violation of this Article, and Tenant will remove the animal within the period the notice states.

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 in this Article, and will be accommodated as federal and Arizona law require, including where the premises are otherwise not pet-friendly. Tenant remains responsible for any damage the animal causes and for its conduct on the property.

The garage assigned to Tenant’s unit is for the parking of operable, currently registered and insured passenger vehicles only. Tenant will not use the garage for habitation, for a business, or to store flammable liquids, propane, fireworks, or any hazardous material. Tenant will not perform oil changes, bodywork or mechanical repairs anywhere on the property, and will promptly clean any fluid leak.

The three guest spaces inside the gate are for visitors, are not assigned, and may not be used for resident vehicles, trailers, boats, recreational vehicles or storage. No vehicle may block the drive, another resident’s garage, the gate or the trash enclosure. Landlord may tow a vehicle parked in violation of this Article at the vehicle owner’s expense after posting notice as Arizona law requires.

The balcony or patio serving the unit is for the Tenant’s recreational use. Tenant will not store furniture in disrepair, boxes, appliances, tires, bicycles or trash on it; will not hang laundry, towels, flags, banners or signs from the railing; will not attach anything to the railing or the exterior wall; and will not place any item that could fall from an upper level. Tenant will not operate a charcoal, propane or open-flame grill, a fire pit, or any smoker on a balcony or within ten feet of the building. Planters must sit inside the railing with drainage saucers.

The entire property is smoke-free. No person may smoke or vape any substance — tobacco, cannabis, hookah or otherwise — inside any unit, in any garage, on any balcony or patio, or anywhere on the grounds. Tenant is responsible for the conduct of occupants and guests. Smoke odor remediation, sealing, painting and replacement of affected materials are Tenant’s responsibility and are chargeable beyond the security deposit.

Although Arizona law permits adult possession and use of cannabis, this Lease prohibits smoking or vaping it on the premises and prohibits cultivation of cannabis anywhere on the property. Odor that disturbs another resident is a breach of Article 23.

Tenant is entitled to quiet enjoyment of the premises and owes the same to the other residents. Tenant will not make or permit noise, odor, vibration or conduct that unreasonably disturbs another resident or a neighbor, particularly between 10:00 p.m. and 7:00 a.m. Tenant will not hold a party, event or gathering that overflows into the drive, the guest parking or the pet patios. Repeated substantiated disturbances are a material breach under Article 30.

Tenant, any occupant, and any guest under Tenant’s control will not engage in or facilitate any criminal activity on or near the property, including drug-related criminal activity, violence or the threat of violence, the unlawful discharge or display of a firearm, or any act that jeopardizes the health, safety or peaceful enjoyment of other residents. A single violation of this Article is a material and irreparable breach for which Landlord may serve immediate notice and pursue termination as Arizona law allows. Proof by a preponderance of the evidence is sufficient; a criminal conviction is not required.

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 any person for occupancy. A violation of this Article is a material breach, and Landlord is entitled to all revenue Tenant received from the unauthorized occupancy in addition to every other remedy.

Tenant will bag all household trash and place it only in the designated receptacles, will break down boxes, and will not leave trash in the drive, the garage, the balcony or the pet patios. Tenant will not dispose of furniture, mattresses, construction debris, paint, tires or electronics in the property receptacles.

The unit is delivered free of pests. Tenant will maintain sanitary conditions and will report any evidence of pests or bed bugs in writing within twenty-four hours. Landlord will treat infestations not caused by Tenant; Tenant will bear the cost of treatment attributable to Tenant’s conduct, infested items brought onto the premises, or a failure to report promptly, and will cooperate with all preparation instructions for treatment.

Tenant receives  #  keys,  #  garage remotes and a gate access code. Tenant will not change, add or re-key any lock, or install a keyed or smart lock, without Landlord’s written consent, and will give Landlord a working key within twenty-four hours of any approved change. Tenant will not share the gate code with anyone other than an occupant named in Article 9 and will not prop, disable or obstruct the gate.

A lockout during business hours is handled at a fee of  $ ; after hours,  $ . Lost keys or remotes are replaced at Tenant’s cost, and if the gate code must be changed because Tenant disclosed it, Tenant pays that cost.

For a unit leased furnished, the Furnishings Inventory attached as Addendum  E  lists every item of furniture, appliance, rug, lamp, window covering and housewares item provided, with its condition and replacement value. Tenant and Landlord will sign the inventory at move-in and reconcile it at move-out. Tenant will not remove any listed item from the unit, place any of it in storage, or substitute an item without written consent, and will return each item in the condition recorded at move-in, ordinary wear and tear excepted. Missing or damaged items are charged at the replacement value stated on the inventory.

If the unit is damaged by fire or other casualty to the point that it is unfit for occupancy, either party may terminate this Lease on written notice, and rent abates from the date the unit became unfit. If the damage is partial and the unit remains habitable, Landlord will repair it with reasonable promptness and rent abates in proportion to the part of the unit Tenant cannot use. If Tenant, an occupant or a guest caused the casualty, no abatement applies and Tenant is liable for the loss and for Landlord’s lost rent.

Each of the following is a default: failure to pay rent or any other charge when due; breach of any other provision of this Lease; a material misstatement on the rental application; or any material and irreparable breach, including the conduct described in Article 24.

Landlord will serve notice as Arizona law requires — five days for nonpayment of rent, five days for a breach materially affecting health and safety, ten days for any other material noncompliance, and immediate notice for a material and irreparable breach — and if the default is not cured within the period the statute allows, Landlord may terminate this Lease and commence a special detainer action.

Landlord’s remedies are cumulative. On termination Landlord may recover unpaid rent, late fees, the cost of repairs and cleaning beyond normal wear and tear, and damages allowed by law, and will make reasonable efforts to re-rent the unit and credit the rent received against Tenant’s liability. In any action arising out of this Lease, the prevailing party is entitled to recover its reasonable attorney fees, costs and court-awarded expenses.

The unit is considered abandoned when Tenant is absent from it for the period Arizona law provides, rent is unpaid, and the circumstances reasonably indicate Tenant has surrendered possession — or when Tenant has removed substantially all personal property and is at least  5  days late on rent. Landlord will then handle any remaining personal property, including notice, storage and disposal, in the manner and within the time A.R.S. § 33-1370 requires.

If Tenant wishes to end the Lease before the term expires, Tenant may do so by giving at least  60  days’ written notice, paying rent through the notice period, paying an early termination fee equal to  2  months’ rent, leaving the unit in move-out condition, and remaining current on every other obligation. Tenant is not otherwise released, and the security deposit is not the fee. Landlord may, but is not required, to accept an earlier release if a qualified replacement resident is approved and takes possession without a gap in rent.

Nothing in Article 33 limits any right Tenant has to terminate under law, including:

1. the rights of a servicemember receiving qualifying military orders under the federal Servicemembers Civil Relief Act;
2. the rights of a tenant who is the victim of domestic violence under A.R.S. § 33-1318, on the notice and documentation the statute requires; and
3. any other right expressly granted by Arizona statute.

Landlord will not retaliate against Tenant for exercising a right granted by law, for a good-faith complaint to a code enforcement agency, or for organizing or joining a tenants’ association.

On or before the last day of the term Tenant will remove all personal property and trash; return the unit broom-clean with appliances, cabinets, counters, the tub and shower, the toilet and all fixtures cleaned; have the carpets, if any, professionally cleaned; patch and touch up nail holes; replace burned-out bulbs and missing detector batteries; and return every key, garage remote and access device. Tenant will provide a forwarding address in writing.

Tenant may be present at the move-out inspection. Any personal property left after surrender is handled under Article 32.

If Tenant remains in possession after the term ends without a signed renewal, the tenancy becomes a month-to-month tenancy terminable by either party on thirty days’ written notice, at a monthly rent of  125 % of the last monthly rent. If Tenant holds over after giving or receiving a notice to vacate, Tenant is liable for holdover rent at  200 % of the daily rate plus any damages Landlord incurs from a delayed move-in by the next resident.

During the last  45  days of the term, or after a notice to vacate, Landlord may show the unit to prospective residents and may photograph or video it for marketing, on two days’ notice under Article 16. Landlord will not photograph Tenant’s personal property in a way that identifies Tenant, and will not place a lockbox on the unit without Tenant’s written consent.

Landlord may sell or transfer the property at any time. This Lease survives the transfer, and Tenant will attorn to the new owner, who assumes Landlord’s obligations including the security deposit. Landlord will notify Tenant in writing of the new owner’s name and address for notices.

If more than one person signs as Tenant, each is jointly and severally liable for the whole of the rent and every other obligation under this Lease. A notice given to one Tenant is notice to all. Landlord may enforce the full obligation against any one of them, and the departure of one Tenant does not release that Tenant or reduce the rent. A Tenant seeking to be removed from the Lease must obtain Landlord’s written consent, and Landlord may require the remaining Tenants to re-qualify.

Notices under this Lease must be in writing and are effective when delivered personally, when sent by certified mail to the address stated in this Lease, or when posted on the unit door where Arizona law permits. Tenant designates  email  for routine, non-statutory communications and agrees that maintenance notices, inspection notices and billing statements may be sent there. Statutory notices will be given as the statute requires. Either party may change its notice address on written notice to the other.

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 the owner’s agent for service of process, as stated in Article 1;
3. the bed bug educational materials required by A.R.S. § 33-1319;
4. the move-in inspection checklist and the 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;
5. notice of any known material defect affecting health or safety, and of any utility charge allocation described in Article 8;
6. the federal lead-based paint disclosure, which does  does / does not  apply — the premises were constructed in  year , and the federal disclosure requirement applies only to housing built before 1978.

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 class protected by law. 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.

The House Rules attached as Addendum  A  are part of this Lease. Landlord may adopt or amend reasonable rules governing the use of the common drive, guest parking, pet patios, trash enclosure and gate, effective on thirty days’ written notice, provided the change does not work a substantial modification of Tenant’s bargain.

If any provision of this Lease is held unenforceable, the rest remains in force. Landlord’s failure to insist on strict performance, or acceptance of a late or partial payment, is not a waiver of any right and does not modify this Lease. No waiver is effective unless in writing and signed. This Lease is governed by Arizona law, and venue for any action lies in Maricopa County.

This Lease and its addenda are the entire agreement between the parties and supersede every prior negotiation, representation and understanding, written or oral. No amendment is binding unless in writing and signed by both parties. The parties agree that electronic signatures and electronically delivered counterparts are as effective as originals. The addenda attached and incorporated are:

1. Addendum A — House Rules
2. Addendum B — Move-In / Move-Out Inspection Checklist
3. Addendum C — Pet Addendum (if applicable)
4. Addendum D — Bed Bug Information and Acknowledgment
5. Addendum E — Furnishings Inventory (furnished units)
6. Addendum F — Garage and Parking Addendum
7. Addendum G — Smoke-Free Property Addendum
8. Addendum H — Crime-Free Addendum
9. Addendum I — Lead-Based Paint Disclosure (pre-1978 housing only)
10. Addendum J — Guarantor Agreement (if applicable)