Rules and Regulations

1. About These Rules

1. These Rules and Regulations (as revised or supplemented from time to time by Landlord upon notice to Tenant(s)) are additional covenants and agreements on the part of Tenant(s). Failure to comply with or observe any Rule is a violation of the Lease.
2. Tenant(s) may be held responsible for any violation of these Rules by any Tenant, occupant, or guest on the lease or at the Premises.
3. If any rule is held invalid, it is severable and the remaining Rules remain in force. Oral agreements are not binding.
4. Kansas Residential Landlord and Tenant Act. The Lease and these Rules are governed by the Kansas Residential Landlord and Tenant Act, K.S.A. 58-2540 and following (the "Act"). Nothing in the Lease or these Rules waives any right or remedy that cannot be waived under the Act, and any provision inconsistent with the Act yields to the Act to the extent required.
5. Equal housing opportunity. Landlord and Manager are equal housing opportunity providers and comply with the federal Fair Housing Act, the Kansas Act Against Discrimination, and the City of Lawrence human relations ordinance. Housing is provided without regard to race, color, religion, sex, disability, familial status, national origin, or ancestry, and, under the Lawrence ordinance, additional protected classes including sexual orientation and gender identity. See Part 13 for reasonable accommodations.

2. Rent, Payments & Fees

2.1 Rent and due dates

1. Rent is always due on the first (1st) of the month and late on the fifth (5th) after 5:00 p.m. The due date is non-negotiable.
2. Tenant(s) agrees to pay rent in advance in monthly installments, due on the first day of each month during the term. Prorated rent (if any) plus the first full month's rent is due on or before the commencement date. Any charges due under the Lease are due and payable as additional rent.
3. Tenant(s) are encouraged to pay online at HomesForLease.org. Cash is not accepted for rent or deposits.
4. Terms noted on statements or on our website do not supersede the Lease. Allow time for mail service for mailed payments; a misprinted check is late if a replacement is not delivered on time.
5. If one Tenant moves out during the lease, the remaining Tenant(s) are still responsible for the full rent; rent is not prorated or divided by rooms.

2.2 Late rent

1. If the entire monthly rent is not received, for whatever reason, by 5:00 p.m. on the fifth (5th) of the month, a late fee of 5% of the amount due is assessed, plus an additional $5.00 per day thereafter until paid in full.
2. If the 5th falls on a weekend, rent must be received by 5:00 p.m. on the Friday before that weekend.
3. If eviction procedures start, Tenant(s) agrees to pay a reinstatement fee of $500.00 if Landlord agrees to reinstate Tenant(s).

2.3 Returned payments

1. Any returned check, reversed EFT, or payment unpaid for any reason is subject to a $30.00 fee, as allowed by law, and must be immediately replaced by electronic payment on HomesForLease.org or cashier's check.
2. A returned payment deems rent unpaid, and all late fees apply regardless of when the returned payment was originally delivered.
3. After a second returned payment, personal checks are no longer accepted and all remaining payments must be made online, by electronic payment, or by certified funds.

2.4 Security deposit basics

1. The total deposit (including any pet deposit) is due in full within ten (10) days of signing the lease to hold the property. If it is not paid within ten (10) days, Landlord may proceed with the next applicants and cancel the lease.
2. On a renewal, the deposit being held moves forward to the new lease term.
3. The deposit cannot be used for rent. Under the Kansas Residential Landlord and Tenant Act, doing so can forfeit the deposit while the rent or charges remain owed.
4. The security deposit is held, applied, and returned as provided by K.S.A. 58-2550, and deposit amounts do not exceed the limits of that statute.

3. Liability, Default & Occupancy

3.1 Joint and several liability

1. If the Premises are rented to more than one person, each person is jointly and severally liable for the entire rent and the performance of all terms of the Lease, including the acts or nonpayment of other Tenant(s).
2. A violation by any person constituting the Tenant(s) is deemed a violation by all. Each Tenant is fully responsible for the actions of all other Tenant(s), guests, invitees, occupants, and other persons at the Premises.
3. Landlord may proceed against any one or more Tenant(s) without waiving remedies against any other. No discharge of any Tenant in bankruptcy or otherwise releases any other Tenant. Notice to any signatory Tenant constitutes notice to all.
4. A Tenant who vacates before the lease expires remains fully obligated unless released by a signed amendment approved by Landlord.

3.2 Default

1. If Tenant(s) fails to pay rent when due or to comply with any term of the Lease, Tenant(s) is in default, and Landlord may pursue any right or remedy provided in the Lease, at law, or in equity, including those under Kansas law if Tenant(s) abandons the Premises.
2. No delay or partial exercise of any right by Landlord waives it. Waiver of one default is not a waiver of any other.
3. Acceptance of a partial payment is on account of the earliest amount due, and no endorsement or accompanying statement creates an accord and satisfaction; Landlord may accept partial payment without prejudice to recovering the balance or pursuing other remedies.

3.3 Occupancy

1. The Premises may be used only as a residence, in compliance with zoning and all applicable laws. Only the persons who signed the Lease as Tenant(s), and their minor children, may occupy the Premises.
2. Any guest staying more than seven (7) days in a month must apply and be added to the lease by amendment if approved by Landlord.
3. Any proposed adult occupant who has not signed the Lease is subject to Landlord's application process before taking occupancy; moving in before approval does not guarantee approval, and Landlord may reject a proposed occupant for any lawful reason.
4. Failure to notify Landlord of changes in the number of persons is a breach. Violations result in a 14/30 notice and a charge of $100.00 in additional rent per month, per person, per incident.

3.4 Failure to take occupancy

1. The Lease is a legally binding contract. If Tenant(s) does not move in on the start date, Landlord may treat the unit as available for assignment and make reasonable efforts to find a replacement Tenant, but Tenant(s) remains responsible for all rent and charges until the Lease expires or an approved assignee is found.

4. Pets & Animals

1. Approval required. Pets or animals are not allowed on the property at any time unless approved in writing before the pet is brought onto the property.
2. Pet deposit. The pet deposit is charged as part of the overall security deposit; Landlord may withhold from it amounts reasonably necessary to repair and restore any damage. Replacement or additional pets must also be approved in writing in advance.
3. Tenant liability. Tenant(s) is responsible for ensuring the pet does not cause danger, damage, nuisance, noise, or health hazard; agrees to clean up after the pet; and accepts full responsibility for any damage, injury, or actions caused by the pet anywhere on the property.
4. Registration and vaccination. Tenant(s) agrees to register and immunize the pet in accordance with all applicable laws.
5. Training and history. Tenant(s) warrants the pet is housebroken and has no history of causing physical harm or any vicious history or tendencies.
6. Pet rules. Dogs and cats must always be controlled and kept on a short leash in common areas and on the grounds; nuisance barking is not tolerated. Pet waste must be picked up and disposed of properly. Cat litter must be securely bagged and disposed of frequently; litter odors are not tolerated. Birds must be properly caged with seeds and droppings shielded. Aquariums must not leak and must be cleaned regularly.
7. Service and assistance animals. Approved service and ESA animals are not pets and carry no pet fee or pet deposit, but Tenant(s) remains responsible for any damage or cleaning arising from the animal's presence.
8. Maintenance visits. When maintenance is scheduled, Tenant(s) must be present to control the pet, secure it away from the work area, or kennel it. Landlord is not liable for escape, injury, or death of a pet.
9. Care. Pets may not be abandoned or left for extended periods without food and water, or without care when sick.
10. Insurance. Tenant(s) must maintain renter's insurance that explicitly covers acts of the pet.
11. Violations. If any pet term is violated, Landlord may require immediate removal of the pet, without waiving Tenant(s) responsibility for damages or any other remedy.

5. Renewals & Ending a Lease

5.1 Automatic renewal

1. The Lease automatically renews each year on its anniversary date unless the Tenant(s) or Landlord gives notice of non-renewal within the notice period stated on the Lease Summary page (3 months if blank) before the anniversary/termination date. Notice by email or contact request on the management website is sufficient.
2. Unless a renewal offer states otherwise, the lease renews at a monthly rent 2% higher than the prior year, with other terms unchanged. A renewal offer from Landlord or Manager supersedes the automatic 2% rate.
3. A renewal offer is not guaranteed and is at the owner's discretion. Verbal discussions about renewal are not binding; only a signed amendment or new written lease is.

5.2 No early termination or buyout

1. There is no lease termination or buyout clause. Tenant(s) shall not assign the Lease or sublease the Premises or any portion of it without Landlord's prior written consent.

5.3 Replacement tenant program

1. If Tenant(s) needs to move out early, Tenant(s) must request in writing that Landlord find a replacement Tenant, under these terms:
2. Fees: a non-refundable $100 administrative fee due before listing (covers marketing), plus a non-refundable fee equal to one-half month's rent due when a replacement signs a lease and pays their deposit (covers leasing and administration).
3. Move-out timeline: Tenant(s) must fully vacate at least five (5) days before the replacement's scheduled move-in date.
4. Ongoing responsibility: Tenant(s) remains responsible for rent, utilities, and all lease obligations until the replacement lease starts or the original lease expires, whichever is earlier, with no proration or refund for vacant days in between.
5. Move-out requirements still apply: professional carpet cleaning with receipt, full removal of property and trash, thorough cleaning, and return of keys and remotes. Extra cleaning or repairs beyond normal wear and tear that delay the replacement's move-in accrue daily prorated rent until the home is rent-ready.
6. Lawn and snow: at single-family homes and townhomes, mowing and snow removal continue until the replacement lease begins, or the services are arranged and billed to Tenant(s).
7. Advertised rent: if six (6) or more months remain on the term, the home may be advertised at a higher market rate, without changing Tenant(s) obligations during the vacancy.
8. No automatic release: Tenant(s) is released only when a new lease is signed by an approved replacement and Tenant(s) receives written confirmation of termination from Location Properties. The deposit is handled through the move-out process, with the Security Deposit Itemization Form postmarked within thirty (30) days of the lease end date as required by law.

5.4 Roommate changes

1. Tenant(s) shall not add or remove roommates or assign the Lease without Landlord's prior written consent. Requests must be in writing with all material facts; if approved, an administrative fee of $50.00 per roommate change applies and the change is made by amendment.
2. No roommate may be added in violation of local occupancy ordinances, including the limit of no more than 3 unrelated people in single-family zoned housing in Lawrence. Any advertising costs to find a new roommate are paid by Tenant(s); Location Properties cannot advertise for roommates. Proposed roommates apply online and are subject to Landlord approval.
3. Under the Roommate Change Amendment: a new deposit is charged when the new lease starts and must be paid by the new Tenant; the former Tenant's deposit is sent only after the new deposit is paid (forwarding addresses or EFT signup required); unpaid new deposits can result in eviction. The original move-in inspection carries over with no new inspection; exiting Tenant(s) are not responsible for the property's condition once the new lease is in effect; individual rooms are not separately documented; current Tenant(s) handle the key exchange; and no one may move in before the agreed move-in date.

5.5 Surrender and holdover

1. All leases end at noon on the final day. Extensions past noon cannot be granted; time after noon may be treated as holdover time with rent charges. On expiration or termination, Tenant(s) shall surrender the Premises in as good order, condition, and repair as received (ordinary wear and tear excepted), remove all personal property and debris, clean thoroughly, and have the carpet professionally cleaned.
2. Holding over without Landlord's written consent is a default creating a tenancy at sufferance, subject to all Lease terms, at daily rent equal to one and one-half (1.5) times the per-diem rent of the last month of the term. Receipt of holdover rent does not relieve Tenant(s) of liability for damages resulting from the holdover.

6. Utilities & Home Systems

1. Which utilities must be in Tenant(s) name, which are included in rent, and which are billed to Tenant(s) is governed strictly by the selections on the Lease Summary page. Unless noted there, Tenant(s) must activate and pay for all utilities: gas, water, sewer, electric, and trash. Required accounts must be in Tenant(s) name on or before move-in day, no exceptions, and for the entire lease.
2. If required utilities are found not to be in Tenant(s) name, utilities may be shut off after a five (5) day notice with service fees applied; utilities shut off for nonpayment can subject Tenant(s) to eviction.
3. If any utility not expressly provided by Landlord rolls over into Landlord's name, a $25.00 service fee is assessed per utility bill, per month, in addition to the amount billed.
4. In multi-unit buildings, each unit is charged a prorated share of monthly utilities based on unit size, occupants, or bedrooms as determined by Landlord and Manager; these bills often arrive a month or more after they accrue.
5. Tenant(s) agrees to keep the interior temperature between 60 and 78 degrees at all times, including when out of town, and shall not turn off utilities during the lease.
6. Utilities may be used only for normal household purposes. If Landlord detects abuse or waste of a Landlord-paid utility, or a utility rate increases, Landlord may notify Tenant(s) of a rent increase effective after the notice.
7. Tenant(s) shall keep the air conditioner compressor clean and free of debris, regularly replace furnace filters at Tenant(s) expense, not interfere with heating or air conditioning systems, and is responsible for damage due to negligence.
8. Cable TV and internet are not provided or paid by Landlord. Any cost to add lines or wiring is paid by Tenant(s), installations must not damage the property, and the satellite dish policy in Part 8 applies.
9. Duct cleaning is not offered or paid for by Landlord. Per the EPA, duct cleaning has never been shown to prevent health problems; see epa.gov for more information.

7. Care of the Premises, Maintenance & Entry

7.1 Condition and alterations

1. Location Properties conducts a full move-in inspection with notes and photos before occupancy, stored electronically with date and time stamps; Tenant(s) accepts this report as the move-in inspection and inventory required by K.S.A. 58-2548 and may request a copy within five (5) days of initial occupancy. The Premises are accepted in as-is condition on the commencement date.
2. Tenant(s) must promptly report in writing any poor repair, unclean condition, damage, broken items, or needed repairs on taking possession, and accepts responsibility for maintaining the Premises in a clean, sanitary, safe condition.
3. Tenant(s) accepts the condition of paint and wall coverings at occupancy and is responsible for their maintenance, including touch-up; painting requires Landlord's written permission.
4. Locks may not be altered, replaced, or added without written consent; all keys are returned at termination. No signs or advertisements may be placed on the Premises without written consent.
5. Tenant(s) shall keep the Premises at least as good as received, free of debris, trash, and filth, and shall not create fire dangers or cause insurance rate increases or cancellation.
6. Tenant(s) is not responsible for normal wear and tear, but is responsible for all damage caused by negligence, improper care, guests, or failure to give proper maintenance notice.
7. Electrical appliances and fixtures must be used safely. Plumbing fixtures may be used only as intended; cloths, cardboard, grease, and other unsuitable materials must not be disposed of in them, and Tenant(s) is liable for misuse.
8. In buildings with fire sprinklers, tampering with or hitting sprinkler heads causes extensive flooding; Tenant(s) is responsible for resulting damage, fees, and fines, and agrees to cooperate with required system inspections.
9. Landlord maintains the foundation, exterior walls, roof, utilities, and structural portions in good repair and habitable condition, and complies with the landlord duties of K.S.A. 58-2553, including applicable building and housing codes materially affecting health and safety.
10. Alterations made without prior written consent are repaired at Tenant(s) expense at move-out.
11. If Landlord fails to deliver possession within five (5) days after the scheduled commencement date, Tenant(s) sole remedy is to terminate by notice before possession is delivered, or receive abatement of rent until possession is delivered.
12. Appliances: included appliances are listed on the Lease Summary page. Landlord-owned appliances present at move-in remain; otherwise Tenant(s) provides their own. If Tenant(s) elects not to use Landlord appliances, they must remain on-site, inside, and undamaged. Moving costs for appliances after move-in (except Landlord appliances needing repair) are charged to Tenant(s). Only listed appliances are repaired or replaced, at the owner's discretion. Appliances left by prior tenants but not provided by Landlord may be used but are not maintained by Landlord.

7.2 Trash and common areas

1. Ashes, rubbish, garbage, and waste must be disposed of cleanly and safely, in the containers, areas, and manner specified by the local service, in leak-proof containers; any leakage is cleaned at Tenant(s) expense. If Landlord designates a service, Tenant(s) uses it at Tenant(s) cost.
2. The Premises and common areas (halls, stairways, yards, sidewalks, driveways, recreation and parking areas) must stay free of trash, debris, and filth; toys, bicycles, grills, and similar items must be stored, not left in common areas.
3. Balconies, walkways, and patios must be kept clean and safe; they are not for storage or laundry. No banners, signs, or flags. Patio furniture only; inside furniture must not be left outside. Items obstructing balconies or patios not cleared within 24 hours of notice are removed at Tenant(s) expense.
4. City code violations from such issues are charged to Tenant(s) and may include lease termination.

7.3 Maintenance requests and charges

1. Repairs must be requested in writing, by email or through the tenant portal at HomesForLease.org. Texting or calling employees or vendors is not a formal request; the main line or after-hours call center can help place a written request.
2. Tenant(s) is responsible for minor maintenance, including changing HVAC filters monthly, smoke detector batteries, fixing running toilets, replacing light bulbs, caulking around tubs and showers, and regular lawn care.
3. Tenant(s) must notify Landlord immediately of any repair that would cause damage if left unattended: water leaks, roof damage, wall cracks or holes, termite or insect damage, and the like.
4. Services or repairs needed due to neglect, misuse, or actions of anyone other than Landlord are assessed to Tenant(s), including a service fee determined by Landlord, parts, a 15% overhead charge, and any after-hours fee. If maintenance is dispatched and no issue is found, a service call fee may apply, with interest as provided in the Lease.
5. Tenant(s) maintains fire extinguishers and smoke detectors; tampering incurs replacement costs. Battery smoke detectors get fresh batteries at daylight savings changes.
6. Clogged toilets and drains from Tenant or guest misuse are charged to Tenant(s). Tenant-declared emergencies are handled in order of urgency as determined by Location Properties.

7.4 Right of entry

1. Landlord may enter at reasonable times upon 24-hour notice for inspection, cleaning, repair, showings to prospective tenants or purchasers, alterations, improvements, marketing, or to correct any breach; and without notice in an emergency. Shorter notice is allowed if Tenant(s) agrees to an appointment.
2. Tenant(s) accepts entry notice by text or email and agrees to maintain a current email address and a cell phone number opted in to texts from Location Properties.
3. If the property is listed for sale, Tenant(s) agrees to cooperate with showings on 24-hour notice. If Tenant(s) is uncooperative with entry for repairs, showings, or inspections, staff may enter as needed at a reasonable time after at least 24-hour notice. An exterior visit does not constitute entry.
4. City inspections: cities conduct inspections on their own timeframes; Tenant(s) agrees to sign waivers as required for the city inspection to be completed without hindrance.
5. Quiet enjoyment: Landlord permits Tenant(s) to quietly and peaceably hold and enjoy the Premises during the term, subject to Landlord's rights above and provided Tenant(s) is not in default.
6. Lockouts: during office hours, Landlord may unlock the Premises at its earliest convenience, and photo ID may be required. After hours, Tenant(s) arranges and pays a locksmith and provides the new key to Location Properties the next business day.

8. Conduct & Use of the Premises

8.1 Prohibited uses

1. The Premises are exclusively a private residence. No unlawful, hazardous, or nuisance use, and no commercial enterprise of any kind, including in-home daycare or childcare, retail sales, manufacturing or storage, or offices that regularly receive clients or non-resident employees.
2. No short-term rentals: no leasing, subleasing, or sharing the Premises for compensation on a temporary basis, including Airbnb, Vrbo, or similar platforms, or any hotel, boarding house, or lodging use.
3. No propane or fuel-burning space heaters indoors. Furnace closets are not storage. No flammable or hazardous substances beyond customary cleaning supplies. Grills must not be used on wooden surfaces or close enough to the home to cause damage.
4. Violation of these prohibited-use rules is a material breach subjecting Tenant(s) to all remedies, including termination.

8.2 Crime-free premises

1. Tenant(s) shall not violate any federal, state, or local law, create a disturbance, or conduct or allow illegal activity on or near the Premises, including drug-related activity or conduct endangering health, safety, or property.
2. Tenant(s) is responsible for all citations, fines, and penalties from any governmental authority arising from Tenant(s) or guest activity at the Premises, regardless of whether they are contested.
3. No dangerous weapons, explosives, inflammables, or hazardous materials unless legally owned and properly stored; Tenant(s) assumes all liability.
4. A single violation of these crime-free provisions is grounds for lease termination without a criminal conviction; proof is by a preponderance of the evidence. Accusation, conviction, or diversion of offenses on or near the Premises is a violation.
5. Tenant(s) shall immediately report vandalism or burglary damage to Landlord and the authorities. Addressing a lease violation after hours incurs a fee determined by Landlord, along with applicable violation fines, whether or not a violation is found.

8.3 Non-smoking policy

1. Smoking includes the use or possession of any lit or burning cigar, cigarette, e-cigarette, vaping product, pipe, or tobacco product, and burning non-tobacco products that are noxious, offensive, unsafe, unhealthy, or irritating, including incense.
2. All forms of smoking or vaping are forbidden inside any building or interior of the property, including units, garages, hallways, offices, and common areas, and on balconies and patios. This applies to residents, occupants, guests, and invitees.
3. Any permitted smoking must occur at least fifty feet from structures with materials disposed of in a fireproof container. Improper disposal incurs cleanup charges (minimum $50.00 per half hour) and a $100.00 fine per incident, payable with the next month's rent.
4. Landlord may further restrict smoking that affects units, buildings, or the wellbeing, quiet enjoyment, or operations of others, and does not warrant a smoke-free environment.
5. Tenant(s) is responsible for communicating this policy to occupants and guests and for all smoking-related repair, replacement, and cleaning costs, plus economic losses to Landlord (including lost rental income) caused by smoking or smoke damage. Enforcement relies on reported incidents, and Tenant(s) agrees to report and cooperate.

8.4 Parking and vehicles

1. Vehicles and trailers must not be parked on grass or in the yard. Where parking permits are provided, they must be obtained and displayed; vehicles without permits may be towed at the owner's expense. Guests do not have parking privileges. All parking must follow city rules; spaces are not long-term storage; repeated violations may result in eviction.
2. No vehicle maintenance on the property. No junk or non-running vehicles. No trailers of any kind parked or stored on or around the Premises. RVs and boats must be stored inside garages with doors closed. Motorcycles and bicycles use designated areas. All vehicles must have current tags. Non-compliance results in towing at Tenant(s) expense plus any fines assessed against the property.

8.5 Other property rules

1. Satellite dishes may not be installed on the structure, siding, or roof; a pole in the lawn is permitted unless otherwise agreed in writing. Attaching a dish or equipment to the structure incurs a $200.00 non-refundable repair fee. Dishes, wiring, and equipment are removed at lease end at Tenant(s) expense unless otherwise agreed in writing.
2. Swimming pools are permitted only with owner permission and in compliance with city requirements.
3. Trampolines are prohibited. Waterbeds are prohibited.
4. Official channels: all notices, maintenance requests, and formal communications to Landlord must be in writing via the tenant portal or designated email. Personal texts and social media are not formal notice. Each Tenant can log in to the Resident Center at HomesForLease.org to pay, make requests, read announcements, and view documents.
5. Contact information: Tenant(s) must keep a current mailing address, phone number, and email on file and immediately notify Landlord in writing of changes.

9. Pest Control & Mold

9.1 Pest control

1. Tenant(s) acknowledges the Premises are free of pests and infestations and shall maintain them that way. Any infestation reported after the first five (5) days is Tenant(s) responsibility and treated at Tenant(s) expense.
2. Landlord does not conduct or pay for pest control during the lease (beyond the first ten days) so each Tenant controls the level of chemicals and pesticides in their home. Preventative pest control is encouraged.
3. Do not bring in old mattresses or furniture without checking them for bed bugs and pests. Cleanliness, trash, and food storage directly affect pest levels. Tenant(s) has permission to caulk or seal obvious penetrations where pests enter.
4. Extermination costs are paid by Tenant(s), except termites: report suspected termites immediately, and if present through no fault of Tenant(s), Landlord pays for termite treatment (treatment may take multiple days).
5. Bed bugs are presumed brought in by Tenant(s) in mattresses or furniture. If discovered, Tenant(s) must immediately have the entire unit professionally treated; tenants who move out leaving bed bugs are charged the full treatment cost.
6. Bats are common in this area, eat insects, and are not dangerous; report concerns to management.
7. Landlord reserves the right to charge Tenant(s) for infestation problems and damage due to Tenant(s) neglect.

9.2 Mold

1. Tenant(s) accepts the Premises as clean, mold-free, and pest-free, and must notify Landlord/Manager within five (5) days of occupancy if not. Kansas has high outdoor allergen levels; tenants with allergy symptoms are encouraged to use HEPA or similar filters.
2. There is no practical way to eliminate all mold spores indoors; controlling moisture controls mold (see epa.gov/mold). Seeing mold is not a reason to end the lease; reasonable moisture control reduces mold to normal levels.
3. Tenant(s) agrees to: promptly remove visible moisture on walls, windows, floors, ceilings, and fixtures; run the bathroom vent fan (or open a window) when showering or bathing; run the furnace and AC with a clean filter changed by Tenant(s); clean and dry damp materials within 24 to 48 hours; and clean mold off hard surfaces with water and detergent, drying completely. A dehumidifier is encouraged.
4. Tenant(s) must promptly notify Landlord in writing of water leaks, excessive moisture, standing water, mold growth that persists after household cleaning, or HVAC malfunctions.
5. Mold testing is accepted only from a neutral third-party professional testing company that does not offer mold cleanup services; store-bought kits are not accepted. Mold is present everywhere; results are reviewed to determine what is present and whether it is harmful.
6. Tenant(s) is liable for damage resulting from failure to comply with this Part, and violation is a material violation of the Lease.

10. Seasonal Duties, Fireplaces & Absences

10.1 Lawn care and snow removal

1. Unless marked as included on the Lease Summary page, Tenant(s) is entirely responsible for all lawn care (mowing, watering, upkeep) and prompt removal of snow and ice from all driveways, walkways, and steps in accordance with city ordinances.
2. When Tenant(s) is responsible for lawn care: weekly mowing and trimming, pulling weeds, and removing volunteer trees, especially near the foundation; trimming back shrubs, grass, and trees touching the structure (Landlord pays for trimming trees too high to reach, unless they got that tall through Tenant neglect); and mowing to the property line and street in all directions, including behind fences and beyond sidewalks, as city codes require.
3. When Tenant(s) is responsible for snow removal: conducting and paying for removal when needed, including city-required sidewalk clearing on all sides of the property.
4. When lawn mowing is included: frequency and level of care are determined solely by Landlord, and Landlord may water landscaping from exterior faucets if Tenant watering is insufficient. When snow removal is included: snow is removed when safely possible, from sidewalks, shared walkways, and stairs, at 3 inches or more; driveways are excluded.
5. Tenant(s) pays any city fines or costs for lack of mowing, trimming, or snow removal; if Landlord receives the fine or invoice, Tenant(s) reimburses it plus a $25 admin fee within ten (10) days of notice.

10.2 Fireplaces

1. Fireplace use is authorized only if the Lease Summary page says so. Otherwise the fireplace is strictly decorative and must not be used under any circumstances.
2. With permission: Tenant(s) may have the fireplace cleaned and inspected before use at Tenant(s) expense; no wood may be stacked against or near the structure; all ashes must be cleaned out (leaving any gas log set); and if used during the lease, Tenant(s) must have the fireplace professionally cleaned and serviced by a chimney sweep at move-out, with a paid receipt as proof. The owner does not clean fireplaces for Tenant use, including at move-in.

10.3 Winter and absences

1. Hoses must be removed from outside faucets in winter.
2. When leaving the property for more than three (3) days, Tenant(s) shall shut off the unit's main water shutoff valve (unless the shutoff is below the house).
3. Tenant(s) shall notify Landlord in advance of any absence expected to exceed seven (7) days; failure to give written notice may make Tenant(s) liable for damage worsened by the delayed reporting.

11. Move-Out Process

1. End of lease: all leases end at noon on the final day, with no extensions; time after noon may be holdover time with rent charges. Surrender the Premises in as good condition as received (ordinary wear and tear excepted), with all property and debris removed, thoroughly cleaned, and carpets professionally cleaned.
2. Forwarding addresses: immediately on move-out, provide forwarding addresses in writing: by email, written notice to the office, or the tenant portal (log in, click your name, My Account, Refund Settings, add the address, save). Addresses cannot be taken by phone. Tenants who fail to provide a correct address pay any bank, check, or stop-payment fees before a lost check is reissued.
3. Keys and remotes: deliver house and mailbox keys in an envelope labeled with the property address to the office; garage remotes stay at the property. If keys are missing, notify the office before the lease ends. Unreturned or unlabeled keys incur lock replacement charges; missing remotes are charged. Do not leave keys at the home: keys left behind without notifying the office incur a $50-per-hour charge for any delay gaining entry, and entry by Tenant(s) after keys are turned in is trespassing.
4. Alterations: remove all alterations and additions and restore the Premises to its original condition, subject to normal wear and tear. Repair or pay for all damage caused by Tenant(s) or guests, including windows, doors, fixtures, flooring, cabinets, counters, appliances, walls, ceilings, stairs, decks, and driveways.
5. Cleaning: the Premises, fixtures, and appliances must be thoroughly or professionally cleaned before the move-out inspection: floors, bathrooms, kitchen, appliances inside and out, drawers, cabinets, dusting, ceiling fans, light fixtures. Wall, door, ceiling, or paint damage must be professionally repaired and repainted to match; if you cannot do this, do not patch the holes. Utilities must be on for cleaning. No returning after keys are turned in to clean or collect items.
6. Carpet cleaning: professional carpet cleaning is required by the last day of the lease, with a receipt, regardless of early move-out, perceived move-in condition, sale of the home, planned carpet replacement, or any other reason. Renting a machine does not qualify. Failure incurs a $50 admin fee plus the professional cleaning cost. With pets, use pet odor-removing powder, vacuum, and have professionals clean with enzyme treatment, with receipts. If cleaning does not restore the carpet, replacement may be charged along with cleaning. Cleaning cannot be scheduled past the lease end date.
7. Lawn: where applicable, the yard must be cleaned up and mowed before keys are turned in.
8. Personal property: remove everything, including from outbuildings. Contents left behind are abandoned and disposed of at Tenant(s) expense; Landlord does not store left property. Animals may never be left behind.
9. Trash: the city does not pick up piles left at the curb; remove trash or arrange a special pickup before the lease ends. Nothing may be left at the curb except the trash cans; anything else incurs labor and travel charges.
10. Utilities: keep all utilities on until the last day of the written lease, even if moving out early, to avoid fees and penalties. Utilities may be shut off the morning of the scheduled date.
11. Inspection: the move-out inspection is conducted by Landlord's agent, on the agent's schedule, after cleaning and removal are complete. You are welcome to attend but need not wait; results and deposits are not discussed before, during, or after the inspection, and no repairs may be made during it.
12. Deposit and deductions: deductions are taken for damages, repairs, and cleaning at approximate cost plus an administrative fee to coordinate repairs. The Security Deposit Itemization Form is postmarked within thirty (30) days of lease end, as legally required (postmarked, not in hand). The deposit is not processed until the inspection, estimates, and move-in comparisons are complete, and no information is available before the statement. Deposits are discussed in writing only; disputes must be made in writing within thirty (30) days of the statement date (email is sufficient), and late disputes receive no response. The deposit is not the limit of liability: amounts beyond the deposit are due within thirty (30) days of the transmittal form, and unpaid balances are subject to collection remedies against Tenant(s) and guarantors plus interest at the legal Kansas rate.
13. Refunds: by mailed check or EFT (sign up in the portal before the lease ends under Refund Settings and Direct Deposit refunds). One check is issued payable to all Tenant(s) with a statement of deductions, unless every Tenant asks in writing for separate checks stating each person's share, with a forwarding address for each. Cashing a joint check requires all signatures, and the group decides the split.

12. Insurance & Liability

1. Renter's insurance is required for the entire term, with proof of coverage before taking possession or within 15 days of signing, whichever is sooner. The policy must include at least $100,000 in personal liability coverage, with Landlord and Management listed as an Additional Interest (or Interested Party) so Management is notified of cancellation or non-renewal.
2. Landlord's insurance does not cover Tenant(s) personal property. Tenant(s) insures their own belongings at their discretion, and Landlord does not reimburse loss or damage to personal property under any circumstances. Tenant(s) releases Landlord from claims for loss, damage, or inconvenience to personal property.
3. Landlord maintains fire, extended casualty, and liability insurance on the building. Landlord and Tenant(s) waive rights against each other, and their insurers waive subrogation, for losses insured against by either party to the extent of insurance proceeds.
4. Casualty: if the Premises are partially uninhabitable from fire or casualty, rent is equitably reduced until habitable or the Lease is terminated. If restoration is not finished within three (3) months, Tenant(s) may terminate by written notice. If wholly uninhabitable, either party may terminate on five (5) days written notice per Kansas law, with prepaid rent and unexpended deposit refunded; otherwise rent abates until the Premises are fit for occupancy. Rent for time the property was actually used or occupied before a habitability notice is not refunded.
5. Landlord liability and indemnity: Landlord and its property manager are not liable for injury, damage, or loss to any person or property caused by Tenant(s), occupants, guests, or other persons, including theft, burglary, assault, fire, ice, water, wind, rain, smoke, acts of God, or force majeure, excluding only willful misconduct or extreme and reckless indifference. Landlord has no duty with respect to safety or security at the Premises. Tenant(s) indemnifies and holds Landlord and its property manager harmless from liability arising from the use and occupancy of the Premises, including defense costs and reasonable attorney fees.
6. Tenant(s) shall report criminal incidents in or near the Premises to Landlord, complete reports and participate in investigations on request, and abide by any security procedures Landlord establishes.

13. Legal Provisions

1. Notices: notices must be in writing and may be given by registered or certified mail (return receipt requested) to the addresses in the Lease, delivery to the Premises after initial occupancy, or by email, text, portal announcement, personal delivery, courier, posting, or legal publication as permitted by law. Notice is effective when received (or as law provides); refusal to accept service constitutes delivery. A party may change its notice address with fifteen (15) days advance notice.
2. Entire agreement: the Lease (with these incorporated Rules and any attachments) is the entire agreement; it may be changed only in a writing signed by Landlord (or its designated property manager) and any adult Tenant, binding on all Tenants. It binds and benefits heirs, executors, administrators, successors, and assigns.
3. Application: incomplete or fraudulent information on the application or guarantor agreement is grounds for immediate termination and eviction, which does not negate the financial obligations of the Lease.
4. Subordination: Tenant(s) rights are subject and subordinate to any mortgage now or later placed on the property, and Tenant(s) will execute instruments a lender reasonably requests to effect the subordination.
5. Governing law and severability: the Lease is construed under the laws of the state where the Premises are located. Section captions are for convenience only. Invalid provisions do not terminate the Lease; the remainder stays in full force and is construed as if the invalid provision were never included.
6. Anti-terrorism: each party represents it is not a Specially Designated National and Blocked Person (Executive Order 13224) or otherwise prohibited to do business with, and will deliver a certificate to that effect on request.
7. No waiver: Landlord reserves all rights, including termination, notwithstanding acceptance of late rent or non-conforming performance.
8. Guaranty: Landlord may require a guaranty in a form acceptable to Landlord as a condition of the Lease, and may cancel the Lease before occupancy if it is not provided.
9. General: no oral agreements or representations bind either party. Time is of the essence; all payments must be made promptly. A day is a 24-hour calendar day unless stated as banking or business days.
10. Military clause (SCRA): Landlord, operating under Location Properties Management L.C., complies with the Servicemembers Civil Relief Act, including PCS orders and deployments exceeding 90 days. Active-duty servicemembers must give at least 30 days written notice from a rent-paying date with official orders (a commander's memorandum is valid only with official orders; termination is retroactive to the memorandum date once orders arrive). A spouse who finds the lease a financial burden after deployment may terminate with proper notice when relocating to their home of record. Deployment orders alone do not terminate a lease to move into military housing; moving to military housing requires subleasing until a new resident assumes the lease, verifiable through the military housing office. An intent-to-vacate form is required; staying past its date is holdover. TDY under 90 days, ETS, and DoD civilian employees are not covered.
11. Submission of lease: negotiation or submission of an offer is not an option to lease or reservation; neither party is bound until the last party signs and delivers a fully executed copy.
12. Lead-based paint: for properties built before 1978, the Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards is part of the Lease and signed by Landlord, Tenant(s), and Agent, and tenants receive the EPA pamphlet Protect Your Family from Lead in Your Home.
13. Signatures: if Tenant(s) fails to sign the Lease, occupying the unit and paying rent constitutes acceptance of all its provisions. The Lease may be executed in counterparts, and scanned or electronic copies are treated as originals.
14. Fair housing and reasonable accommodation: Landlord and Manager comply with the federal Fair Housing Act, the Kansas Act Against Discrimination, and the City of Lawrence human relations ordinance. A person with a disability may request a reasonable accommodation in rules, policies, practices, or services, or a reasonable modification of the Premises, when needed for equal opportunity to use and enjoy the dwelling, including assistance animals as described in Part 4. Requests should be made in writing through the contact form or tenant portal, and reliable documentation may be requested when the disability or the disability-related need is not apparent.
15. Manager and owner's agent disclosure (K.S.A. 58-2551): Location Properties Management L.C., 3300 Clinton Parkway Ct, Suite 110, Lawrence, KS 66047, (785) 841-7300, is authorized to manage the Premises and to act for and on behalf of the owner for the purpose of service of process and receiving notices and demands, unless the Lease states otherwise.