Rice Lofts Lease

23
water trash/recycling and ends at midnight the (not to exceed Any resident, occupant, or spouse who, according to a remaining resident's affidavit, has permanently moved out or is under court order to not enter the apartment, is (at our option) no longer entitled to occupancy, keys, or other access devices. Your apartment will be . you'll pay an initial charge of $ No one else may occupy the apartment. Persons not listed above must not We may, at our option, require at any time that you pay all rent and other sums in cash, certified or cashier's check, money order, or one monthly check rather than multiple checks. If you don't pay other access devices for The initial term of the Lease Contract begins day of , day of , Texas law requires, with some exceptions, that we must provide at no cost to you when occupancy begins: (1) a window latch on each window; (2) a doorviewer (peephole) on each exterior door; (3) a pin lock on each sliding door; (4) either a door handle latch or a security bar on each sliding door; (5) a keyless bolting device (deadbolt) on each exterior door; and (6) either a keyed doorknob lock or a keyed deadbolt lock on one entry door. Keyed lock(s) will be rekeyed after the prior resident moves out. The rekeying will be done either before you move in or within 7 days after you move in, as required by statute. If we fail to install or rekey security devices as required by law, you have the right to do so and deduct the reasonable cost from your next rent payment under Section 92.165(1), Texas Property Code. furnished or unfurnished. stay in the apartment for more than consecutive days without gas wastewater electricity cable/satellite master antenna Internet other on the stormwater/drainage per animal electronic payment, plus initial and daily late charges until we receive acceptable payment. If you don't pay $100 per animal) and a daily charge of $ notice of termination or intent to move-out as required by paragraph 37. per animal (not to exceed $10 per day per animal) from the date the animal was brought into your apartment until it is finally removed. We'll also have all other remedies for such violation. rent on time, you'll be in default You'll pay for all other utilities and services, related deposits, and any charges or fees on such utilities and services during your Lease Contract term. You must not allow any utilities (other than cable or Internet) to be cut off or switched for any reason—including disconnection for not paying your bills—until the Lease Contract term or renewal period ends. If a utility is submetered or prorated by an allocation formula, we will attach an addendum to this Lease Contract in compliance with state agency rules. If a utility is individually metered, it must be connected in your name and you must notify the utility provider of your move-out date so the meter can be timely read. If you delay getting it turned on in your name by lease commencement or cause it to be transferred back into our name before you surrender or abandon the apartment, you'll be the actual or estimated cost of the utilities used while the utility should have been connected in your name. If you are in an area open to competition and your apartment is individually metered, you may choose or change your retail electric provider at any time. If you qualify, your provider will be the same as ours, unless you choose a different provider. If you choose or change your provider, you must give us written notice. You must pay all applicable provider fees, including any fees to change service back into our name after you move out. animal rules, and all remedies under state law and this Lease Contract will be authorized. If you violate the animal restrictions of paragraph 27 or other only. The terms "you" and "your" refer to all residents listed above, and a person authorized to act in the event of a sole resident's death. The terms "we," "us," and "our" refer to the owner listed above and not to property managers or anyone else. Written notice to or from our managers constitutes notice to or from us. If anyone else has guaranteed performance of this Lease Contract, a separate Lease Contract Guaranty for each guarantor must be executed. our prior written consent, and no more than twice that many days in any one month. pay a charge of $ for each returned check or rejected liable for a $ charge (not to exceed $50 per violation), plus an initial late charge of $  Texas, . You will be provided          1st month or is due for the remainder of  at the on-site manager's office   to-month unless either party gives at least This Lease Contract will automatically renew month- for use as a private You are  , due on or before the date this Lease Contract is signed.  $ 2nd month, on  This amount : We will pay for missing security devices that are required by statute. You will pay for: (1) rekeying that you request (except when we failed to rekey after the previous resident moved out); and (2) repairs or replacements due to misuse or damage by you or your family, occupants, or guests. You must pay immediately after the work is done unless state statute authorizes advance payment. You also must pay for additional or changed security devices you request, in advance or afterward, at our option. day of the month, you'll pay residence rent, in advance and without demand: Prorated rent of $ mailbox key(s), and You've agreed to rent This Lease Contract is between the resident(s) and the owner: Date of Lease Contract: (when this Lease Contract is filled out) Apartment No. , at in The apartment will be occupied only by you and We'll pay for the following items, if checked: required to buy and maintain renter’s or liability insurance , or not required to buy renter’s or liability insurance. The total security deposit for all residents is apartment key(s), You will pay $ per month for , plus a daily late charge of per day after that date until paid in full. Daily late The following or attached special provisions and any addenda or written rules furnished to you at or before signing will become a part of this Lease Contract and will supersede any conflicting provisions of this printed Lease Contract form. You'll be liable for a reletting charge of $ of the highest monthly rent during the Lease Contract term) if you: (1) fail to move in, or fail to give written move-out notice as required in paragraphs 23 or 37; or move out without paying rent in full for the entire Lease Contract term or renewal period; or move out at our demand because of your default; or are judicially evicted. (2) (3) (4) does or does not include an animal depo- sit. Any animal deposit will be stated in an animal addendum. See paragraphs 41 and 42 for security deposit return information. all rent on or before the   days written at . (not to exceed 85%   through our online payment site $ charges will not exceed 15 days for any single month's rent. We will not impose late charges until at least the third day of the month. You'll also  Renter's insurance does not cover losses due to a flood. Information on renter's insurance is available from the Texas Department of Insurance. Subject to some limitations, under Texas law you may at any time ask us to: (1) install one keyed deadbolt lock on an exterior door if it does not have one; (2) install a security bar on a sliding glass door if it does not have one; and (3) change or rekey locks or latches. We must comply with those requests, but you must pay for them. Subject to statutory restrictions on what security devices you may request, you are now requesting us to install or change at your expense: [check one]: (year). Otherwise, you must pay your rent on or before the 1st [check one]: (year). (zip code) Our insurance does not cover the loss of or damage to your personal property. [check one]: If no item is filled in, then you are requesting none at this time. [check one] (name of apartment community or title holder). you, (list all us, (street address) (city), (list all other occupants not signing the Lease Contract): (see attached addendum) If the previous space isn't filled in, two days per month is the limit. If the number of days isn't filled in, at least 30 days notice is required. The reletting charge is not a cancellation fee and does not release you from your obligations under this Lease Contract. See the first paragraph of page 2. people signing the Lease Contract): day of each month (due date) with no grace period. Cash is unacceptable without our prior written permission. You must not withhold or offset rent unless authorized by statute. (year), If neither is checked, insurance is not required but is still strongly recommended. If not required, we urge you to get your own insurance for losses due to theft, fire, water damage, pipe leaks and other similar occurrences. KEYS, FURNITURE AND AFFIDAVIT OF MOVE-OUT. INSURANCE. Payment. PARTIES. 1. OCCUPANTS. 2. UTILITIES/SERVICES. 7. 8. LEASE CONTRACT TERM. 3. SECURITY DEPOSIT. 4. 5. SECURITY DEVICES. 9. What You Are Now Requesting. RENT AND CHARGES. 6. SPECIAL PROVISIONS. 10. UNLAWFUL EARLY MOVE-OUT; RELETTING CHARGE. 11. Apartment Lease Contract Your Initials: __________, Initials of Our Representative: _____________ Page 1 of 6 Apartment Lease Contract © 2013, Texas Apartment Association, Inc. What We Must Provide. This is a binding contract. Read carefully before signing. Special Provisions and "What If" Clauses Moving In -- General Information This Lease Contract is only valid if filled out before January 1, 2016. 77002 Houston 909 Texas Avenue June 24, 2014 MF Houston Rice Lofts, L.P. 26th 25th July 2015 500.00 2 X 1 1275.00 X 246.77 X 3rd 50.00 10.00 50.00 X Adam Williams 3 06242014172801TX14050603 1416 2 July 2014 60 10.00 100.00 Adam Williams 50.00

description

lease

Transcript of Rice Lofts Lease

Page 1: Rice Lofts Lease

water trash/recycling

and ends at midnight the

(not to exceed

Any resident,occupant, or spouse who, according to a remaining resident's affidavit, haspermanently moved out or is under court order to not enter the apartment,is (at our option) no longer entitled to occupancy, keys, or other accessdevices. Your apartment will be

.

you'll pay an initial charge of $

No one else may occupy the apartment. Persons not listed above must not

We may, at our option, require at any time that youpay all rent and other sums in cash, certified or cashier's check, moneyorder, or one monthly check rather than multiple checks. If you don't pay

other access devices for

The initial term of the Lease Contract beginsday of ,

day of ,

Texas law requires, withsome exceptions, that we must provide at no cost to you when occupancybegins: (1) a window latch on each window; (2) a doorviewer (peephole) oneach exterior door; (3) a pin lock on each sliding door; (4) either a doorhandle latch or a security bar on each sliding door; (5) a keyless boltingdevice (deadbolt) on each exterior door; and (6) either a keyed doorknoblock or a keyed deadbolt lock on one entry door. Keyed lock(s) will berekeyed after the prior resident moves out. The rekeying will be doneeither before you move in or within 7 days after you move in, as requiredby statute. If we fail to install or rekey security devices as required by law,you have the right to do so and deduct the reasonable cost from your nextrent payment under Section 92.165(1), Texas Property Code.

furnished or unfurnished.

stay in the apartment for more than consecutive days without

gas wastewater electricitycable/satellite master antenna Internetother

on the

stormwater/drainage

per animal

electronic payment, plus initial and daily late charges until we receiveacceptable payment. If you don't pay

$100 per animal) and a daily charge of $

notice of termination or intent to move-out as required by paragraph 37.

per animal (not to exceed $10 per day per animal) from the date theanimal was brought into your apartment until it is finally removed. We'llalso have all other remedies for such violation.

rent on time, you'll be in default

You'll pay for all other utilities and services, related deposits, and anycharges or fees on such utilities and services during your Lease Contractterm. You must not allow any utilities (other than cable or Internet) to becut off or switched for any reason—including disconnection for notpaying your bills—until the Lease Contract term or renewal period ends.If a utility is submetered or prorated by an allocation formula, we willattach an addendum to this Lease Contract in compliance with stateagency rules. If a utility is individually metered, it must be connected inyour name and you must notify the utility provider of your move-outdate so the meter can be timely read. If you delay getting it turned on inyour name by lease commencement or cause it to be transferred back intoour name before you surrender or abandon the apartment, you'll be

the actual or estimated cost of the utilities used while the utility shouldhave been connected in your name. If you are in an area open tocompetition and your apartment is individually metered, you may chooseor change your retail electric provider at any time. If you qualify, yourprovider will be the same as ours, unless you choose a different provider.If you choose or change your provider, you must give us written notice.You must pay all applicable provider fees, including any fees to changeservice back into our name after you move out.

animal rules,

and all remedies under state law and this Lease Contract will beauthorized. If you violate the animal restrictions of paragraph 27 or other

only. The terms "you" and "your" refer to all residents listedabove, and a person authorized to act in the event of a sole resident'sdeath. The terms "we," "us," and "our" refer to the owner listed above andnot to property managers or anyone else. Written notice to or from ourmanagers constitutes notice to or from us. If anyone else has guaranteedperformance of this Lease Contract, a separate Lease Contract Guarantyfor each guarantor must be executed.

our prior written consent, and no more than twice that many days in anyone month.

pay a charge of $ for each returned check or rejected

liable for a $ charge (not to exceed $50 per violation), plus

an initial late charge of $

Â

Texas,

.

You will beprovided

Â

Â

ÂÂÂ ÂÂÂÂ

1st month oris due for the remainder of

Â

at the on-site manager's office

Â

Â

to-month unless either party gives at leastThis Lease Contract will automatically renew month-

for use as a private

You are

Â, due on or before the date this Lease Contract is signed.

Â$

2nd month, onÂ

This amount :

We will pay for missing security devices that are required bystatute. You will pay for: (1) rekeying that you request (except when wefailed to rekey after the previous resident moved out); and (2) repairs orreplacements due to misuse or damage by you or your family,occupants, or guests. You must pay immediately after the work is doneunless state statute authorizes advance payment. You also must pay foradditional or changed security devices you request, in advance orafterward, at our option.

day of the month, you'll pay

residence

rent, in advance and without demand:

Prorated rent of $

mailbox key(s), and

You've agreed to rent

This Lease Contract is between the resident(s)

and the owner:

Date of Lease Contract:(when this Lease Contract is filled out)

Apartment No. , at

in

The apartment will be occupied only by you and

We'll pay for the following items, if checked:

required to buy and maintain renter’s or liability insurance, or

not required to buy renter’s or liability insurance.

The total security deposit for all residents is

apartment key(s),

You will pay $ per month for

,

plus a daily late charge ofper day after that date until paid in full. Daily late

The following or attached special provisionsand any addenda or written rules furnished to you at or before signingwill become a part of this Lease Contract and will supersede anyconflicting provisions of this printed Lease Contract form.

You'llbe liable for a reletting charge of $of the highest monthly rent during the Lease Contract term) if you:(1) fail to move in, or fail to give written move-out notice as required in

paragraphs 23 or 37; ormove out without paying rent in full for the entire Lease Contractterm or renewal period; ormove out at our demand because of your default; orare judicially evicted.

(2)

(3)(4)

does or does not include an animal depo-sit. Any animal deposit will be stated in an animal addendum. Seeparagraphs 41 and 42 for security deposit return information.

all rent on or before the

 Â

days written

at.

(not to exceed 85%

ÂÂ

through our online payment site

$charges will not exceed 15 days for any single month's rent. We will notimpose late charges until at least the third day of the month. You'll also

Â

Renter's insurance doesnot cover losses due to a flood. Information on renter's insurance isavailable from the Texas Department of Insurance.

Subject to some limitations, underTexas law you may at any time ask us to: (1) install one keyed deadbolt lockon an exterior door if it does not have one; (2) install a security bar on asliding glass door if it does not have one; and (3) change or rekey locks orlatches. We must comply with those requests, but you must pay for them.Subject to statutory restrictions on what security devices you may request,you are now requesting us to install or change at your expense:

[check one]:

(year). Otherwise, you must pay your rent on or before the 1st

[check one]:

(year).

(zip code)

Our insurance does not cover the loss of or damage to yourpersonal property. [check one]:

If no item is filled in, then you are requesting none at this time.

[check one]

(name of apartment community or title holder).

you, (list all

us,

(street address)(city),

(list allother occupants not signing the Lease Contract):

(seeattached addendum)

If the previous space isn't filled in, two days per month is the limit.

If the number of days isn't filled in, at least 30 days notice is required.

The reletting charge is not a cancellation fee and does not release you from yourobligations under this Lease Contract. See the first paragraph of page 2.

people signing the Lease Contract):

day of each month (due date) with no grace period. Cash is unacceptable withoutour prior written permission. You must not withhold or offset rent unlessauthorized by statute.

(year),

If neither is checked, insurance is not required but is still strongly recommended. Ifnot required, we urge you to get your own insurance for losses due to theft, fire,water damage, pipe leaks and other similar occurrences.

KEYS, FURNITURE AND AFFIDAVIT OF MOVE-OUT.

INSURANCE.

Payment.

PARTIES.1.

OCCUPANTS.2.

UTILITIES/SERVICES.7.

8.

LEASE CONTRACT TERM.3.

SECURITY DEPOSIT.4.

5.SECURITY DEVICES.9.

What You Are Now Requesting.

RENT AND CHARGES.6.

SPECIAL PROVISIONS.10. UNLAWFUL EARLY MOVE-OUT; RELETTING CHARGE.11.

Apartment Lease Contract

Your Initials: __________, Initials of Our Representative: _____________ Page 1 of 6Apartment Lease Contract © 2013, Texas Apartment Association, Inc.

What We Must Provide.

This is a binding contract. Read carefully before signing.

Special Provisions and "What If" Clauses

Moving In -- General Information

This Lease Contract is only valid if filled out before January 1, 2016.

77002Houston

909 Texas Avenue

June 24, 2014

MF Houston Rice Lofts, L.P.

26th25th July

2015

500.00

2

X

1

1275.00

X

246.77X

3rd50.00

10.00

50.00

X

Adam Williams

3

06242014172801TX14050603

1416

2

July 2014

60

10.00100.00

Adam Williams

50.00

Page 2: Rice Lofts Lease

DAMAGES AND REIMBURSEMENT.

Unless the damage orwastewater stoppage is due to our negligence, we're not liablefor—and you must pay for—repairs, replacements and damage tothe following if occurring during the Lease Contract term orrenewal period: (1) damage to doors, windows, or screens; (2)damage from windows or doors left open; and (3) damage fromwastewater stoppages caused by improper objects in linesexclusively serving your apartment.

CONTRACTUAL LIEN AND PROPERTY LEFT IN APARTMENT.

Not a Release.

12.

13.

Removal After We Exercise Lien for Rent. If your rent is delinquent,our representative may peacefully enter the apartment and removeand/or store all property subject to lien.

Removal After Surrender, Abandonment, or Eviction.

Storage.

Redemption.

Disposition or Sale.

FAILING TO PAY FIRST MONTH'S RENT.14.

RENT INCREASES AND LEASE CONTRACT CHANGES.15.

16. DELAY OF OCCUPANCY.

17. DISCLOSURE RIGHTS.

18. COMMUNITY POLICIES OR RULES.

LIMITATIONS ON CONDUCT.19.

20. PROHIBITED CONDUCT.

All property in the apartment is (unless exempt under Section54.042, Texas Property Code) subject to a contractual lien to securepayment of delinquent rent (except as prohibited by Section2306.6738, Texas Government Code, for owners supported by housingtax credit allocations).

Your Initials: __________, Initials of Our Representative: _____________ Page 2 of 6Apartment Lease Contract © 2013, Texas Apartment Association, Inc.

You must promptly pay orreimburse us for loss, damage, consequential damages, governmentfines or charges, or cost of repairs or service in the apartmentcommunity due to: a violation of the Lease Contract or rules;improper use; negligence; other conduct by you or your invitees,guests or occupants; or any other cause not due to our negligence orfault. You will indemnify and hold us harmless from all liabilityarising from the conduct of you, your invitees, guests, or occupants,or our representatives who perform at your request services notcontemplated in this Lease Contract.

We may require payment at anytime, including advance payment of repairs for which you're liable.Delay in demanding sums you owe is not a waiver.

The reletting charge is not a Lease Contractcancellation or buyout fee. It is a liquidated amount covering onlypart of our damages; that is, our time, effort, and expense in findingand processing a replacement. These damages are uncertain anddifficult to ascertain—particularly those relating to make ready,inconvenience, paperwork, advertising, showing apartments, utilitiesfor showing, checking prospects, overhead, marketing costs, andlocator-service fees. You agree that the reletting charge is a reasonableestimate of such damages and that the charge is due whether or notour reletting attempts succeed. If no amount is stipulated, you mustpay our actual reletting costs so far as they can be determined. Thereletting charge does not release you from continued liability for:future or past-due rent; charges for cleaning, repairing, repainting, orunreturned keys; or other sums due.

Written notice of entry mustbe left afterwards in the apartment in a conspicuous place—plus a listof items removed. The notice must state the amount of delinquentrent and the name, address, and phone number of the person tocontact about the amount owed. The notice must also state that theproperty will be promptly returned when the delinquent rent is fullypaid. All property in the apartment is presumed to be yours unlessproven otherwise.

We or lawofficers may remove or store all property remaining in the apartmentor in common areas (including any vehicles you or any occupant orguest owns or uses) if you are judicially evicted or if you surrender orabandon the apartment

We will store property removed under a contractual lien. Wemay, but have no duty to, store property removed after judicialeviction, surrender, or abandonment of the apartment. We're notliable for casualty loss, damage, or theft except for property removedunder a contractual lien. You must pay reasonable charges for ourpacking, removing, storing, and selling any property. We have a lienon property removed and stored after surrender, abandonment, orjudicial eviction for all sums you owe, with one exception: Our lienon property listed under Texas Property Code Section 54.042 islimited to charges for packing, removing, and storing.

If we've seized and stored property under a contractuallien for rent as authorized by law, you may redeem the property bypaying all delinquent rent due at the time of seizure. But if

you mayredeem only by paying the delinquent rent and reasonable charges forpacking, removing, and storing. If we've removed and

mayredeem only by paying all sums you owe, including rent, late charges,reletting charges, storage, damages, etc. We may return redeemed

Except for animals and property removed afterthe death of a sole resident, we may throw away or give to a charitableorganization all items of personal property that are: (1) left in theapartment after surrender or abandonment; or (2) left outside morethan 1 hour after writ of possession is executed, following judicialeviction. Animals removed after surrender, abandonment, or eviction

month's rent when or before the Lease Contract begins, all future rentwill be automatically accelerated without notice and immediatelydue. We also may end your right of occupancy and recover damages,future rent, reletting charges, attorney's fees, court costs, and otherlawful charges. Our rights, remedies, and duties under paragraphs 11and 32 apply to acceleration under this paragraph.

No rentincreases or Lease Contract changes are allowed before the initialLease Contract term ends, except for changes allowed by any specialprovisions in paragraph 10, by a written addendum or amendmentsigned by you and us, or by reasonable changes of apartment rulesallowed under paragraph 18. If, at least 5 days before the advancenotice deadline referred to in paragraph 3, we give you written noticeof rent increases or Lease Contract changes effective when the LeaseContract term or renewal period ends, this Lease Contract willautomatically continue month-to-month with the increased rent orLease Contract changes. The new modified Lease Contract will beginon the date stated in the notice (without necessity of your signature)unless you give us written move-out notice under paragraph 37. Thewritten move-out notice under paragraph 37 applies only to the endof the current Lease Contract or renewal period.

If occupancy is or will be delayed forconstruction, repairs, cleaning, or a previous resident's holding over,we're not responsible for the delay. The Lease Contract will remain in

(2) your right to terminate as set forth below. Termination notice mustbe in writing. After termination, you are entitled only to refund ofdeposit(s) and any rent paid. Rent abatement or Lease Contracttermination does not apply if delay is for cleaning or repairs that don'tprevent you from occupying the apartment.

If there is a delay and we haven't given notice of delay as set forthimmediately below, you may terminate up to the date when theapartment is ready for occupancy, but not later.

If we give written notice to any of you when or after the LeaseContract begins—and the notice states that occupancy has beendelayed because of construction or a previous resident's holdingover, and that the apartment will be ready on a specific date—you

(1)

(2) If we give written notice to any of you before the effective LeaseContract date and the notice states that construction delay is

a specific date, you may terminate the Lease Contract within 7days

for all purposes. This new date may not be moved to anearlier date unless we and you agree.

If someone requests information on you oryour rental history for law-enforcement, governmental, or businesspurposes, we may provide it. At our request, any utility providermay furnish us information about pending or actual connections ordisconnections of utility service to your apartment.

You and all guests andoccupants must comply with any written apartment rules andcommunity policies, including instructions for care of our property.Our rules are considered part of this Lease Contract. We may makereasonable changes to written rules, effective immediately, if they aredistributed and applicable to all units in the apartment community anddo not change dollar amounts on page 1 of this Lease Contract.

business conducted "at home" by computer, mail, or telephone is

We may exclude from the apartment community guests or otherswho, in our judgment, have been violating the law, violating thisLease Contract or any apartment rules, or disturbing other residents,neighbors, visitors, or owner representatives. We may also excludefrom any outside area or common area a person who refuses to showphoto identification or refuses to identify himself or herself as aresident, occupant, or guest of a specific resident in the community.

permissible if customers, clients, patients, or other business associatesdo not come to your apartment for business purposes. We mayregulate: (1) the use of patios, balconies, and porches; (2) the conductof furniture movers and delivery persons; and (3) activities incommon areas.

property at the place of storage, the management office, or theapartment (at our option). We may require payment by cash, moneyorder, or certified check.

You will notify us within 15 days if you or any occupants areconvicted of any felony, or misdemeanor involving a controlledsubstance, violence to another person or destruction of property. Youalso agree to notify us within 15 days if you or any occupants registeras a sex offender in any state. Informing us of criminal convictions orsex offender registry does not waive any rights we have against you.

For this purpose, "apartment" excludes commonareas but includes interior living areas and exterior patios, balconies,attached garages, and storerooms for your exclusive use.

may be kenneled or turned over to local authorities or humane societies.Property not thrown away or given to charity may be disposed of onlyby sale, which must be held no sooner than 30 days after written notice

mail (return receipt requested) to your last known address. The noticemust itemize the amounts you owe and the name, address, and phonenumber of the person to contact about the sale, the amount owed, andyour right to redeem the property. Sale may be public or private, issubject to any third-party ownership or lien claims, must be to thehighest cash bidder, and may be in bulk, in batches, or item-by-item.Proceeds exceeding sums owed must be mailed to you at your lastknown address within 30 days after sale.

You and your occupants or guests maynot engage in the following activities: criminal conduct; behaving in

notice ofsale (set forth as follows) is given before you seek redemption,

storedproperty after surrender, abandonment, or judicial eviction, you

of date, time, and place of sale is sent by both regular mail and certified

If you don't pay the first

force subject to: (1) abatement of rent on a daily basis during delay; and

may terminate the Lease Contract within 3 days of your receivingthe notice, but not later.

expected and that the apartment will be ready for you to occupyon

after any of you receives written notice, but not later. Thereadiness date is considered the new effective Lease Contractdate

The apartment and other areasreserved for your private use must be kept clean. Trash must bedisposed of at least weekly in appropriate receptacles in accordance withlocal ordinances. Passageways may be used only for entry or exit. Anyswimming pools, saunas, spas, tanning beds, exercise rooms, storerooms,laundry rooms, and similar areas must be used with care in accordancewith apartment rules and posted signs. Glass containers are prohibitedin or near pools and all other common areas. You, your occupants, orguests may not anywhere in the apartment community: use candles oruse kerosene lamps or heaters without our prior written approval; cookon balconies or outside; or solicit business or contributions. Conductingany kind of business (including child care services) in your apartment orin the apartment community is prohibited—except that any lawful

(see definitions in paragraph 42).

all

While You're Living in the Apartment

Adam Williams06242014172802TX14050603

Page 3: Rice Lofts Lease

Apartment Lease Contract © 2013, Texas Apartment Association, Inc. Page 3 of 6Your Initials: __________, Initials of Our Representative: _____________

Alarms and Detection Devices.

REQUESTS, REPAIRS, AND MALFUNCTIONS.

PARKING.21.

RELEASE OF RESIDENT.22.

MILITARY PERSONNEL CLAUSE.23.

RESIDENT SAFETY AND LOSS.24.

Loss.

25. CONDITION OF THE PREMISES AND ALTERATIONS.

26.

ANIMALS.27.

Crime or Emergency.

Death of Sole Resident.

IT MUST BE SIGNED AND IN WRITING

has a flat tire or is otherwise inoperable(1)(2)

takes up more than one parking space(3)belongs to a resident or occupant who has surrendered orabandoned the apartment

(4)

is on jacks, blocks or has wheel(s) missing

(5)(6)

blocks another vehicle from exiting(7)is in a fire lane or designated "no parking" area(8)is in a space marked for other resident(s) or apartment(s)(9)is on the grass, sidewalk, or patio(10)blocks garbage trucks from access to a dumpster, or(11)

You may have the right underTexas law to terminate the Lease Contract in certain situationsinvolving military deployment or transfer. You may terminate theLease Contract if you enlist or are drafted or commissioned in the U.S.Armed Forces. You also may terminate the Lease Contract if:

you are (i) a member of the U.S. Armed Forces or reserves onactive duty or (ii) a member of the National Guard called toactive duty for more than 30 days in response to a nationalemergency declared by the President;you (i) receive orders for permanent change-of-station, (ii)receive orders to deploy with a military unit or as an individualin support of a military operation for 90 days or more, (iii) arerelieved or released from active duty.

(1)

(2)

is in a space marked for office visitors, managers, or staff

(12)

We'll furnish smoke alarms or otherdetection devices required by statute or city ordinance, and we'll test themand provide working batteries when you first take possession. After that,you must pay for and replace batteries as needed, unless the law providesotherwise. We may replace dead or missing batteries at your expense,without prior notice to you. You must immediately report alarm or detectormalfunctions to us. Neither you nor others may disable alarms or detectors.

You also will be liable to us and others if you fail to report malfunctions, orany loss, damage, or fines resulting from fire, smoke, or water. Uponrequest, we will provide, as required by law, a smoke alarm capable ofalerting a person with a hearing-impairment disability.

You acceptthe apartment, fixtures, and furniture as is, except for conditions materiallyaffecting the health or safety of ordinary persons. We disclaim all impliedwarranties. You'll be given an Inventory & Condition form on or beforemove-in. Within 48 hours after move-in, you must sign and note on the formall defects or damage and return it to us. Otherwise, everything will beconsidered to be in a clean, safe, and good working condition.

If you are the sole resident and die during theLease Contract term, the Lease Contract may be terminated without penaltyby an authorized representative of your estate with at least 30 days writtennotice. Your estate will be liable for payment of rent until the latter of: (1) thetermination date, or (2) until all possessions in the apartment are removed.Your estate will also be liable for all charges and damages to the apartmentuntil it is vacated, and any removal and storage costs.

If you or anyoccupant needs to send a notice or request—for example, for repairs,installations, services, ownership disclosure or security-related matters—

to our designatedrepresentative (except in case of fire, smoke, gas, explosion, overflowingsewage, uncontrollable running water, electrical shorts, crime inprogress, or fair housing accommodation or modification). Our writtennotes on your oral request do not constitute a written request from you.

You and all occupants and guestsmust exercise due care for your own and others' safety and security,especially in the use of smoke alarms and other detection devices, doorand window locks, and other safety or security devices. You agree tomake every effort to follow the Security Guidelines on page 5. Windowscreens are not for security or keeping people from falling out.

We're not liable to any resident, guest, or occupant for personalinjury or damage, loss of personal property, or business or personalincome from any cause, including, but not limited to fire, smoke, rain,flood, water leaks, hail, ice, snow, lightning, wind, explosions,interruption of utilities, pipe leaks, theft, negligent or intentional acts ofresidents, occupants or guests, or vandalism unless otherwise requiredby law. We have no duty to remove any ice, sleet, or snow but mayremove any amount with or without notice. Unless we instruct

otherwise, you must—for 24 hours a day during freezing weather—(1)keep the apartment heated to at least 50 degrees; (2) keep cabinet andcloset doors open; and (3) drip hot and cold water faucets. You'll beliable for damage to our and others' property if damage is caused bybroken water pipes due to your violating these requirements.

We may regulate the time, manner, and place of parking allcars, trucks, motorcycles, bicycles, boats, trailers, and recreational vehicles.Motorcycles or motorized bikes may not be parked inside an apartment oron sidewalks, under stairwells, or in handicapped parking areas. We mayhave unauthorized or illegally parked vehicles towed or booted accordingto state law at the owner or operator's expense at any time if it:

is in a handicap space without the legally required handicap insignia

Unless you're entitled to terminate this LeaseContract under paragraphs 10, 16, 23, 31 or 37, you won't be released fromthis Lease Contract for any reason—including but not limited to voluntaryor involuntary school withdrawal or transfer, voluntary or involuntary jobtransfer, marriage, separation, divorce, reconciliation, loss of co-residents,loss of employment, bad health, death, or property purchase. You mayalso have the right under Texas law to terminate the Lease Contract incertain situations involving family violence, certain sexual offenses orstalking.

If we allow an animal, you must sign a separate animaladdendum and, except as set forth in the addendum, pay an animaldeposit. We will authorize an assistance or support animal for a disabledperson but will not require an animal deposit. The animal addendumincludes information governing animals, including assistance or serviceanimals. We may require a written statement from a qualified professionalverifying the need for such an animal. An animal deposit is considered ageneral security deposit. You must not feed stray or wild animals.

Dial 911 or immediately call local medicalemergency, fire, or police personnel in case of accident, fire, smoke,suspected criminal activity, or other emergency involving imminent harm.You should then contact our representative. You won't treat any of oursecurity measures as an express or implied warranty of security, or as aguarantee against crime or of reduced risk of crime. Unless otherwiseprovided by law, we're not liable to you or any guests or occupants forinjury, damage, or loss to person or property caused by criminal conductof other persons, including theft, burglary, assault, vandalism, or othercrimes. Even if previously provided, we're not obligated to furnishsecurity personnel, patrols, lighting, gates or fences, or other forms ofsecurity unless required by statute. We're not responsible for obtainingcriminal-history checks on any residents, occupants, guests, or contractorsin the apartment community. If you or any occupant or guest is affectedby a crime, you must make a written report to our representative and tothe appropriate local law-enforcement agency. You also must furnish uswith the law-enforcement agency's incident report number upon request.

After you deliver to us your written termination notice, the Lease Contractwill be terminated under this military clause 30 days after the date onwhich your next rental payment is due. You must furnish us a copy ofyour military orders, such as permanent change-of-station orders, call-uporders, or deployment orders or letter. Military permission for basehousing doesn't constitute a permanent change-of-station order. Afteryour move out, we'll return your security deposit, less lawful deductions.For the purposes of this Lease Contract, orders described in (2) above willonly release the resident who qualifies under (1) and (2) above and receivesthe orders during the Lease Contract term and such resident's spouse orlegal dependents living in the resident's household. A co-resident who isnot your spouse or dependent cannot terminate under this military clause.Unless you state otherwise in paragraph 10, you represent when signingthis Lease Contract that: (1) you do not already have deployment orchange-of-station orders; (2) you will not be retiring from the militaryduring the Lease Contract term; and (3) the term of your enlistment orobligation will not end before the Lease Contract term ends. Liquidateddamages for making a false representation of the above will be the amountof unpaid rent for the remainder of the lease term when and if you moveout, less rents from others received in mitigation under paragraph 32. Youmust immediately notify us if you are called to active duty or receivedeployment or permanent change-of-station orders.

has no current license, registration or inspection sticker, and we giveyou at least 10 days notice that the vehicle will be towed if not removed.

You must use customary diligence in maintaining the apartment and notdamaging or littering the common areas. Unless authorized by statute orby us in writing, you must not do any repairs, painting, wallpapering,carpeting, electrical changes, or otherwise alter our property. No holes orstickers are allowed inside or outside the apartment. We'll permit areasonable number of small nail holes for hanging pictures on sheetrockwalls and grooves of wood-paneled walls, unless our rules stateotherwise. No water furniture, washing machines, extra phone ortelevision outlets, alarm systems, or lock changes, additions, or rekeyingis permitted unless allowed by statute or we've consented in writing. Youmay install a satellite dish or antenna provided you sign our satellite dishor antenna lease addendum which complies with reasonable restrictionsallowed by federal law. You agree not to alter, damage, or remove ourproperty, including alarm systems, detection devices, furniture, telephoneand television wiring, screens, locks, and security devices. When youmove in, we'll supply light bulbs for fixtures we furnish, includingexterior fixtures operated from inside the apartment; after that, you'llreplace them at your expense with bulbs of the same type and wattage.Your improvements to the apartment (whether or not we consent)become ours unless we agree otherwise in writing.

We are committed to the principles of fair housing. In accordance withfair housing laws, we will make reasonable accommodations to our rules,policies, practices or services, and/or will allow reasonable modificationsunder such laws to give persons with disabilities access to and use of thisapartment community. We may require you to sign an addendumregarding the approval and implementation of such accommodations ormodifications, as well as restoration obligations, if any.

Our complying with or responding to any oral request regardingsecurity or any other matters doesn't waive the strict requirement forwritten notices under this Lease Contract. You must promptly notify usin writing of: water leaks; mold; electrical problems; malfunctioninglights; broken or missing locks or latches; and other conditions that posea hazard to property, health, or safety. We may change or install utilitylines or equipment serving the apartment if the work is done reasonablywithout substantially increasing your utility costs. We may turn offequipment and interrupt utilities as needed to avoid property damage orto perform work. If utilities malfunction or are damaged by fire, water,or similar cause, you must notify our representative immediately. Airconditioning problems are normally not emergencies. If air conditioningor other equipment malfunctions, you must notify us as soon as possibleon a business day. We'll act with customary diligence to make repairsand reconnections, taking into consideration when casualty insuranceproceeds are received. Rent will not abate in whole or in part.

If we believe that fire or catastrophic damage is substantial, or thatperformance of needed repairs poses a danger to you, we may terminatethis Lease Contract by giving you at least 5 days written notice. We mayalso remove personal property if it causes a health or safety hazard. Ifthe Lease Contract is so terminated, we'll refund prorated rent and alldeposits, less lawful deductions.

If you or any guest or occupant violates animal restrictions (with or withoutyour knowledge), you'll be subject to charges, damages, eviction, and otherremedies provided in this Lease Contract. If an animal has been in theapartment at any time during your term of occupancy (with or without ourconsent), we'll charge you for all cleaning and repair costs, includingdefleaing, deodorizing, and shampooing. Initial and daily animal-violationcharges and animal-removal charges are liquidated damages for our time,inconvenience, and overhead (except for attorney's fees and litigation costs)in enforcing animal restrictions and rules. We may remove an unauthorizedanimal by (1) leaving, in a conspicuous place in the apartment, a 24-hourwritten notice of intent to remove the animal, and (2) following theprocedures of paragraph 28. We may keep or kennel the animal or turn it

a loud or obnoxious manner; disturbing or threatening the rights, comfort,health, safety, or convenience of others (including our agents and employees)in or near the apartment community; disrupting our business operations;manufacturing, delivering, or possessing a controlled substance or drugparaphernalia; engaging in or threatening violence; possessing a weaponprohibited by state law; discharging a firearm in the apartment community;displaying or possessing a gun, knife, or other weapon in the common area ina way that may alarm others; storing anything in closets having gasappliances; tampering with utilities or telecommunications; bringinghazardous materials into the apartment community; using windows for entryor exit; heating the apartment with a gas-operated cooking stove or oven; orinjuring our reputation by making bad faith allegations against us to others.

If you damage or disable the smoke alarm, or remove a battery without replacing itwith a working battery, you may be liable to us under Section 92.2611, TexasProperty Code for $100 plus one month's rent, actual damages, and attorney's fees.

and

or

No animals (including mammals, reptiles, birds, fish, rodents,amphibians, arachnids, and insects) are allowed, even temporarily, anywherein the apartment or apartment community unless we've so authorized inwriting.

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(specify name of one resident).

and

only when we consent in writing.

will not

will

or

If you default or holdover, we may end your right of occupancy bygiving you a 24-hour written notice to vacate.

(check one)

If neither is checked, then the refund will be made in one check jointlypayable to all residents.

willwill

Instead of giving the two written requests referred to above, you maygive us one request by certified mail, return receipt requested, or byregistered mail—after which we will have a reasonable time for repairor remedy. "Reasonable time" takes into account the nature of theproblem and the reasonable availability of materials, labor, andutilities. Your rent must be current at the time of any request. Wewill refund security deposits and prorated rent as required by law.

(1) written notice of the entry is left in a conspicuous place in theapartment immediately after the entry;

(2)

Each resident is jointly

Replacing a resident,subletting, or assignment is allowed Ifdeparting or remaining residents find a replacement residentacceptable to us before moving out and we expressly consent to thereplacement, subletting, or assignment, then:

a reletting charge be due;

the departing and remaining residents remain liable for allLease Contract obligations for the rest of the original LeaseContract term.

(1)(2)

(3)

If we approve a replacement resident,then, at our option: (1) the replacement resident must sign this LeaseContract with or without an increase in the total security deposit;(2) the remaining and replacement residents must sign an entirely newLease Contract. Unless we agree otherwise in writing, your securitydeposit will automatically transfer to the replacement resident as ofthe date we approve. The departing resident will no longer have aright to occupancy or a security deposit refund, but will remain liablefor the remainder of the original Lease Contract term unless we agreeotherwise in writing—even if a new Lease Contract is signed.

We'll act with customary diligenceto:

keep common areas reasonably clean, subject to paragraph 25;(1)maintain fixtures, hot water, heating, and A/C equipment;(2)substantially comply with all applicable laws regarding safety,sanitation, and fair housing; and

(3)

make all reasonable repairs, subject to your obligation to pay fordamages for which you are liable.

(4)

If we violate any of the above, you may possibly terminate this LeaseContract and exercise other remedies under Texas Property CodeSection 92.056 by following this procedure:(a) all rent must be current and you must make a written request

for repair or remedy of the condition—after which we'll have areasonable time for repair or remedy;

(b)repair or remedy (to make sure that there has been no

miscommunication between us)—after which we'll have areasonable time for the repair or remedy; andif the repair or remedy still hasn't been accomplished within thatreasonable time period, you may immediately terminate thisLease Contract by giving us a final written notice. You also mayexercise other statutory remedies, including those under TexasProperty Code Section 92.0561.

(c)

You'll be in default if: (1) you don't payrent or other amounts that you owe on time; (2) you or any guest oroccupant violates this Lease Contract, apartment rules, or fire, safety,health, or criminal laws, regardless of whether or where arrest orconviction occurs; (3) you abandon the apartment; (4) you giveincorrect or false answers in a rental application; (5) you or anyoccupant is arrested, charged, detained, convicted, or given deferredadjudication or pretrial diversion for (i) a felony offense involvingactual or potential physical harm to a person, or involving possession,manufacture, or delivery of a controlled substance, marihuana, ordrug paraphernalia as defined in the Texas Controlled SubstancesAct, or (ii) any sex-related crime, including a misdemeanor; (6) anyillegal drugs or paraphernalia are found in your apartment; or (7) youor any occupant, in bad faith, makes an invalid habitability complaintto an official or employee of a utility company or the government.

Notice may be by: (1)regular mail; (2) certified mail, return receipt requested; (3) personaldelivery to any resident; (4) personal delivery at the apartment to anyoccupant over 16 years old; or (5) affixing the notice to the inside ofthe apartment's main entry door. Notice by mail only will beconsidered delivered on the earlier of: (1) actual delivery, or (2) threedays (not counting Sundays or federal holidays) after the notice isdeposited in the U.S. Postal Service with postage. Termination ofyour possession rights or subsequent reletting doesn't release youfrom liability for future rent

Unless we elect not to accelerate rent, all monthly rentfor the rest of the Lease Contract term or renewal period will beaccelerated automatically without notice or demand (before or afteracceleration) and will be immediately due and delinquent if, without

You or any occupant, invitee, or guest must not hold overbeyond the date contained in your move-out notice or our notice tovacate (or beyond a different move-out date agreed to by the parties in

If you move out early, you'll be subject to

diligence to relet and minimize damages. We'll credit all subsequentrent that we actually receive from subsequent residents against yourliability for past-due and future rent and other sums due.

If you or any guest or occupant is present,then repairers, servicers, contractors, our representatives, or otherpersons listed in (2) below may peacefully enter the apartment atreasonable times for the purposes listed in (2) below. If nobody is inthe apartment, then such persons may enter peacefully and atreasonable times by duplicate or master key (or by breaking awindow or other means when necessary) if:

Security deposit refund check and any deduction itemizations will beby:

 one check jointly payable to all residents and mailed to anyone resident we choose, OR one check payable and mailed to

property owned or leased by former residents; inspecting whenimmediate danger to person or property is

entry is for: responding to your request; making repairs orreplacements; estimating repair or refurbishing costs; performingpest control; doing preventive maintenance; checking for waterleaks; changing filters; testing or replacing detection or alarmdevice(s) or batteries; retrieving unreturned tools, equipment, orappliances; preventing waste of utilities; exercising ourcontractual lien; leaving notices; delivering, installing,reconnecting, or replacing appliances, furniture, equipment, orsecurity devices; removing or rekeying unauthorized securitydevices; removing unauthorized window coverings; stoppingexcessive noise; removing health or safety hazards (includinghazardous materials), or items prohibited under our rules;removing perishable foodstuffs if your electricity is disconnected;removing unauthorized animals; disconnecting utilities involvingbona fide repairs, emergencies or construction; retrieving

reasonably suspected;allowing persons to enter as you authorized in your rentalapplication (if you die, are incarcerated, etc.); allowing entry by alaw officer with a search or arrest warrant, or in hot pursuit;showing apartment to prospective residents (after move-out orvacate notice has been given); or showing apartment to governmentrepresentatives for the limited purpose of determining housing andfire ordinance compliance, and to lenders, appraisers, contractors,prospective buyers, or insurance agents.

and severally liablefor all Lease Contract obligations. If you or any guest or occupantviolates the Lease Contract or rules, all residents are considered to haveviolated the Lease Contract. Our requests and notices (including salenotices) to any resident constitute notice to all residents and occupants.Notices and requests from any resident or occupant constitute noticefrom all residents. Your notice of Lease Contract termination may begiven only by residents. In eviction suits, each resident is considered theagent of all other residents in the apartment for service of process. Anyresident who defaults under this Lease Contract will indemnify thenon-defaulting residents and their guarantors.

or other Lease Contract obligations. After

giving notice to vacate or filing an eviction suit, we may still accept rentor other sums due; the filing or acceptance doesn't waive or diminish ourright of eviction, or any other contractual or statutory right. Acceptingmoney at any time doesn't waive our right to damages; past or futurerent or other sums; or to continue with eviction proceedings.

our written consent: (1) you move out, remove property in preparing tomove out, or give oral or written notice (by you or any occupant) ofintent to move out before the Lease Contract term or renewal periodends; and (2) you've not paid all rent for the entire Lease Contract termor renewal period. Such conduct is considered a default for which weneed not give you notice. Remaining rent also will be accelerated ifyou're judicially evicted or move out when we demand because you'vedefaulted. Acceleration is subject to our mitigation obligations below.

on a daily basis and may become delinquent without notice or demand;(2) rent for the holdover period will be increased by 25% over the then-existing rent, without notice; (3) you'll be liable to us (subject to ourmitigation duties) for all rent for the full term of the previously signedLease Contract of a new resident who can't occupy because of theholdover; and (4) at our option, we may extend the Lease Contractterm—for up to one month from the date of notice of Lease Contractextension—by delivering written notice to you or your apartment whileyou continue to hold over.

a reasonable administrative (paperwork) fee be due, and arekeying fee be due if rekeying is requested or required; and

if we fail to do so, you must make a second written request forthe

writing). If a holdover occurs, then: (1) holdover rent is due in advance

We may report unpaid amounts to credit agencies. Ifyou default and move out early, you will pay us any amounts stated to berental discounts or concessions agreed to in writing, in addition to othersums due. Upon your default, we have all other legal remedies, includingLease Contract termination and statutory lockout under Section 92.0081,Texas Property Code,

A prevailing party may recover reasonableattorney's fees and all other litigation costs from the non-prevailingparties, except a party may not recover attorney's fees and litigation costsin connection with a party's claims seeking personal injury, sentimental,exemplary or punitive damages. We may recover attorney's fees inconnection with enforcing our rights under this Lease Contract. Youagree that late charges are liquidated damages and a reasonable estimateof such damages for our time, inconvenience, and overhead associatedwith collecting late rent (but are not for attorney's fees and litigationcosts). All unpaid amounts you owe, including judgments, bear 18%interest per year from due date, compounded annually. You must pay allcollection-agency fees if you fail to pay all sums due within 10 days afterwe mail you a letter demanding payment and stating that collectionagency fees will be added if you don't pay all sums by that deadline.

paragraph 11 and all other remedies. We'll exercise customary

over to a humane society or local authority. When keeping or kenneling ananimal, we won't be liable for loss, harm, sickness, or death of the animalunless due to our negligence. We'll return the animal to you upon request ifit has not already been turned over to a humane society or local authority.You must pay for the animal's reasonable care and kenneling charges. Wehave no lien on the animal for any purpose.

MULTIPLE RESIDENTS.29.

REPLACEMENTS AND SUBLETTING.30. Procedures for Replacement.

RESPONSIBILITIES OF OWNER.31.

DEFAULT BY RESIDENT.32.

Eviction.

Acceleration.

Holdover.

Other Remedies.

Mitigation of Damages.

28. WHEN WE MAY ENTER.

except as lockouts and liens are prohibited bySection 2306.6736, Texas Government Code, for owners supported byhousing tax credit allocations.

Apartment Lease Contract © 2013, Texas Apartment Association, Inc. Page 4 of 6Your Initials: __________, Initials of Our Representative: _____________

Replacements

Responsibilities of Owner and Resident

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The move-out date in your notice  must be the lastday of the month; or  may be the exact day designated in yournotice.

No action or omission by us will be considered awaiver of our rights or of any subsequent violation, default, or time or

Exercising one remedy won't constitute an election or waiver of otherremedies. Insurance subrogation is waived by all parties. All remediesare cumulative. No employee, agent, or management company ispersonally liable for any of our contractual, statutory, or otherobligations merely by virtue of acting on our behalf. This LeaseContract binds subsequent owners. Neither an invalid clause nor theomission of initials on any page invalidates this Lease Contract. Allnotices and documents may be in English and, at our option, in anylanguage that you read or speak. All provisions regarding ournon-liability and non-duty apply to our employees, agents, andmanagement companies. This Lease Contract is subordinate toexisting and future recorded mortgages, unless the owner's lenderchooses otherwise. All Lease Contract obligations must be performedin the county where the apartment is located.

Payment of all sums is an independent covenant. Whenwe receive money, other than sale proceeds under paragraph 13 orutility payments subject to government regulation, we may apply it atour option and without notice first to any of your unpaid obligations,then to current rent. We may do so regardless of notations on checksor money orders and regardless of when the obligations arose. Allsums other than rent are due upon our demand. After the due date,we do not have to accept the rent or any other payments.

We represent that, at the time of signing thisLease Contract: (1) we; (2) the management company that representsus; or (3) any locator service that procured you is a member in goodstanding of both the Texas Apartment Association and the affiliatedlocal apartment association for the area where the apartment islocated. The member is either an owner/management companymember or an associate member doing business as a locator service(whose name and address must be disclosed on page 6). If not, thefollowing applies: (1) this Lease Contract is voidable at your optionand is unenforceable by us (except for property damages); and (2) wemay not recover past or future rent or other charges. The aboveremedies also apply if both of the following occur: (1) the LeaseContract is automatically renewed on a month-to-month basis two ormore times after membership in TAA and the local association haslapsed; and (2) neither the owner nor the management company is amember of TAA and the local association at the time of the thirdautomatic renewal. A signed affidavit from the local affiliatedapartment association which attests to non-membership when theLease Contract or renewal was signed will be conclusive evidence ofnon-membership. The Lease Contract is voidable at your option if theLease Contract or any lease addendum (that is a copyrighted TAAform) fails to show at the bottom of each page the names of alloriginal residents listed in paragraph 1, or contains the same formidentification code as any other resident's Lease Contract or leaseaddendum; or if your TAA Rental Application contains the sameform identification code as any other resident's Rental Application.Governmental entities may use TAA forms if TAA agrees in writing.

We care about your safety and that ofother occupants and guests.

We may deactivate or not install keyless bolting devices on yourdoors if: (1) you or an occupant in the dwelling is over 55 or disabled,

are satisfied.

Television channels that are provided may be changed during theLease Contract term if the change applies to all residents. Utilitiesmay be used only for normal household purposes and must not bewasted. If your electricity is ever interrupted, you must use onlybattery-operated lighting.

Inform all other occupants in your apartment, including any childrenyou may have, about these guidelines. We recommend that allresidents and occupants use common sense and follow crimeprevention tips, such as those listed below:

• In case of emergency, call 911. Always report emergencies toauthorities first and then contact the management.

• Report any suspicious activity to the police first, and then followup with a written notice to us.

• Know your neighbors. Watching out for each other is one of thebest defenses against crime.

• Always be aware of your surroundings and avoid areas that arenot well-traveled or well-lit.

• Keep your keys handy at all times when walking to your car orhome.

• Do not go inside if you arrive home and find your door open. Callthe police from another location and ask them to meet you beforeentering.

• Make sure door locks, window latches and sliding glass doors areproperly secured at all times.

• Use the keyless deadbolt in your apartment when you are athome.

• Don't put your name or address on your key ring or hide extrakeys in obvious places, like under a flower pot. If you lose a key orhave concerns about key safety, we will rekey your locks at yourexpense, in accordance with paragraph 9 of the Lease Contract.

• Check the door viewer before answering the door. Don't openthe door if you don't know the person or have any doubts.Children who are old enough to take care of themselves shouldnever let anyone inside when home without an adult.

• Regularly check your security devices, smoke alarms and otherdetection devices to make sure they are working properly.Alarms and detection device batteries should be tested monthlyand replaced at least twice a year.

• Immediately report in writing (dated and signed) to us anyneeded repairs of security devices, doors, windows, smokealarms and other detection devices, as well as any othermalfunctioning safety devices on the property, such as brokenaccess gates, burned out exterior lights, etc.

• If your doors or windows are not secure due to a malfunction orbreak-in, stay with a friend or neighbor until the problem is fixed.

• When you leave home, make sure someone knows where you'regoing and when you plan to be back.

• Lock your doors and leave a radio or TV playing softly whileyou're gone. Close curtains, blinds and window shades at night.

• While gone for an extended period, secure your home and uselamp timers. Also stop all deliveries (such as newspaper andmail) or have these items picked up daily by a friend.

• Know at least two exit routes from your home, if possible.

• Don't give entry keys, codes or gate access cards to anyone.

• Always lock the doors on your car, even while driving. Take thekeys and remove or hide any valuables. Park your vehicle in awell-lit area.

• Check the backseat before getting into your car. Be carefulstopping at gas stations or automatic-teller machines at night—oranytime when you suspect danger.

There are many other crime prevention tips readily available frompolice departments and others.

Before moving out, you must give ourrepresentative advance written move-out notice as provided below.Your move-out notice will not release you from liability for the fullterm of the Lease Contract or renewal term. You will still be liable forthe entire Lease Contract term if you move out early (paragraph 22)except under paragraphs 10, 16, 22, 23 or 31. YOUR MOVE-OUTNOTICE MUST COMPLY WITH EACH OF THE FOLLOWING:

Your move-out notice must be in writing. Oral move-out noticewill not be accepted and will not terminate your Lease Contract.

We must receive advance written notice of your move-out date.The advance notice must be at least the number of days of noticerequired in paragraph 3 or in special provisions—even if theLease Contract has become a month-to-month lease. If a move-out notice is received on the first, it will suffice for move-out onthe last day of the month of intended move-out, provided thatall other requirements below are met.

If we fail to provide a reminder notice, 30 days writtennotice to move-out is required.

YOUR NOTICE IS NOT ACCEPTABLE IF IT DOES NOT COMPLYWITH ALL OF THE ABOVE.

Your move-out notice must not terminate the Lease Contract

place of performance. Our not enforcing or belatedly enforcingwritten-notice requirements, rental due dates, acceleration, liens, orother rights isn't a waiver under any circumstances. Except whennotice or demand is required by statute, you waive any notice anddemand for performance from us if you default. Written notice to orfrom our managers constitutes notice to or from us. Any person givinga notice under this Lease Contract should retain a copy of the memo,letter, or fax that was given, as well as any fax transmittal verification.Fax or electronic signatures are binding. All notices must be signed.Notices may be given by email or other electronic transmission.

and (2) the requirements of Section 92.153(e) or (f), Texas PropertyCode

If we require you to give us more than 30 days written notice tomove-out before the end of the Lease Contract term, we will giveyou a written reminder not less than 5 days nor more than 90days before your deadline for giving us your written move-outnotice.

We recommend you use our writtenmove-out form to ensure you provide the information needed. Youmust obtain from us written acknowledgment that we received yourmove-out notice. If we terminate the Lease Contract, we must give youthe same advance notice—unless you are in default.

sooner than the end of the Lease Contract term or renewal period.

[check one]:

If neither is checked, the second applies.

Neither we nor any of our representatives have madeany oral promises, representations, or agreements. This Lease Contract is theentire agreement between you and us. Our representatives (includingmanagement personnel, employees, and agents) have no authority to waive,amend, or terminate this Lease Contract or any part of it, unless in writing,and no authority to make promises, representations, or agreements thatimpose security duties or other obligations on us or our representativesunless in writing.

MISCELLANEOUS.33.

PAYMENTS.34.

TAA MEMBERSHIP.

SECURITY GUIDELINES.36.

35.

MOVE-OUT NOTICE.37.

not

Apartment Lease Contract © 2013, Texas Apartment Association, Inc. Page 5 of 6Your Initials: __________, Initials of Our Representative: _____________

No security system is failsafe. Even thebest system can't prevent crime. Always act as if security systemsdon't exist since they are subject to malfunction, tampering, andhuman error. We disclaim any express or implied warranties ofsecurity. The best safety measures are the ones you perform as amatter of common sense and habit.

General Clauses

Security Guidelines for Residents

When Moving Out

Adam Williams06242014172805TX14050603

X

Page 6: Rice Lofts Lease

ÂÂÂ

ÂÂ

Date signed

Â

central system costs

TCEQ Tenant Guide to Water AllocationÂ

Â

Additional Special ProvisionsÂ

Â

Allocation Addendum for:

electricity ÂÂÂ

Satellite Dish or Antenna AddendumRepair or Service Request Form

)

Move-Out Cleaning InstructionsMold Information and Prevention Addendum

Lead Hazard Information and Disclosure Addendum

Enclosed Garage, Carport or Storage Unit Addendum

Asbestos Addendum (if asbestos is present)

Animal Addendum

You'll be liable for the following charges, if applicable: unpaid rent;unpaid utilities; unreimbursed service charges; repairs or damagescaused by negligence, carelessness, accident, or abuse, includingstickers, scratches, tears, burns, stains, or unapproved holes;replacement cost of our property that was in or attached to theapartment and is missing; replacing dead or missing alarm ordetection device batteries at any time; utilities for repairs or cleaning;trips to let in company representatives to remove your telephone,Internet, or television services or rental items (if you so request orhave moved out); trips to open the apartment when you or any guestor occupant is missing a key; unreturned keys; missing or burned-outlight bulbs; removing or rekeying unauthorized security devices oralarm systems; agreed reletting charges; packing, removing, or storingproperty removed or stored under paragraph 13; removing or bootingillegally parked vehicles; special trips for trash removal caused byparked vehicles blocking dumpsters; false security-alarm charges

The move-out date can't be changedunless we and you both agree in writing. You won't move out beforethe Lease Contract term or renewal period ends unless all rent for theentire Lease Contract term or renewal period is paid in full. Earlymove-out may result in reletting charges and acceleration of futurerent under paragraphs 11 and 32. You're prohibited by law

dateyou are supposed to move out. All residents, guests, and occupantsmust surrender or abandon the apartment before the 30-day periodfor deposit refund begins. You must give us and the U.S. PostalService, in writing, each resident's forwarding address.

You must thoroughly clean the apartment, includingdoors, windows, furniture, bathrooms, kitchen appliances, patios,balconies, garages, carports, and storage rooms. You must followmove-out cleaning instructions if they have been provided. If youdon't clean adequately, you'll be liable for reasonable cleaningcharges—including charges for cleaning carpets, draperies, furniture,walls, etc. that are soiled beyond normal wear (that is, wear or soilingthat occurs without negligence, carelessness, accident, or abuse).

You should meet with our representativefor a move-out inspection. Our representative has no authority to bind

statements or estimates by us or our representative are subject to ourcorrection, modification, or disapproval before final refunding oraccounting.

You'll be liable to us for: (1) charges for replacing all keys and access

your actual move-out date; (2) accelerated rent if you have violatedparagraph 32; and (3) a reletting fee if you have violated paragraph 11.

We'll mail you your security deposit refund (less lawfuldeductions) and an itemized accounting of any deductions no laterthan 30 days after surrender or abandonment, unless statutes provideotherwise.

You have the apartment when: (1) the move-out date haspassed and no one is living in the apartment in our reasonablejudgment; or (2) apartment keys and access devices listed inparagraph 5 have been turned in to us—whichever date occurs first.

You have the apartment when all of the following haveoccurred: (1) everybody appears to have moved out in our reasonablejudgment; (2) clothes, furniture, and personal belongings have beensubstantially removed in our reasonable judgment; (3) you've been indefault for non-payment of rent for 5 consecutive days, or water, gas,or electric service for the apartment not connected in our name hasbeen terminated or transferred; and (4) you've not responded for 2days to our notice left on the inside of the main entry door, statingthat we consider the apartment abandoned. An apartment is also"abandoned" 10 days after the death of a sole resident.

This Lease Contract has beenexecuted in multiple originals, each with original signatures—one foryou and one or more for us. Our rules and community policies, if any,will be attached to the Lease Contract and given to you at signing.

should retain a copy. The items checked below are attached to andbecome a part of this Lease Contract and are binding even if notinitialed or signed.

Â

ÂÂ

ÂÂ

ÂÂ

Â

ÂÂ

Â

Â

Â

Â

Â

Â

Access Gate Addendum

Apartment Rules or Community Policies

Inventory & Condition FormIntrusion Alarm Addendum

Lease Contract Guaranty ( guaranties, if more than one)

Parking Permit or Sticker (quantity:

water gasOther

Notice of Intent to Move Out Form

electricity  water gas trash/recycling

 Early Termination Addendum

Military SCRA Addendum

unless due to our negligence; animal-related charges underparagraphs 6 and 27; government fees or fines against us for violation(by you, your occupants, or guests) of local ordinances relating toalarms and detection devices, false alarms, recycling, or other matters;late-payment and returned-check charges; a charge (not to exceed$100) for our time and inconvenience in our lawful removal of ananimal or in any valid eviction proceeding against you, plus attorney'sfees, court costs, and filing fees actually paid; and other sums dueunder this Lease Contract.

 Rent Concession Addendum

 cable/satellite

 Other

Date signed

Date signed

Date signed

 Renter’s or Liability Insurance Addendum

(Always call 911 for police, fire or medical emergencies)

Bed Bug Addendum

stormwater/drainage services/government fees

Utility Submetering Addendum for:

Surrender, abandonment, or judicial eviction ends your right ofpossession for all purposes and gives us the immediate right to: cleanup, make repairs in, and relet the apartment; determine any securitydeposit deductions; and remove property left in the apartment.Surrender, abandonment, and judicial eviction affect your rights toproperty left in the apartment (paragraph 13), but do not affect ourmitigation obligations (paragraph 32).

Legal Description of Apartment (optional, if rental term longer than one year)

fromapplying any security deposit to rent. You won't stay beyond the

or limit us regarding deductions for repairs, damages, or charges. Any

devices referenced in paragraph 5 if you fail to return them on or before

When an Inventory and Condition form is completed, both you and we

TAA Official Statewide Form 13-A/B-1/B-2; Revised October, 2013; Copyright 2013, Texas Apartment Association, Inc.Apartment Lease Contract Page 6 of 6

SECURITY DEPOSIT DEDUCTIONS AND OTHER CHARGES.41.

MOVE-OUT PROCEDURES.38.

CLEANING.39.

MOVE-OUT INSPECTION.40.

DEPOSIT RETURN, SURRENDER, AND ABANDONMENT.42.

43. ORIGINALS AND ATTACHMENTS.You are legally bound by this document.

Please read it carefully.

Before submitting a rental applicationor signing a Lease Contract, you may take a copy

of these documents to review and/or consult an attorney.

Additional provisions or changes may be madein the Lease Contract if agreed to in writing by all parties.

You are entitled to receive an original of this Lease Contractafter it is fully signed. Keep it in a safe place.

surrendered

abandoned

(all sign below)

(signing on behalf of owner)

(same as on top of page 1)

(if applicable—mustbe completed to verify TAA membership under paragraph 35):

Resident or Residents

Owner or Owner's Representative

Address and phone number of owner's representative for notice purposes

Date form is filled out

Name, address and telephone number of locator serviceAfter-hours phone number

Signatures, Originals and Attachments

Adam Williams

Adam Williams

06242014172806TX14050603

909 Texas Avenue

Houston, TX 77002

(713)228-7423

06/24/2014

The Rice

Page 7: Rice Lofts Lease

Federally Required Lead Hazard Informationand Disclosure Addendum

IMPORTANT NOTICE TO RESIDENTS:

While the information must be distributed to residents before they become obligated under the lease for most types of housing built before1978, it does not mean that the dwelling contains lead-based paint (LBP).

NOTE:

The following information is taken from a brochure entitled "Protect Your Family from Lead in Your Home"prepared by the U.S. Environmental Protection Agency, the U.S. Consumer Product Safety Commission and the U.S. Department of Housing and UrbanDevelopment.

The brochure was written in general terms and applies to both home purchasersand renters. The information outlines action that can be taken to test for, remove or abate LBP in a dwelling. The TAA Lease Contract

about the presence ofLBP in your dwelling, please contact the owner or management company before taking any action to test, abate or remove LBP. Page references in thecontent of this form are to pages in the EPA brochure.

specifically prohibits aresident from performing this type of work—only the dwelling owner may do so under the lease contract. If you have any questions

© Texas Apartment Association, Inc., 2013 Page 1 of 5

Are You Planning To Buy or Rent a Home BuiltBefore 1978?

Simple Steps to Protect Your Familyfrom Lead Hazards

Lead Gets into the Body in Many Ways

lead-basedpaint?

Read this entire brochure to learn:

Before renting or buying a pre-1978 home or apartment, federallaw requires:

If undertaking renovations, repairs, or painting (RRP) projects inyour pre-1978 home or apartment:

If you think your home has lead-based paint:

epa.gov/lead.

Adults and children can get lead into their bodies if they:

Lead is especially dangerous to children under the age of 6.

Women of childbearing age should know that lead is dangerous toa developing fetus.

21

Did you know that many homes built before 1978 haveLead from paint, chips, and dust can pose serious health

hazards.

• How lead gets into the body

• About health effects of lead

• What you can do to protect your family

• Where to go for more information

• Sellers must disclose known information on lead-based paint or lead-based paint hazards before selling a house.

• Landlords must disclose known information on lead-based paint andlead-based paint hazards before leases take effect. Leases mustinclude a specific warning statement about lead-based paint.

• Read EPA's pamphlet,to learn about the lead-safe work practices that contractors are

required to follow when working in your home (see page 12).

• Don't try to remove lead-based paint yourself.

• Always keep painted surfaces in good condition to minimizedeterioration.

• Get your home checked for lead hazards. Find a certifiedinspector or risk assessor at

• Talk to your landlord about fixing surfaces with peeling orchipping paint.

• Regularly clean floors, window sills, and other surfaces.

• Take precautions to avoid exposure to lead dust whenremodeling.

• When renovating, repairing, or painting, hire only EPA- or state-approved Lead-Safe certified renovation firms.

• Before buying, renting, or renovating your home, have itchecked for lead-based paint.

• Consult your health care provider about testing your childrenfor lead. Your pediatrician can check for lead with a simpleblood test.

• Wash children's hands, bottles, pacifiers, and toys often.

• Make sure children avoid fatty (or high fat) foods and eatnutritious meals high in iron and calcium.

• Remove shoes or wipe soil off shoes before entering yourhouse.

• Breathe in lead dust (especially during activities such as renovations,repairs, or painting that disturb painted surfaces).

• Swallow lead dust that has settled on food, food preparation surfaces,and other places.

• Eat paint chips or soil that contains lead.

• At this age, children's brainsand nervous systems aremore sensitive to thedamaging effects of lead.

• Children's growing bodiesabsorb more lead.

• Babies and young childrenoften put their hands andother objects in theirmouths. These objects canhave lead dust on them.

• Women with a high lead level in their system before or duringpregnancy risk exposing the fetus to lead through the placentaduring fetal development.

Real estate sales contracts must include a specific warning statementabout lead-based paint. Buyers have up to 10 days to check for lead.

The Lead-Safe Certified Guide to RenovateRight,

Adam Williams06242014172807TX14050603

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43

It is important to know thateven exposure to low levels of lead can severely harm children.

• Nervous system and kidney damage

• Learning disabilities, attention deficitdisorder, and decreased intelligence

• Speech, language, and behaviorproblems

• Poor muscle coordination

• Decreased muscle and bone growth

• Hearing damage

While low-lead exposure is most common,exposure to high amounts of lead can havedevastating effects on children, includingseizures, unconsciousness, and, in some cases, death.

Although children are especially susceptible to lead exposure, lead canbe dangerous for adults, too.

• Harm to a developing fetus

• Increased chance of high blood pressure during pregnancy

• Fertility problems (in men and women)

• High blood pressure

• Digestive problems

• Nerve disorders

Children's blood lead levels tend to increase rapidly from 6 to 12months of age, and tend to peak at 18 to 24 months of age.

Consult your doctor for advice on testing your children. A simple bloodtest can detect lead. Blood lead tests are usually recommended for:

• Children at ages 1 and 2

• Children or other family members who have been exposed to highlevels of lead

• Children who should be tested under your state or local healthscreening plan

65

In general, the older your home or childcare facility, the more likely ithas lead-based paint.¹

In 1978, the federal government banned consumeruses of lead-containing paint.²

Learn how to determine if paint is lead-based paint on page 7.

• In homes and childcare facilities in the city, country, or suburbs,

• In private and public single-family homes and apartments,

• On surfaces inside and outside of the house, and

• In soil around a home. (Soil can pick up lead from exterior paint orother sources, such as past use of leaded gas in cars.)

Learn more about where lead is found at

is a hazard and needs immediateattention. may also be a hazard when found onsurfaces that children can chew or that get a lot of wear and tear, suchas:

• On windows and window sills

• Doors and door frames

• Stairs, railings, banisters, and porches

and if it is not on an impact or friction surface like a window.

can form when lead-based paint is scraped, sanded, orheated. Lead dust also forms when painted surfaces containing leadbump or rub together. Lead paint chips and dust can get on surfacesand objects that people touch. Settled lead dust can reenter the airwhen the home is vacuumed or swept, or when people walk throughit. EPA currently defines the following levels of lead in dust ashazardous:

• 40 micrograms per square foot (µg/ft²) and higher for floors,including carpeted floors

• 250 µg/ft² and higher for interior window sills

can be a hazard when children play in bare soil or whenpeople bring soil into the house on their shoes. EPA currently definesthe following levels of lead in soil as hazardous:

• 400 parts per million (ppm) and higher in play areas of bare soil

• 1,200 ppm (average) and higher in bare soil in the remainder of theyard

The only way to find out if paint, dust, or soil lead hazards exist is totest for them. The next page describes how to do this.

• Muscle and joint pain

Memory and concentration problems

¹ "Lead-based paint" is currently defined by the federal government as paint withlead levels greater than or equal to 1.0 milligram per square centimeter (mg/cm), ormore than 0.5% by weight.

² "Lead-containing paint" is currently defined by the federal goverment as lead in newdried paint in excess of 90 parts per million (ppm) by weight.

© Texas Apartment Association, Inc., 2013 Page 2 of 5

Check Your Family for LeadHealth Effects of Lead

Where Lead-Based Paint is Found Identifying Lead-Based Paint and Lead-Based PaintHazards

Lead affects the body in many ways.

In children, exposure to lead can cause:

In adults, exposure to lead can cause:

Get your children and home tested if you think your home haslead.

Your doctor can explain what the test results mean and if moretesting will be needed.

Many homes, including private, federally-assisted, federally-owned housing, and childcare facilities built before 1978 havelead-based paint.

Lead can be found:

epa.gov/lead.

Deteriorating lead-based paint (peeling, chipping, chalking,cracking, or damaged paint)

Lead-based paint

Lead-based paint is usually not a hazard if it is in good condition

Lead dust

Lead in soil

Remember, lead from paint chips—which you can see—and leaddust—which you may not be able to see—both can be hazards.

Brain Nerve DamageHearing Problems

Slowed

Digestive Problems

Reproductive Problems (Adutls)

Growth

Adam Williams06242014172808TX14050603

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© Texas Apartment Association, Inc., 2013 Page 3 of 5

87

You can get your home tested for lead in several different ways:

• A lead-based paint tells you if your home has lead-based paint and where it is located. It won't tell you whether yourhome currently has lead hazards. A trained and certified testingprofessional, called a lead-based paintinspector, will conduct a paint inspectionusing methods, such as:

• Portable x-ray fluorescence (XRF) machine

• Lab tests of paint samples

• A tells you if your homecurrently has any lead hazards from leadin paint, dust, or soil. It also tells you whatactions to take to address any hazards. Atrained and certified testing professional,called a risk assessor, will:

• Sample paint that is deteriorated on doors, windows, floors, stairs,and walls

• Sample dust near painted surfaces and sample bare soil in theyard

Get lab tests of paint, dust, and soil samples•

• A combination inspection and risk assessment tells you if your homehas any lead-based paint and if your home has any lead hazards, andwhere both are located.

Be sure to read the report provided to you after your inspection or riskassessment is completed, and ask questions about anything you do notunderstand.

In preparing for renovation, repair, or painting work in a pre-1978home, Lead-Safe Certified renovators (see page 12) may:

• Take paint chip samples to determine if lead-based paint ispresent in the area planned for renovation and send them to anEPA-recognized lead lab for analysis. In housing receiving federalassistance, the person collecting these samples must be acertified lead-based paint inspector or risk assessor

Use EPA-recognized tests kits to determine if lead-based paint isabsent (but not in housing receiving federal assistance)

Presume that lead-based paint is present and use lead-safe workpractices

There are state and federal programs in place to ensure that testing isdone safely, reliably, and effectively. Contact your state or local agencyfor more information, visit or callfor a list of contacts in your area.³

109

• If you rent, notify your landlord of peeling or chipping paint.

• Keep painted surfaces clean and free of dust. Clean floors, windowframes, window sills, and other surfaces weekly. Use a mop or spongewith warm water and a general all-purpose cleaner. (Remember: nevermix ammonia and bleach products together because they can form adangerous gas.)

• Carefully clean up paint chips immediately without creating dust.

• Thoroughly rinse sponges and mop heads often during cleaning ofdirty or dusty areas, and again afterward.

• Wash your hands and your children's hands often, especially beforethey eat and before nap time and bed time.

• Keep play areas clean. Wash bottles, pacifiers, toys, and stuffedanimals regularly.

• Keep children from chewing window sills or other painted surfaces, oreating soil.

• When renovating, repairing, or painting, hire only EPA- or state-approved Lead-Safe Certified renovation firms (see page 12).

• Clean or remove shoes before entering your home to avoid trackingin lead from soil.

• Make sure children avoid fatty (or high fat) foods and eat nutritiousmeals high in iron and calcium. Children with good diets absord lesslead.

• In addition to day-to-day cleaningand good nutrition, you can

reduce lead-based painthazards by taking actions, such asrepairing damaged painted surfacesand planting grass to cover lead-contaminated soil. These actions arenot permanent solutions and will needongoing attention.

You can minimize exposure to lead•when renovating, repairing, or painting by hiring an EPA- or state-certified renovator who is trained in the use of lead-safe workpractices. If you are a do-it-yourselfer, learn how to use lead-safework practices in your home.

• To remove lead hazards permanently, you should hire a certified leadabatement contractor. Abatement (or permanent hazard elimination)methods include removing, sealing, or enclosing lead-based paintwith special materials. Just painting over the hazard with regular paintis not permanent control.

Hire a Lead-Safe Certified firm (see page 12) to perform renovation,repair, or painting (RRP) projects that disturb painted surfaces.

To correct lead hazards permanently, hire a certified lead abatementprofessional. This will ensure your contractor knows how to worksafely and has the proper equipment to clean up thoroughly.

Certified contractors will employ qualified workers and follow strictsafety rules as set by their state or by the federal government.

³ Hearing- or speech-challenged individuals may access this number through TTY bycalling the Federal Relay Service at 1-800-877-8399.

Checking Your Home for Lead Checking Your Home for Lead, continued

What You Can Do Now to Protect Your Family Reducing Lead Hazards

inspection

risk assessment

epa.gov/lead 1-800-424-LEAD (5323)

If you suspect that your house has lead-based paint hazards, youcan take some immediate steps to reduce your family's risk:

Disturbing lead-based paint orremoving lead improperly canincrease the hazard to your family byspreading even more lead dust aroundthe house.

temporarily

Always use a certified contractor who is trained to address leadhazards safely.

06242014172809TX14050603Adam Williams

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1211

or if the housing isreceiving federal assistance, once the work is completed, dust cleanupactivities must be conducted until clearance testing indicates that leaddust levels are below the following levels:

• 40 micrograms per square foot (µg/ft²) for floors, including carpetedfloors

• 250 µg/ft² for interior windows sills

• 400 µg/ft² for window troughs

For help in locating certified lead abatement professionals in your area,call your state or local agency (see pages 14 and 15), or visit

or call 1-800-424-LEAD.

• Be a Lead-Safe Certified firm approved by EPA or anEPA-authorized state program

Use qualified trained individuals (Lead-Safe•Certified renovators) who follow specific lead-safework practices to prevent lead contamination

• Provide a copy of EPA's lead hazard informationdocument,

• The area must be contained so that dust anddebris do not escape from the work area. Warning signs must be putup, and plastic or other impermeable material and tape must be used.

Some methods generate so much lead-contaminated dust that their use is prohibited. They are:

Open-flame burning or torching•

Sanding, grinding, planing, needle gunning, or blasting withpower tools and equipment not equipped with a shroud andHEPA vacuum attachment and

• Using a heat gun at temperatures greater than 1100°F

• The work area should be cleaned up daily.When all the work is done, the area must be cleaned up using specialcleaning methods.

• Collect and seal waste in a heavy dutybag or sheeting. When transported, ensure that waste is contained toprevent release of dust and debris.

To learn more about EPA's requirements for RRP projects visitor read

• Your home might have plumbing with lead or leadsolder. You cannot see, smell, or taste lead, and boiling your water willnot get rid of lead. If you think your plumbing might contain lead:

• Use only cold water for drinking and cooking.

• Run water for 15 to 30 seconds before drinking it, especially if youhave not used your water for a few hours.

Call your local health department or water supplier to find outabout testing your water, or visit for EPA's lead indrinking water information.

• or other industries that release lead into the air.

• If you work with lead, you could bring it home on your body orclothes. Shower and change clothes before coming home. Launderyour work clothes separately from the rest of your family's clothes.

• that use lead, such as making pottery or stained glass,or refinishing furniture. Call your local health department forinformation about hobbies that may use lead.

1413

• Old and may have been painted with lead-containingpaint. Older toys and other children's products may have parts that

• Food and liquids cooked or stored in ormay contain lead.

• Folk remedies, such as and used to treat anupset stomach.

Learn how to protect children from lead poisoning and get otherinformation about lead hazards on the Web at and

or call

For information about lead in drinking water, call orvisit for information about lead in drinking water.

For information on lead in toys and other consumer products, or toreport an unsafe consumer product or a product-related injury, call

or visit CPSC's website at or

Some states, tribes, and cities have their own rules related to lead-based paint. Check with your local agency to see which laws applyto you. Most agencies can also provide information on finding a leadabatement firm in your area, and on possible sources of financial aidfor reducing lead hazards. Receive up-to-date address and phoneinformation for your state or local contacts on the Web ator contact the National Lead Information Center at

Hearing- or speech-challenged individuals may access any of thephone numbers in this brochure through TTY by calling the toll-free Federal Relay Service at

contain lead.

In 1978, the federal government banned toys, other children's products, and furniturewith lead-containing paint (16 CFR 1303). In 2008, the federal government bannedlead in most children's products. The federal government currently bans lead inexcess of 100 ppm by weight in most children's products (76 FR 44463).

4

4

Reducing Lead Hazards, continued Renovating, Remodeling, or Repairing (RRP) a Homewith Lead-Based Paint

Other Sources of Lead For More Information

If your home has had lead abatement work done

epa.gov/lead,

If you hire a contractor to conduct renovation, repair, or painting(RRP) projects in your pre-1978 home or childcare facility (such aspre-school and kindergarten), your contractor must:

RRP contractors working in pre-1978 homes and childcare facilitiesmust follow lead-safe work practices that:

Contain the work area.

Avoid renovation methods that generate large amounts oflead-contaminated dust.

Clean up thoroughly.

Dispose of waste properly.

epa.gov/getleadsafe,

While paint, dust, and soil are the most common sources of lead,other lead sources also exist:

Drinking water.

epa.gov/lead

Lead smelters

Your job.

Hobbies

toys furniture

lead crystal lead-glazedpottery or porcelain

"greta" "azarcon,"

The National Lead Information Center

epa.gov/leadhud.gov/lead, 1-800-424-LEAD (5323).

EPA's Safe Drinking Water Hotline1-800-426-4791,

epa.gov/lead

Consumer Product Safety Commission (CPSC) Hotline

1-800-638-2772, cpsc.govsaferproducts.gov.

State and Local Health and Environmental Agencies

epa.gov/lead,1-800-424-LEAD.

1-800-877-8339.

The Lead-Safe Certified Guide toRenovate Right

The Lead-Safe Certified Guide toRenovate Right.

© Texas Apartment Association, Inc., 2013 Page 4 of 5

06242014172810TX14050603Adam Williams

Page 11: Rice Lofts Lease

16 17

 Lessor (owner) has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. Lessor (owner) knows that lead-based paint and/or lead-based paint hazards are present in the housing

 Lessor (owner) has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.

Âand has provided the lessees (residents) with all such records and reports that are available to lessor

ÃÃ Ã

ÃÃ

512/458-7111

management company, real estate agent or locator service if such person is authorized to sign for the lessor. The person who signs for theAGENT may be: (1) the agent himself or herself; or (2) an employee, officer or partner of the agent if such person is authorized to sign for theagent. The lessees (residents) signing below acknowledge that they have received a copy of this TAA lease addendum before becoming obligatedunder the lease and have been informed that it contains the disclosure form and pamphlet information required by federal law regarding leadpoisoning prevention.

214/665-2704 800/638-2772202/755-1785800/424-5323

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can posehealth hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978housing, lessors (owners) must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees(residents) must also receive a federally approved pamphlet on lead poisoning prevention. (This addendum is a "pamphlet" within themeaning of federal regulations. The term "in the housing" below means either inside or outside the housing unit.)

If the housing unit has been certified as "lead free" according to 24 CFR Section 35.82, the lead-based paint and lead-based paint hazard regulations do not apply, and it is not necessary to provide this addendum, or a lead-based paint warning pamphlet andlead-based paint disclosure statement, to the lessee (resident).

Lessor (owner) has reports or records indicating the presence of some lead-based paint and/or lead-based paint hazards in thehousing,

If another person or entity is involved in leasing the dwelling as an agent of the lessor (i.e., as a managementcompany, real estate agent or locator service acting for the owner), such agent represents that: (1) agent has informed the lessor of the lessor'sobligations under 42 U.S.C. 4852(d); and (2) agent is aware of agent's responsibility to ensure that lessor complies with such disclosure laws.Such compliance may be through lessor himself or herself, or through lessor's employees, officers or agents. Lessor's obligations include thosein 24 CFR Sections 35.88 and 35.92 and 40 CFR Sections 745.107 and 745.113. Agent's obligations include those in 24 CFR Section 35.94 and 40CFR Section 745.115.

Lessor and any agent named below certify that to the best oftheir knowledge the above information and statements made or provided by them, respectively, are true and accurate. The person who signsfor the LESSOR may be: (1) the owner himself or herself; (2) an employee, officer or partner of the owner; or (3) a representative of the owner's

Apartment name & unit number OR street address of dwelling City

Lessee (Resident)

Date

Lessee (Resident) Date

Lessee (Resident)

Date

Lessee (Resident) Date

Printed name of LESSOR (owner) of the dwelling

Printed name of any AGENT of lessor, i.e., management company, realestate agent or locator service involved in leasing the dwelling

Signature of person signing on behalf of above LESSOR Signature of person signing on behalf of above AGENT, if any

Date Date

Page 5 of 5 TAA Official Statewide Form 13-AA/BB/CCCopyright October, 2013, Texas Apartment Association, Inc.

Texas Department of State Health Services—EPA Region 6 Office CPSC

HUD Healthy Homes and Lead Hazard Control—National Lead Information Center—

FEDERALLY REQUIRED LESSOR DISCLOSURE, AGENT STATEMENT AND LESSEE ACKNOWLEDGMENTOF INFORMATION ON LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS

LESSOR'S DISCLOSUREPresence of lead-based paint and/or lead-based paint hazards

Records and reports available to lessor

LEAD WARNING STATEMENT

LEAD-FREE HOUSING

AGENT'S STATEMENT

ACCURACY CERTIFICATIONS AND RESIDENT'S ACKNOWLEDGMENT

(check only one box)

(explain).

(check only one box)

(list documents).

You are entitled to receive an original of page 5 of this Lead Hazard Addendum after it is fully signed. Keep it in a safe place.

(includes Texas)— —

Consumer Product Safety Commission (CPSC)

U. S. Department of Housing and UrbanDevelopment (HUD)

Lead From Paint, Dust, and Soil in and

Around Your Home Can Be Dangerous if

Not Managed ProperlyCPSC

cpsc.gov saferproducts.gov

HUD

hud.gov/offices/lead/

IMPORTANT!The CPSC protects the public against unreasonable risk of injuryfrom consumer products through education, safety standardsactivities, and enforcement. Contact CPSC for further informationregarding consumer product safety and regulations.

4330 East West HighwayBethesda, MD 20814-44211-800-638-2772

or

HUD's mission is to create strong, sustainable, inclusivecommunities and quality affordable homes for all. ContactHUD's Office of Healthy Homes and Lead Hazard Control forfurther information regarding the Lead Safe Housing Rule, whichprotects families in pre-1978 assisted housing, and for the leadhazard control and research grant programs.

451 Seventh Street, SW, Room 8236Washington, DC 20410-3000(202) 402-7698

This document is in the public domain. It may be produced by an individual or organization withoutpermission. Information provided in this booklet is based upon current scientific and technicalunderstanding of the issues presented and is reflective of the jurisdictional boundaries established bythe statutes governing the co-authoring agencies. Following the advice given will not necessarilyprovide complete protection in all situations or against all health hazards that can be caused by leadexposure.

U. S. EPA Washington DC 20460

U. S. CPSC Bethesda MD 20814

EPA-747-K-12-001

September 2013

U. S. HUD Washington DC 20410

• Children under 6 years old are most at risk for leadpoisoning in your home.

Lead exposure can harm young children and babies evenbefore they are born.

Homes, schools, and child care facilities built before 1978are likely to contain lead-based paint.

Even children who seem healthy may have dangerouslevels of lead in their bodies

Disturbing surfaces with lead-based paint or removinglead-based paint improperly can increase the danger toyour family.

People can get lead into their bodies by breathing orswallowing lead dust, or by eating soil or paint chipscontaining lead.

People have many options for reducing lead hazards.Generally, lead-based paint that is in good condition is nota hazard (see page 10).

Adam Williams

MF Houston Rice Lofts, L.P., 909 Texas Avenue #1416Houston

MF Houston Rice Lofts, L.P. The Rice

Adam Williams

06242014172811TX14050603

Page 12: Rice Lofts Lease

FEDERALLY REQUIRED LESSOR DISCLOSURE, AGENT STATEMENT AND LESSEE ACKNOWLEDGMENTOF INFORMATION ON LEAD-BASED PAINT AND LEAD-BASED PAINT HAZARDS

LESSOR'S DISCLOSUREPresence of lead-based paint and/or lead-based paint hazards

Records and reports available to lessor

LEAD WARNING STATEMENT

LEAD-FREE HOUSING

AGENT'S STATEMENT

ACCURACY CERTIFICATIONS AND RESIDENT'S ACKNOWLEDGMENT

Texas Department of State Health Services—EPA Region 6 Office CPSC

HUD Healthy Homes and Lead Hazard Control—National Lead Information Center—

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can posehealth hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978housing, lessors (owners) must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees(residents) must also receive a federally approved pamphlet on lead poisoning prevention. (This addendum is a "pamphlet" within themeaning of federal regulations. The term "in the housing" below means either inside or outside the housing unit.)

If the housing unit has been certified as "lead free" according to 24 CFR Section 35.82, the lead-based paint and lead-based paint hazard regulations do not apply, and it is not necessary to provide this addendum, or a lead-based paint warning pamphlet andlead-based paint disclosure statement, to the lessee (resident).

Lessor (owner) has reports or records indicating the presence of some lead-based paint and/or lead-based paint hazards in thehousing,

If another person or entity is involved in leasing the dwelling as an agent of the lessor (i.e., as a managementcompany, real estate agent or locator service acting for the owner), such agent represents that: (1) agent has informed the lessor of the lessor'sobligations under 42 U.S.C. 4852(d); and (2) agent is aware of agent's responsibility to ensure that lessor complies with such disclosure laws.Such compliance may be through lessor himself or herself, or through lessor's employees, officers or agents. Lessor's obligations include thosein 24 CFR Sections 35.88 and 35.92 and 40 CFR Sections 745.107 and 745.113. Agent's obligations include those in 24 CFR Section 35.94 and 40CFR Section 745.115.

Lessor and any agent named below certify that to the best oftheir knowledge the above information and statements made or provided by them, respectively, are true and accurate. The person who signsfor the LESSOR may be: (1) the owner himself or herself; (2) an employee, officer or partner of the owner; or (3) a representative of the owner's

 Lessor (owner) has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. Lessor (owner) knows that lead-based paint and/or lead-based paint hazards are present in the housing

 Lessor (owner) has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.

Âand has provided the lessees (residents) with all such records and reports that are available to lessor

16 17

ÃÃ Ã

ÃÃ

Apartment name & unit number OR street address of dwelling City

Lessee (Resident)

Date

Lessee (Resident) Date

Lessee (Resident)

Date

Lessee (Resident) Date

Printed name of LESSOR (owner) of the dwelling

Printed name of any AGENT of lessor, i.e., management company, realestate agent or locator service involved in leasing the dwelling

Signature of person signing on behalf of above LESSOR Signature of person signing on behalf of above AGENT, if any

Date Date

Page 5 of 5 TAA Official Statewide Form 13-AA/BB/CCCopyright October, 2013, Texas Apartment Association, Inc.

management company, real estate agent or locator service if such person is authorized to sign for the lessor. The person who signs for theAGENT may be: (1) the agent himself or herself; or (2) an employee, officer or partner of the agent if such person is authorized to sign for theagent. The lessees (residents) signing below acknowledge that they have received a copy of this TAA lease addendum before becoming obligatedunder the lease and have been informed that it contains the disclosure form and pamphlet information required by federal law regarding leadpoisoning prevention.

512/458-7111214/665-2704 800/638-2772

202/755-1785800/424-5323

(check only one box)

(explain).

(check only one box)

(list documents).

You are entitled to receive an original of page 5 of this Lead Hazard Addendum after it is fully signed. Keep it in a safe place.

(includes Texas)— —

Consumer Product Safety Commission (CPSC)

U. S. Department of Housing and UrbanDevelopment (HUD)

Lead From Paint, Dust, and Soil in and

Around Your Home Can Be Dangerous if

Not Managed ProperlyCPSC

cpsc.gov saferproducts.gov

HUD

hud.gov/offices/lead/

IMPORTANT!The CPSC protects the public against unreasonable risk of injuryfrom consumer products through education, safety standardsactivities, and enforcement. Contact CPSC for further informationregarding consumer product safety and regulations.

4330 East West HighwayBethesda, MD 20814-44211-800-638-2772

or

HUD's mission is to create strong, sustainable, inclusivecommunities and quality affordable homes for all. ContactHUD's Office of Healthy Homes and Lead Hazard Control forfurther information regarding the Lead Safe Housing Rule, whichprotects families in pre-1978 assisted housing, and for the leadhazard control and research grant programs.

451 Seventh Street, SW, Room 8236Washington, DC 20410-3000(202) 402-7698

This document is in the public domain. It may be produced by an individual or organization withoutpermission. Information provided in this booklet is based upon current scientific and technicalunderstanding of the issues presented and is reflective of the jurisdictional boundaries established bythe statutes governing the co-authoring agencies. Following the advice given will not necessarilyprovide complete protection in all situations or against all health hazards that can be caused by leadexposure.

U. S. EPA Washington DC 20460

U. S. CPSC Bethesda MD 20814

EPA-747-K-12-001

September 2013

U. S. HUD Washington DC 20410

• Children under 6 years old are most at risk for leadpoisoning in your home.

Lead exposure can harm young children and babies evenbefore they are born.

Homes, schools, and child care facilities built before 1978are likely to contain lead-based paint.

Even children who seem healthy may have dangerouslevels of lead in their bodies

Disturbing surfaces with lead-based paint or removinglead-based paint improperly can increase the danger toyour family.

People can get lead into their bodies by breathing orswallowing lead dust, or by eating soil or paint chipscontaining lead.

People have many options for reducing lead hazards.Generally, lead-based paint that is in good condition is nota hazard (see page 10).

Adam Williams

MF Houston Rice Lofts, L.P., 909 Texas Avenue #1416Houston

MF Houston Rice Lofts, L.P. The Rice

Adam Williams

06242014172812TX14050603

Page 13: Rice Lofts Lease

INSPECTION.

PURPOSE.2.

3.

4. INFESTATIONS.

5. ACCESS FOR INSPECTION AND PEST TREAT-MENT.

6. NOTIFICATION.

7. COOPERATION.

8. RESPONSIBILITIES.

9. TRANSFERS.

1. ADDENDUM.

Bed Bug Addendum

You agree that you:

Â

Â

Date:

This Addendum modifies the Lease Con-tract and address situations related to bed bugs

which may be discovered infesting thedwelling or personal property in the dwelling. Youunderstand that we relied on your representations tous in this Addendum.

have inspected the dwelling prior to move-in orsigning this Addendum and that you did notobserve any evidence of bed bugs or bed buginfestation; ORwill inspect the dwelling within 48 hours aftermove-in or signing this Addendum and will notifyus of any bed bugs or bed bug infestation.

We are not aware of any currentevidence of bed bugs or bed bug infestation in thedwelling.

you are not aware of any infestation or presence ofbed bugs in your current or previous apartments,home or dwelling. You agree that you are notaware of any bed bug infestation or presence in anyof your furniture, clothing, personal property orpossessions. You agree that you have not beensubjected to conditions in which there was any bedbug infestation or presence.

you agree that if you previously lived anywherethat had a bed bug infestation that all of yourpersonal property (including furniture, clothingand other belongings) has been treated by alicensed pest control professional. You agree thatsuch items are free of further infestation. If youdisclose a previous experience of bed buginfestation, we can review documentation of thetreatment and inspect your personal property andpossessions to confirm the absence of bed bugs.You agree that any previous bed bug infestationwhich you may have experienced is disclosed here:

Â

Â

You must allow us and our pest controlagents access to the dwelling at reasonable times toinspect for or treat bed bugs. You and your familymembers, occupants, guests, and invitees mustcooperate and will not interfere with inspections ortreatments. We have the right to select any licensedpest control professional to treat the dwelling andbuilding. We can select the method of treating thedwelling, building and common areas for bed bugs.We can also inspect and treat adjacent or neighboringdwellings to the infestation even if those dwellings are

not the source or cause of the known infestation. Youare responsible for and must, at your own expense,have your own personal property, furniture, clothingand possessions treated according to acceptedtreatment methods established by a licensed pestcontrol firm that we approve. You must do so as closeas possible to the time we treated the dwelling. If youfail to do so, you will be in default, and we will havethe right to terminate your right of occupancy andexercise all rights and remedies under the LeaseContract. You agree not to treat the dwelling for a bedbug infestation on your own.

You must promptly notify us:• of any known or suspected bed bug infestation or

presence in the dwelling, or in any of your clothing,furniture or personal property.

• of any recurring or unexplained bites, stings,irritations, or sores of the skin or body which youbelieve is caused by bed bugs, or by any conditionor pest you believe is in the dwelling.

• if you discover any condition or evidence thatmight indicate the presence or infestation of bedbugs, or of any confirmation of bed bug presenceby a licensed pest control professional or otherauthoritative source.

You may be required to pay allreasonable costs of cleaning and pest control treat-ments incurred by us to treat your dwelling unit forbed bugs. If we confirm the presence or infestation ofbed bugs after you vacate your dwelling, you may beresponsible for the cost of cleaning and pest controltreatments. If we must move other residents in orderto treat adjoining or neighboring dwellings to yourdwelling unit, you may be liable for payment of anylost rental income and other expenses incurred by usto relocate the neighboring residents and to clean andperform pest control treatments to eradicate infesta-tions in other dwellings. If you fail to pay us for anycosts you are liable for, you will be in default, and wewill have the right to terminate your right of occu-pancy and exercise all rights and remedies under theLease Contract, and obtain immediate possession ofthe dwelling. If you fail to move out after your right ofoccupancy has been terminated, you will be liable forholdover rent under the Lease Contract.

If we allow you to transfer to anotherdwelling in the community because of the presence ofbed bugs, you must have your personal property andpossessions treated according to accepted treatmentmethods or procedures established by a licensed pestcontrol professional. You must provide proof of suchcleaning and treatment to our satisfaction.

OR

,

This is an addendum to the LeaseContract executed by you, the resident(s), on thedwelling you have agreed to rent. That dwelling is:Apt. # at

or other dwelling located at

City/State where dwelling is located

(when this Addendum is filled out)

You agree that you have read the information on theback side of this addendum about bed bugs and:

Copyright 2010, Texas Apartment Association, Inc. Page 1 of 2

If we confirm the presence or infes-tation of bed bugs, you must cooperate and coordinatewith us and our pest control agents to treat and elimi-nate the bed bugs. You must follow all directions fromus or our agents to clean and treat the dwelling andbuilding that are infested. You must remove or destroypersonal property that cannot be treated or cleanedbefore we treat the dwelling. Any items you removefrom the dwelling must be disposed of off-site and notin the property's trash receptacles. If we confirm thepresence or infestation of bed bugs in your dwelling,we have the right to require you to temporarily vacatethe dwelling and remove all furniture, clothing andpersonal belongings in order for us to perform pestcontrol services. If you fail to cooperate with us, youwill be in default, and we will have the right toterminate your right of occupancy and exercise allrights and remedies under the Lease Contract.

(Check one)

(cimexlectularius)

one)

(street address of house, duplex, etc.)

(name of apartments)

(Check

Please note: It is our goal to maintain a quality living environment for our residents. To help achieve this goal, it is important towork together to minimize the potential for any bed bugs in your dwelling or surrounding dwellings. This addendum containsimportant information that outlines your responsibility and potential liability with regard to bed bugs.

Adam Williams

June 24, 2014

MF Houston Rice Lofts,L.P.

1416

Page 14: Rice Lofts Lease

Resident or Residents Owner or Owner's Representative

Date of Signing Addendum

(All residents must sign) (Signs below)

Bed bugs, with a typical lifespan of 6 to 12 months, arewingless, flat, broadly oval-shaped insects. Capable ofreaching the size of an apple seed at full growth, bed bugsare distinguishable by their reddish-brown color,although after feeding on the blood of humans andwarm-blooded animals--their sole food source--the bugsassume a distinctly blood-red hue until digestion iscomplete.

Bed bugs increased presence across the United States inrecent decades can be attributed largely to a surge ininternational travel and trade. It's no surprise then thatbed bugs have been found time and time again to havetaken up residence in some of the fanciest hotels andapartment buildings in some of the nation's mostexpensive neighborhoods.

Nonetheless, false claims that associate bed bugs presencewith poor hygiene and uncleanliness have caused rentalhousing residents, out of shame, to avoid notifyingowners of their presence. This serves only to enable thespread of bed bugs.

While bed bugs are, by their very nature, more attractedto clutter, they're certainly not discouraged by cleanliness.

Bottom line: bed bugs know no social and economicbounds; claims to the contrary are false.

There exists no scientific evidence that bed bugs carrydisease. In fact, federal agencies tasked with addressingpest of public health concern, namely the U.S.Environmental Protection Agency and the Centers forDisease Control and Prevention, have refused to elevatebed bugs to the threat level posed by disease carryingpests. Again, claims associating bed bugs with diseaseare false.

• Bedding• Bed frames• Mattress seams• Upholstered furniture, especially under cushions and

along seams• Around, behind and under wood furniture, especially

along areas where drawers slide• Curtains and draperies• Along window and door frames• Ceiling and wall junctions• Crown moldings• Behind and around wall hangings and loose wallpaper• Between carpeting and walls (carpet can be pulled

away from the wall and tack strip)• Cracks and crevices in walls and floors• Inside electronic devices, such as smoke and carbon

monoxide detectors• Because bed bugs leave some persons with itchy welts

strikingly similar to those caused by fleas andmosquitoes, the origination of such markings often gomisdiagnosed. However, welts caused by bed bugs

often times appear in succession and on exposed areasof skin, such as the face, neck and arms. In some cases,an individual may not experience any visible reactionresulting from direct contact with bed bugs.

• While bed bugs typically prefer to act at night, theyoften do not succeed in returning to their hiding spotswithout leaving traces of their presence through fecalmarkings of a red to dark brown color, visible on ornear beds. Blood stains tend also to appear when thebugs have been squashed, usually by an unsuspectinghost in their sleep. And, because they shed, it's notuncommon for skin casts to be left behind in areastypically frequented by bed bugs.

Because humans serve as bed bugs' main mode oftransportation, it is extremely important to be mindful ofbed bugs when away from home. Experts agree that thespread of bed bugs across all regions of the United Statesis largely attributed to an increase in international traveland trade. Travelers are therefore encouraged to take afew minutes upon arriving to their temporary destinationto thoroughly inspect their accommodations, so as toensure that any uninvited guests are detected before thedecision is made to unpack.

Because bed bugs can easily travel from one room toanother, it is also recommended that travelers thoroughlyinspect their luggage and belongings for bed bugs beforedeparting for home.

•Countless bed bug infestations

have stemmed directly from the introduction into aresident's unit of second-hand and abandonedfurniture. Unless the determination can be made withabsolute certainty that a piece of second-handfurniture is bed bug-free, residents should assume thatthe reason a seemingly nice looking leather couch, forexample, is sitting curbside, waiting to be hauled off tothe landfill, may very well be due to the fact that it'steeming with bed bugs.

• Rentalhousing residents who suspect the presence of bedbugs in their unit must immediately notify the owner.

• Underno circumstance should you attempt to eradicate bedbugs. Health hazards associated with the misapp-lication of traditional and non-traditional, chemical-based insecticides and pesticides poses too great a riskto you and your neighbors.

• If thedetermination is made that your unit is indeed playinghost to bed bugs, you must comply with the bed bugeradication protocol set forth by both your owner andtheir designated pest management company.

•Be sure to check any

rented furniture, including mattresses and couches, forthe presence of bed bugs before moving it into yourdwelling.

TAA Official Statewide Form 10-JJ, December, 2010Copyright 2010, Texas Apartment Association, Inc.Page 2 of 2

BED BUGS - A Guide for Rental Housing Residents

Bed bugs don't discriminate

Bed bugs don't transmit disease

Identifying bed bugs

Preventing bed bug encounters when traveling

Bed bug do's and don'tsDo not bring used furniture from unknown sourcesinto your dwelling.

Do address bed bug sightings immediately.

Do not attempt to treat bed bug infestations.

Do comply with eradication protocol.

You are legally bound by this document. Please read it carefully.

Do inspect rental furniture for bed bugs beforebringing it into your dwelling.

(Adapted with permission from the National Apartment Association)

Bed bugs can often be found in, around and between:

You are entitled to receive an original of this Addendum after it is fully signed. Keep it in a safe place.

Adam Williams

Adam Williams

Page 15: Rice Lofts Lease

consumption from approximately theWe will bill you monthly for your submetered water

$

day of the month, the latter

month's bills for any unit in the apartment community forthis period, if such information is available. Thisinformation may or may not be relevant since the aboveamounts do not reflect future changes in utility companywater rates, weather variations, future total waterconsumption, changes in water consumption habits ofresidents, or other unpredictable factors.

for the lowest to highest

being our scheduled submeter reading date. Your bill willbe calculated in accordance with TCEQ rules and thisAddendum and will be prorated for the first and lastmonths you live in the unit.

When water and wastewa-ter bills are paid 100 percent by the property owner, residentshave no incentive to conserve water. This results in a waste ofour state's natural resources and adds to the overhead of theproperty—and that usually means higher rents.

Water conservation by submeter billing is encour-aged by the Texas Commission on Environmental Quality(TCEQ). Submeter billing is regulated by TCEQ rules, and aTCEQ summary of the rules (called a tenant guide) is

We agree to use ourbest efforts to repair any water leaks inside or outside yourapartment no later than 7 days after learning of them. Youagree to use your best efforts to follow the water conservationsuggestions listed below.

Your monthly water/wastewater bill will conform to allapplicable TCEQ rules.

No other administrative or other fees will be added to yourbill unless expressly allowed by law or TCEQ rules. Noother amounts will be included in the bill except yourunpaid balances and any late fees (if incurred by you). Ifwe fail to pay our mastermeter bill to the utility companyon time and incur penalties or interest, no portion of suchamounts will be included in your bill.

We will calculate your submetered share of themastermetered water bill according to TCEQ rules,Sections 291.124(a), (b), (c), and (d).

the month to the

As required under TCEQ rules, you are notified that theaverage monthly bill for all dwelling units in the previouscalendar year is $ per unit, varying from

to $

During regular weekday office hours, you may examine:(1) our water/wastewater bills from the utility company;(2) our calculations of your monthly submeter bill; and (3)any other information available to you under TCEQ rules.Please give us reasonable advance notice to gather thedata. Any disputes relating to the computation of your billwill be between you and us.

Payment of your submeterwater/wastewater bill is due 16 days after the date it ispostmarked or hand delivered to your apartment. You agreeto mail or deliver payment to the place indicated on your billso that payment is received no later than the due date. Youwill pay a late charge of 5 percent of your water/wastewaterbill if we do not receive timely payment.

•day of

As permitted by state law, a service fee of•(not to exceed 9 percent) will be added to your monthlywater and wastewater service charges.

percent

Effective September 1, 2014,regulation of water/wastewater submetering will betransferred from the Texas Commission on EnvironmentalQuality to the Public Utility Commission of Texas (PUC).

On next page: TCEQ Tenant Guide for Submetered Water or Wastewater Service

TAA Official Statewide Form 13-EE, Revised October, 2013Copyright 2013, Texas Apartment Association, Inc.

attachedto this addendum. This addendum complies with thoserules.

Your monthly rentunder the TAA Lease Contract does include a charge forwater and wastewater. Instead, you will be receiving a sepa-rate bill from us each month for such utilities. We will send youa monthly bill for submetered water/wastewater, as follows:

• Never use the toilet to dispose of cleansing tissues, dental floss, cigarette butts or other trash.

When brushing your teeth, turn off the water until you need to rinse your mouth.

When shaving, fill the sink with hot water instead of letting the faucet run.

Take a shorter shower. Showers may use up to 50 percent of interior water consumption.

If you take a tub bath, reduce the water level by one or two inches.

Shampoo your hair in the shower.

Test toilets for leaks. Add a few drops of food coloring to the tank, but do not flush. Watch to

see if the coloring appears in the bowl within a few minutes. If it does, the fixture needs

adjustment or repair. A slow drip can waste as much as 170 gallons a day or 5,000 gallons

per month. Report all leaks to management.

If you wash dishes by hand, don't leave the water running for washing or rinsing. Try filling

the sink instead.

Use your sink disposal sparingly, and never for just a few scraps.

When cleaning vegetables, use a pan of cold water rather than letting the faucet run.

For cooking most food, use only a little water and a lid on the pot.

Only wash full loads of laundry or adjust the water level to match the size of the load (if this is

an option).

Use cold water as often as possible to save energy and to conserve the hot water for uses

which cold water cannot serve.

Don't leave water running while cleaning bathroom fixtures..

Report all leaks to management.

Run your dishwasher only when you have a full load.

Keep a container of drinking water in the refrigerator.Take a shower instead of filling the tub and taking a bath.

Water/Wastewater Submetering Addendum

REASON FOR SUBMETERING.

Resident or Residents Owner or Owner's Representative

TCEQ.

MUTUAL CONSERVATION EFFORTS.

SUBMETER BILLING PROCEDURES.

YOUR PAYMENT DUE DATE.

Date of Lease Contract Apt. No.

1.

2.

3.

4.

5.

TRANSFER OF REGULATION OF WATER/WASTE-WATER SUBMETERING.

6.

A CHECKLIST OF WATER CONSERVATION IDEAS FOR YOUR DWELLING

In the bathroom... In the kitchen...

When doing the laundry...

(All residents must sign here) (Signs here)

Submetering of water bills saves money for residents because itencourages them to conserve water and wastewater and enablesthem to economically benefit by their individual conservationefforts. We as owners also have incentive to conserve becausewe are required by law to pay a portion of the total water bill(s) forthe entire apartment community.

You are entitled to receive an original of this Water/Wastewater Submetering Addendum after it is fully signed. Keep it in a safe place.

not

1

Adam Williams

06242014172813TX14050603

June 24, 2014 1416

23.19

1

Adam Williams

9

Page 16: Rice Lofts Lease

What is submetered utility service?

How does submetering work?

Is this practice legal?

What should my rental agreement include con-cerning submetered water or wastewater service?

How will my submetered bill be determined?

What utility chargescan be passed through to tenants?

What records must be made available to me

What information must beincluded on my submetered bill?

How do I dispute a submetered bill?

When is my submetered bill due?

Can the owner or submetered service provider

Who is responsible for the submeter

concerning submetered service?

change the way I am billed for submetered service?

For more information

Can my water or wastewater servicebe disconnected for nonpayment?

or point-of-use submeter?

Tenant Guide toWater or Wastewater Service

Submetered

Under a lease agreement, a property owner or designated submetered serviceprovider will bill you for water and perhaps wastewater using a method called

The property owner or submeter service provider receives water andwastewater service from the local utility, and has installed a or point-of-

a rental agreement, the property owner must provide you with a free copy of eitherthe rules on utility submetering (Title 30, Texas Administrative Code, Chapter 291,Subchapter H), or a copy of this summary of the rules that has been prepared by theTexas Commission on Environmental Quality (TCEQ).

Under this law, the TCEQ has adopted rulesdesigned to provide safeguards for you, the tenant. The rules require the propertyowner to provide you with specific information about your bills and to includedisclosures about their billing practices in your rental agreement. It is importantfor you to be familiar with these requirements, because any billing disputes thatarise must be resolved by you and the property owner, usually by working with theon-site manager.

TCEQ rules that regulate this practice (Title 30, Texas AdministrativeCode, Chapter 291, Subchapter H);

Disputes about the calculation of your bill or the accuracy of a submeter arebetween you and the property owner. You are encouraged to file billing disputes

with the person identified on your bill to contact about disputes—sually theowner, the on-site manager, or a billing company. The owner or designated personmust then investigate the dispute and report the results of the investigation to youin writing. The investigation and report must be completed within from thedate you provide written notification. If you find that a TCEQ rule has beenviolated, please document your findings and contact the TCEQ at the addressprovided at the end of this publication.

Your bill is due on receipt. Your payment will be considered late if it is notreceived within after the bill is mailed or hand-delivered to you.

the owner has received TCEQ approval to bill on an , rather than on

the owner has given you notice of the proposed change at least priorto implementing the new method;

The property owner or submetered service provider is responsible forinstalling, maintaining, and testing all

at no chargeto you:

provide evidence that the meter was calibrated or tested and shown to beaccurate within the preceding 24 months, in accord with standards establishedby the American Water Works Association for submeters or the American

This guide summarizes only some of the TCEQ rules regarding submeteredand point-of-use submetered billing. A property owner must be familiar with, andcomply with, all applicable state laws and rules. Tenants are encouraged to refer tothose sources for additional, detailed information.

V

You may also call the Utilities & Districts Section at 512/239-4691, or visit theTCEQ Web site at (www.tceq.texas.gov).

use submeter for each unit to measure each tenant's water use. At the time you discuss

You will receive a bill from the property owner or a billing company, not fromthe local utility company. Submetered facilities have individual

that are installed and owned by the property owner, not by the localutility. The owner or a billing company reads your submeter and determines youractual water consumption to calculate your bill.

Your rental agreement, lease, or a lease addendum, should disclose the followinginformation:

submeters or point-of-use submeters. If youask for a meter test in writing, the owner must do either one of two things

Society of Mechanical Engineers for point-of-use and branch water submeteringsystems; or

Yes, Texas law allows owners or submetered service providers to bill tenantsfor water and wastewater service.

You will be billed for submetered service.You will be billed for water and/or wastewater, and perhaps for hot waterfrom a central system.You have the right to receive information from the owner to verify yoursubmetered bill.

Disputes about the calculation of your bill or the accuracy of a submeter arebetween you and the property owner.

The average monthly water/wastewater bill for all dwelling units in theprevious calendar year, and the highest and lowest bill in that year.The date submeters are usually read.The date bills are usually issued.The date bill payments are usually due.The number of days it will take to repair a leak in your dwelling unit, after youhave reported it in writing.The number of days it will take to repair a leak in an unmetered common areathat you report in writing.

Under submetering, the property owner or a billing company uses your actualwater consumption, as read on your submeter, and multiplies it by either:

Submetered bills for water and wastewater may only include utility charges forwater, wastewater, and surcharges directly related to those services. Tenants maynot be charged for fees the utility has billed the owner for a deposit, disconnect,reconnect, late payment, or other similar fee. Texas law does not allow propertyowners to profit from submetered billing by adding extra fees or hidden charges towater and wastewater bills.

The TCEQ rules require property owners to make the following recordsavailable to you for inspection at the manager's office during normal businesshours. The

Records routinely kept at the on-site manager's office should be madeavailable within

Records routinely kept elsewhere should be made available within ofreceiving your written request. If there is no on-site manager's office, the owner

agreed to by you, within of receiving your written request.Information that must be made available to you includes:the statute that allows owners to bill tenants for water and wastewater service(Texas Water Code, Chapter 13, Subchapter M);

rates charged to the property by the utility;bills from the utility to the property;total amount billed to tenants each month for water/wastewater;total amount collected from tenants each month for water/wastewater;all submeter readings;all submeter test results;calculation of the average cost per gallon, liter, or cubic foot;chart showing how the utility's unit of measure is converted to the unit ofmeasure used by the tenant's submeter (if applicable);any other information you would need to calculate and verify your water/wastewater bill; andconservation tips.

Tenant's name and address.Amount due for dwelling unit base charge or customer service charge, or both,if applicable.Amount due for water and/or wastewater.Payment due date.Number of gallons, liters, or cubic feet you used.Cost per gallon, liter, or cubic foot for each service provided.Dates and readings of the submeter at the beginning and end of the period forwhich the bill is rendered.Name of the retail public utility and a statement that the bill is not from theretail public utility.Name of the billing company, if applicable.Name, address, and telephone number of the party to whom payment is to bemade.Name or title, address, and phone number of the company or person to becontacted about a dispute.Amount due for a service charge assessed by a manufactured home rentalcommunity.

No, not unless:a

submetered basis (for more information on allocated utility bills, see TCEQpublication, GI-276);

you have agreed to the change by signing a lease or other written agreement.

The owner may also calculate wastewater charges the same way—again usingyour water consumption, since wastewater is not metered.

the owner's cost per gallon, liter, or cubic foot for water, as computed from theutility's bill; orthe utility's charge per gallon, liter, or cubic foot for water, as shown on theutility's rate schedule.

Aa This charge must not exceed

of the tenant's charge for water and wastewater service.If you have questions about your bill, ask your property owner or submeter

service provider to explain submetering and how the bill was calculated (see "Whatrecords must be made available to me concerning submetered service?" in thispublication).

iolations of TCEQ rules should be documented in writing and sent to: Utilities& Districts Section, MC-153; TCEQ, P.O. Box 13087; Austin, TX 78711-3087.

No, your service cannot be disconnected for nonpayment.

owner or manager may ask you to submit a written request to view thisinformation.

must make copies of requested information available at your dwelling unit, at a time

manufactured home rental community or apartment house that bills on asubmetered basis may also assess

remove and test your meter and promptly advise you of the test results. If yourequest additional testing, you may be billed up to $25 for the actual testing cost.

••

••••

••••••••

••

•••••

GI-277

submetering.submeter

inwriting

30 days

16 days

allocated

35 days

submeters or point-of-use submeters

three days.15 days

30 days

Tenant Guide to Allocated Water or Wastewater Service,

service charge. 9percent

TEXAS COMMISSION ON ENVIRONMENTAL QUALITY

Adam Williams06242014172814TX14050603

Page 17: Rice Lofts Lease

(street address of house, duplex, etc.)

(name of apartments)

(All residents must sign here)

porous

porous surfaces largeareas non-porous

(Signs here)

You are entitled to receive an original of this Mold Information and Prevention Addendum after it is fully signed. Keep it in a safe place.

before

inside

,

This is an addendum to the Lease Contractexecuted by you, the resident(s), on the dwelling you haveagreed to rent. That dwelling is:

Mold is found virtually everywhere in ourenvironment—both indoors and outdoors and in both new andold structures. Molds are naturally occurring microscopicorganisms which reproduce by spores and have existedpractically from the beginning of time. All of us have lived withmold spores all our lives. Without molds we would all bestruggling with large amounts of dead organic matter.

Apt. # at

or other dwelling located at

City/State where dwelling is located

Mold breaks down organic matter in the environment and usesthe end product for its food. Mold spores (like plant pollen)spread through the air and are commonly transported by shoes,clothing and other materials. When excess moisture is presentinside a dwelling, mold can grow. There is conflicting scientificevidence as to what constitutes a sufficient accumulation of moldwhich could lead to adverse health effects. Nonetheless,appropriate precautions need to be taken.

In order tominimize the potential for mold growth in your dwelling, youmust do the following:

it is important toprevent excessive moisture buildup in your dwelling. Failure topromptly pay attention to leaks and moisture that mightaccumulate on dwelling surfaces or that might get inside walls orceilings can encourage mold growth. Prolonged moisture canresult from a wide variety of sources, such as:

• rainwater leaking from roofs, windows, doors and outsidewalls, as well as flood waters rising above floor level;

• overflows from showers, bathtubs, toilets, lavatories, sinks,washing machines, dehumidifiers, refrigerator or A/C drippans or clogged up A/C condensation lines;

• leaks from plumbing lines or fixtures, and leaks into wallsfrom bad or missing grouting/caulking around showers, tubsor sinks;

• washing machine hose leaks, plant watering overflows, peturine, cooking spills, beverage spills and steam fromexcessive open-pot cooking;

• leaks from clothes dryer discharge vents (which can put lotsof moisture into the air); and

• insufficient drying of carpets, carpet pads, shower walls andbathroom floors.

(such as ceramic tile, formica,vinyl flooring, metal, wood or plastic), the federal EnvironmentalProtection Agency (EPA) recommends that you first clean theareas with soap (or detergent) and water, let the surface dry, andthen within 24 hours apply a pre-mixed, spray-on-typehousehold biocide, such as Lysol Disinfectant®, OriginalPine-Sol® Cleaner, Tilex Mold & Mildew Remover® or Clorox®Clean-up® Cleaner + Bleach. (Note: Only a few of the commonhousehold cleaners will actually kill mold). Tilex® and Clorox®contain bleach which can discolor or stain.

Applying biocides without firstcleaning away the dirt and oils from the surface is like paintingover old paint without first cleaning and preparing the surface.

Always clean and apply a biocide to an area 5 or 6 times largerthan any visible mold because mold may be adjacent in quantitiesnot yet visible to the naked eye. A vacuum cleaner with ahigh-efficiency particulate air (HEPA) filter can be used to helpremove non-visible mold products from items, such asfibers in sofas, chairs, drapes and carpets—provided the fibersare completely dry. Machine washing or dry cleaning willremove mold from clothes.

(1) visible moldon , such as sheetrock walls or ceilings, or (2)

of visible mold on surfaces. Instead, notify us inwriting, and we will take appropriate action in compliance withSection 92.051 et seq of the Texas Property Code, subject to thespecial exceptions for natural disasters.

mold growth in your dwelling, and both you and we willbe able to respond correctly if problems develop that could leadto mold growth. If you have questions regarding this addendum,please contact us at the management office or at the phonenumber shown in your Lease Contract.

Keep your dwelling clean—particularly the kitchen, thebathroom(s), carpets and floors. Regular vacuuming, moppingand using a household cleaner to clean hard surfaces isimportant to remove the household dirt and debris that harbormold or food for mold. Immediately throw away moldy food.

Promptly notify us in writing about any air conditioning orheating system problems you discover. Follow our rules, if any,regarding replacement of air filters. Also, it is recommended thatyou periodically open windows and doors on days when theoutdoor weather is dry (i.e., humidity is below 50 percent) to helphumid areas of your dwelling dry out.

Promptly notify us in writing about any signs of water leaks,water infiltration or mold. We will respond in accordancewith state law and the Lease Contract to repair or remedy thesituation, as necessary.

Complying with this addendum will helpprevent

TAA Official Statewide Form 13-FF, October, 2013.Copyright 2013, Texas Apartment Association, Inc.

Remove visible moisture accumulation on windows, walls,ceilings, floors and other surfaces as soon as reasonablypossible. Look for leaks in washing machine hoses and dis-charge lines—especially if the leak is large enough for water toinfiltrate nearby walls. Turn on any exhaust fans in thebathroom and kitchen you start showering or cookingwith open pots. When showering, be sure to keep the showercurtain the tub or fully close the shower doors. Also, theexperts recommend that after taking a shower or bath, you: (1)wipe moisture off of shower walls, shower doors, the bathtuband the bathroom floor; (2) leave the bathroom door openuntil all moisture on the mirrors and bathroom walls and tilesurfaces has dissipated; and (3) hang up your towels and bathmats so they will completely dry out.

Mold Information and Prevention Addendum

1. ADDENDUM.

ABOUT MOLD.2.

3. PREVENTING MOLD BEGINS WITH YOU.

Resident or Residents

4. IN ORDER TO AVOID MOLD GROWTH,

5. IF SMALL AREAS OF MOLD HAVE ALREADY OCCURREDON SURFACES

Be sure to follow theinstructions on the container.

6. DO NOT CLEAN OR APPLY BIOCIDES TO:

7. COMPLIANCE.

If you fail to comply with this Addendum, you can be heldresponsible for property damage to the dwelling and any healthproblems that may result. We can't fix problems in yourdwelling unless we know about them.

Owner or Owner's Representative

Date of Lease Contract

NON-POROUS

Please note: It is our goal to maintain a quality living environment for our residents. To help achieve this goal, it isimportant to work together to minimize any mold growth in your dwelling. That is why this addendum containsimportant information for you, and responsibilities for both you and us.

Adam Williams

MF Houston Rice Lofts,L.P.

1416

June 24, 2014

06242014172815TX14050603Adam Williams

Page 18: Rice Lofts Lease

,

(when this Addendum is filled out)Date:

TAA Official Statewide Form 99-Y, October, 1999.Copyright 1999, Texas Apartment Association, Inc.

This is an addendum to the LeaseContract executed by you, the resident(s), on thedwelling you have agreed to rent. That dwelling is:

Apt. # at

or other dwelling located at

City/State where dwelling is located

In most dwellings which were builtprior to 1981, asbestos was commonly used as aconstruction material. In various parts of yourdwelling, asbestos materials may have been usedin the original construction or in renovations priorto the enactment of federal laws which limit asbes-tos in certain construction materials.

The UnitedStates Environmental Protection Agency (EPA)has determined that the mere presence of asbestosmaterials does not pose a health risk to residents

the asbestos fibers to be released. Disturbances

niques that produce dust and cause the asbestosparticles to become airborne. The EPA does notrequire that intact asbestos materials be removed.Instead, the law simply requires that we takereasonable precautions to minimize the chance ofdamage or disturbance of those materials.

You,your families, other occupants, and guests mustnot disturb or attach anything to the walls, ceil-ings, floor tiles, or insulation behind the walls orceilings in your dwelling unless specifically al-lowed in owner's rules or community policiesthat are separately attached to this Lease Con-tract. The foregoing prevails over other provi-sions of the Lease Contract to the contrary. Pleasereport any ceiling leaks to management promptlyso that pieces of acoustical ceiling material orceiling tiles do not fall to the floor and get dis-turbed by people walking on the fallen material.

and that such materials are safe so long as they arenot dislodged or disturbed in a manner that causes

include sanding,scraping, pounding, or other tech-

(name of apartments)

(street address of house, duplex, etc.)

(All residents must sign)

You are entitled to receive an original of this Asbestos Addendum after it is fully signed. Keep it in a safe place.

Asbestos Addendum

1 3.

2.

.

4.

ADDENDUM.

ASBESTOS.

FEDERAL RECOMMENDATIONS.

COMMUNITY POLICIES AND RULES.

Resident(s)

Owner or Owner's Representative

Date of Signing Addendum

Date of Signing Addendum

MF Houston

Rice Lofts, L.P.

June 24, 2014

1416

Adam Williams

06242014172816TX14050603

Adam Williams

Page 19: Rice Lofts Lease

,

, Texas.in

the house, duplex, etc. located at (streetaddress)

TexasApartments in

This is an addendum to the TAALease Contract for Apt. No.

This law, among otherthings, allows military servicemembers to waivetheir rights under the SCRA, 50 U.S.C App. 517by written agreement. This addendum provides alimited waiver of the terms of the SCRA.

2.

in the1.

For purposes of this addendum, "you" means aservicemember as defined by the "U.S.Servicemembers Civil Relief Act" (SCRA).

Nothing in this addendum modifies or waives aservicemember's right to terminate the leaseunder paragraph 23 of the TAA Lease Contract orSection 92.017 of the Texas Property Code.

3.

Notwith-standing paragraph 3 of the addendum, you waiveall other rights and protections under the SCRAas they relate to violations of the TAA LeaseContract, including but not limited to thoserelating to eviction for non-payment of rent, leaseviolations, default judgments, or other claimsmade against you while you are on active duty.

4.OR

Addendum.

U.S. SERVICEMEMBERS CIVIL RELIEF ACT

Reason for addendum.

LIMITED WAIVER OF RIGHTS AND PROTECTIONS UNDER THE

Resident or Residents Owner or Owner's Representative

Date of TAA Lease Contract

No waiver or modification of paragraph 23.

Waiver of rights and protections.

[All residents must sign here] [signs here]

MF Houston Rice Lofts, L.P.

Houston

1416

Adam Williams

06/24/2014

Adam Williams

Page 20: Rice Lofts Lease

Resident or Residents Owner or Owner's Representative

Date of Lease Contract

Liabilityinsurance does not protect you against loss or damage toyour personal property or belongings—only a renter’sinsurance policy does this. It also does not protect you fromlosses caused by flooding. Flood insurance is different thanrenter's insurance. For more information regarding renter'sor flood insurance, contact the Texas Department ofInsurance.

Addendum.

Acknowledgment concerning insurance or damage waiver.

You understand thatparagraph 8 of the TAA Lease Contract requires you tomaintain a renter's or liability insurance policy, whichprovides limits of liability to third parties in an amount notless than $ per occurrence.

LEASE ADDENDUM FORREQUIREMENT OF RENTER’S OR LIABILITY INSURANCE

Election of insurance coverage or damage waiver.

(INITIAL ONE):

. Be aware

Insurance program.

that this insurance company is not owned or operated by us,and we make no guarantees, representations, or promisesconcerning the insurance or services it provides. Youacknowledge that we are doing so only for the purpose ofinforming you of an option available to you at yourdiscretion. You are under no obligation to purchase renters’insurance or liability insurance through the Program.

Subrogation allowed.

[All residents must sign here] [signs here]

(complete paragraph 5)

maintain, at your own expense, during the Term of the TAALease Contract and any subsequent renewal periods, a renter’s orliability insurance policy satisfying our requirements.

This is an addendum to the TAA Lease Contract

Apartments in

, Texas.in

OR, Texas

for Apt. No. in the

the house, duplex, etc. located at (street address)

1.

2.You understand that our property or liability insurance may notprotect you, your guests or any occupants against loss or damageto personal property or belongings, or cover your liability for lossor damage caused by your actions or those of any occupant of thedwelling or guest. You understand that by not maintaining arenter’s or liability insurance policy, you may be liable to us andothers for loss or damage caused by your actions or those of anyoccupant or guest in the dwelling.

3.

You agree to

5.

4.

You agreeto the following with respect to your renter’s or liabilityinsurance

You agree to purchase renter’s or liability insurancethrough the Program ;

You agree to purchase renter’s or liability insurancefrom an insurance company of your choice. If youelect to purchase the required insurance from anothercompany, you will provide us with written proof of

per month to usfor liability insurance that we agree meets therequirements of this addendum. You agree to pay usthis amount in addition to all other obligations in theTAA Lease Contract. You also agree the cost of thisliability insurance will be considered additional rentfor purposes of the TAA Lease Contract. Youunderstand that any liability insurance we purchaseunder this section will not cover you for loss ordamage to your personal property--only a renter'sinsurance policy does this.

You understand that we have informedyou of any insurance program (the “Program”) that we may havemade available to you that provides you with an opportunity topurchase renter’s insurance and/or liability insurance policiesfrom

You and we agree that subrogation isallowed by all parties and that this agreement supersedes thelanguage in paragraph 33 of the TAA Lease Contract.

compliance with this addendum on or prior to thelease commencement date, and any time we requestit. Your insurance company will be required toprovide notice to us within 30 days of anycancellation, non-renewal, or other material changein your insurance policy. Please advise us if you arerenting temporarily and have a homeowner's policyor if you have a guarantor on your lease with acurrent homeowner's policy, which may extendcoverage to your rental unit. Please check with thehomeowner's insurance provider and submit acertificate of coverage to us if the policy provides thecoverage required under the TAA Lease Contract; or

You agree to pay $

Adam Williams

June 24, 2014

Adam Williams

Houston

MF Houston RiceLofts, L.P.

1416

100000.00

X

Page 21: Rice Lofts Lease

LEASE ADDENDUMFOR REMOTE CONTROL, CARD, OR CODE ACCESS GATE

Addendum.

Date of Lease Contract

Resident or Residents Owner or Owner's Representative

Remote control/cards/code for gate access.

Cards for gate access.

Report damage or malfunctions.

Follow written instructions.

Code for gate access.

Damaged, lost or unreturned remote controls, cards or codechanges.

Remote control for gate access.

Rules in using vehicle gates.

Personal injury and/or personal property damage.

, Texas.inApartments

1. This is an addendum to the TAA Lease Contract forApt. No. in the

¸

¸

¸

remote control is not returned or is returned damaged when

Each person who is 18 years of ageor older and listed as a resident on the lease will be given acard at no cost to use during his or her residency. Eachadditional card for you or your children or other occupants

will be charged for a replacement card. If a card is notreturned or is returned damaged when you move out, there

2.

non-refundable fee.

3.

4. Please immediately report tothe office any malfunction or damage to gates, fencing, locks orrelated equipment.

5. We ask that you and all otheroccupants read the written instructions that have been furnishedto you regarding the access gates. This is important because ifthe gates are damaged by you or your family, guest or invitee

will require a $

¸ Each resident will be given, at nocost, an access code (keypad number) for the pedestrian orvehicular access gates. It is to be used only during yourresidency.

¸ If a card is lost, stolen or damaged, a $ fee

will be a $ deduction from the security deposit.

¸ We may change the code(s) at any time and notify youaccordingly.

Each person who is 18years of age or older and listed as a resident on the lease willbe given a remote control at no cost to use during his or herresidency. Each additional remote control for you or yourchildren or other occupants will require a $non-refundable fee.

If a remote control is lost, stolen or damaged, a$ fee will be charged for a replacement. If a

you move out, there will be a $ deductionfrom the security deposit.

6.

7.

Always approach entry and exit gates with caution and at avery slow rate of speed.

Never stop your car where the gate can hit your vehicle asthe gate opens or closes.

Never follow another vehicle into an open gate. Always useyour card to gain entry.

Never force the gate open with your car.

Never get out of your vehicle while the gates are opening orclosing.

If you are using the gates with a boat or trailer, please contactmanagement for assistance. The length and width of thetrailer may cause recognition problems with the safety loopdetector and could cause damage.

Do not operate the gate if there are small children nearbywho might get caught in it as it opens or closes.

If you lose your card, please contact the management officeimmediately.

Do not give your card or code to anyone else.

Anythingmechanical or electronic is subject to malfunction. Fencing,gates or other devices will not prevent all crime. No securitysystem or device is foolproof or 100 percent successful indeterring crime. Crime can still occur. Protecting residents, theirfamilies, occupants, guests and invitees from crime is the soleresponsibility of residents, occupants and law enforcementagencies. You should first call 911 or other appropriateemergency police numbers if a crime occurs or is suspected. Weare not liable to any resident, family member, guest, occupant orinvitee for personal injury, death or damage/loss of personalproperty from incidents related to perimeter fencing, automobileaccess gates and/or pedestrian access gates. We reserve the rightto modify or eliminate security systems other than thosestatutorily required.

Do not tamper with gate or allow your occupants to tamperor play with gates.

Report to management the vehicle license plate number ofany vehicle that piggybacks through the gate.

through negligence or misuse, you are liable for the damagesunder your lease, and collection of damage amounts will bepursued.

[All residents must sign here] [signs here]

Adam Williams

MF Houston RiceLofts, L.P.

1416

Houston

June 24, 2014

Adam Williams

X75.00

Page 22: Rice Lofts Lease

and/or recycling for the apartment community. Your monthlyrent under the TAA Lease Contract does include a charge fortrash removal. Instead, you will be receiving a separate bill fromus for such service.

to exceed $3) will be added to your bill for processing and billing., Texas.in

OR, Texas.inApartments

This is an addendum to the TAA Lease Contract forApt. No. in the

1.

the house, duplex, etc. located at (street address)

2. Payment of your trash removal andrecycling bill is due 16 days after the date it is postmarked orhand delivered to your apartment. We may include this item as aseparate and distinct charge as part of a multi-item bill. Youagree to mail or deliver payment to the place indicated on yourbill so that payment is received no later than the due date. Therewill be a late charge of 5 percent of your bill if we do not receivetimely payment of your trash/recycling bill, but we are notobligated to accept late payment. If you are late in paying thetrash removal/recycling bill, we may immediately exercise alllawful remedies under your lease contract, including eviction.

3. You agree to pay a

A nominal administrative fee of $ per month (not

Your trash /recycling bill may include state and local sales taxesas required by state law.

monthly fee of $ for the removal of trash

not

[All residents must sign here] [signs here]

LEASE ADDENDUM FORTRASH REMOVAL AND RECYCLING COSTS--FLAT FEE

Resident or Residents Owner or Owner's Representative

Date of Lease Contract

Addendum.

Payment due date.

Flat fee for Trash/Recycling Costs.

Adam Williams

2.98

June 24, 2014

Houston

MF Houston RiceLofts, L.P.

1416

Adam Williams

8.00

Page 23: Rice Lofts Lease

not required to give you any additional advancereminder notices.

OR the house, duplex, etc. located at (street address)

Thelanguage of paragraph 37 of the TAA Lease Contract isentirely replaced by the language of this addendum.

The move-out date in your notice [check one]:

We must receive advance written notice of yourmove-out date. The advance notice must be at leastthe number of days of notice required in paragraph3 or in special provisions--even if the LeaseContract has become a month-to-month lease. If amove-out notice is received on the first, it willsuffice for move-out on the last day of the month of

, Texas.

, TexasApartments in

This is an addendum to the TAA LeaseContract for Apt. No. in the

in

Before moving out, you must give ourrepresentative advance written move-out notice asprovided below.

Your move-out notice will not release you from liabilityfor the full term of the Lease Contract or renewal term.You will still be liable for the entire Lease Contract termif you move out early (paragraph 22) except under thesituations provided in paragraphs 10, 16, 23, 31 or 33.YOUR MOVE-OUT NOTICE MUST COMPLY WITHEACH OF THE FOLLOWING:

intended move out, provided that all otherrequirements below are met.

must be the last day of the month; or may bethe exact day designated in your notice. If neitheris checked, the second applies.

Your move-out notice must be in writing. Oralmove-out notice will not be accepted and will notterminate your Lease Contract.

Your move-out notice must not terminate theLease Contract sooner than the end of the LeaseContract term or renewal period.

If we require you to give us more than 30 dayswritten notice to move out before the end of thelease term, we will give you one written remindernot less than 5 days nor more than 90 days beforeyour deadline for giving us your written move-outnotice. For month-to-month leases under suchcircumstances, you acknowledge that you mustgive us days move-out notice, but we are

YOUR NOTICE IS NOT ACCEPTABLE IF IT DOESNOT COMPLY WITH ALL OF THE ABOVE. Pleaseuse our written move-out form. You must obtain fromour representative written acknowledgment that wereceived your move-out notice. If we terminate the LeaseContract, we must give you the same advance notice--unless you are in default.

MOVE-OUT NOTICELEASE ADDENDUM REGARDING

Replacement of Lease Contract language.2.

Addendum.1.

Resident or Residents Owner or Owner's Representative

Date of Lease Contract

Move-out notice.3.

[All residents must sign here] [signs here]

 Â

Adam Williams

Houston

MF Houston Rice Lofts, L.P.1416

June 24, 2014

Adam Williams

X

60