Download: Lease PDF | Back side of Lease PDF

Our leases are “NON-STANDARD”. We do use a standard State of Wisconsin Approved “fill in the blank” type form. There are some additional rules that are part of our leases and they can be viewed on the rules page. Here is a sample lease:

Yes! In addition to the standard lease form, there are several other documents that become part of the total agreement. Other documents included: Our “Addendum A” which can be found on the “rules” tab of this website (non-standard rental provisions) Lead-based paint addendum a bed-bug addendum; indicating we have the units monitored before occupancy application forms photo ID will be required at lease signing

The short answer is “maybe”. Do NOT sign a lease if you are not sure about your relationships with roommates and your situation in school. However, life happens and sometimes it is difficult or impossible to live with the people you signed a lease with. The first thing to do is to find a replacement person for your spot on the lease. This person must be approved of by all the remaining roommates and the landlord prior to signing the lease. Everyone involved should help in selecting the replacement. After all, the remaining roommates will be living with the person, so it’s best if they help decide who that will be. Remaining roommates and landlord have the option of declining the person proposed as a new roommate. Then, a note (signed and dated) is written by the person wishing to be released and it is given to landlord. Next, a meeting is set where all remaining roommates and the new roommate gather to sign the new lease and related forms. New roomy pays landlord a share of the security deposit. Old lease copy is returned to landlord. Landlord returns security deposit to the person who was released from the old lease. The fee for a lease change ($100)is paid by the person being removed from the lease (unless other arrangements are made). This fee may increase if multiple meetings are required to gather all signatures. If an approved replacement for your spot on the lease is not found, you are still responsible for rent and the other obligations of being a tenant.

One roomy changes schools, gets sick, has an emergency, or needs out of the lease: All involved should look for, and agree upon a replacement roommate or be willing to pay the increased rent amount. We will not make a lease change without consent and approval of all remaining tenants of that unit.

Roommate cannot pay rent: You trusted each other and made a promise to the owner. Each of you is responsible to get the rent to the owner. That is why you all put your money together and pay with one check. That way you all know if someone is short.

One Roommate takes off without paying: Owner will use prepaid rent for as long as it lasts, then begin eviction action on all tenants. Eviction action does show up on criminal history, credit, background, landlord reference, and some employment checks. If utilities included option is chosen and rents are late, cable and internet service will be terminated and temperature will be controlled by landlord at a safe, legal level.

We changed our mind and none of us want to live there: Only sign the lease if you are SURE! This is a legal contract. If you back out after signing, your security deposit will be used to pay for advertising and showing expenses of the unit until it is re-rented. If that amount is short, “tenants” will be sued individually until full compensation has been achieved. This would affect, credit, appear on background checks by potential employers, lawsuit would be re-filed prior to expiration, wages would be garnished (your employer would find out and payments deducted from your paycheck), and ability to apply for loans (car, house) greatly diminished. Maybe not a big deal now, but this will follow you for years.

Yes- you may have a sub-leaser with the following conditions: The sub-leaser must be approved by all the remaining tenants. Understand that the sub-leaser is YOUR tenant. This means rent is still paid by you to the landlord and you are responsible for all the sub-leaser’s (and their guests) actions. So, the sublease must agree to our rules. If any violations occur, YOU are still responsible. Also, you are still responsible for ensuring they are moved out at the end of the lease and you are still responsible for cleaning. It is also your responsibility to ensure the landlord has the sub-leasers’ contact information. Giving the landlord a completed copy of the application form and copy of Driver’s license is suggested. You may wish to obtain a security deposit from your sub-leaser.

Maybe. Until this year we had a strict policy against pets. However, this year (on a trial basis) we will consider a dog or a cat in some houses. The pet fee will be $50-$75 per month per pet depending on durability of the house and market factors. See Pet Policy tab for pricing. Many additional rules will apply (renters insurance required, placement of cat box, cleanliness inspections, additional security deposit, approval of all roommates prior to agreement etc).

In short, no. However, we have recently recognized that students do not necessarily love an all-white apartment. So, we are introducing a bit of color to the interiors.

Our colors (in case you need to touch-up)

Brand: Sherwin-Williams

Type: Pro-mar 200

Finish: Eggshell

Colors:

Dover White (white) (egshel in all rooms except kitchen and bath-those are semi-gloss finish)

Kilam Beige (light tan)

Hopsack (darkish brown)

Flat ceiling white (standard at Sherwin Williams)

On some painted woodwork (window farms and cupboards) we do use a Dutch boy high gloss white cabinet and trim paint available at Menards

For dark brown trim we use an oil-based product (Sherwin Williams) “Sable” for cabinets and latex for floor and trim

Other colors do exist on a case-by case basis. We wished to keep the color scheme neutral but not boring.

Most units include lawn mowing service with the lease.

We work hard to make safe housing available to those in the University area. Here are some “before and after” pictures to give you and idea of what we do. So, as we grow and acquire more properties, you may see another “work in progress”, have faith, we would not rent a property unless we feel it is better condition than our competition. By doing so, we hope to attract tenants who will treat our properties with the same respect that we do.

Check the tab marked “Emergency” contacts. There you will see your address and contact information based on your particular need.

Your lease expiration date is rapidly approaching and we are sending you this letter to ensure that we have a smooth transition at the termination of your lease. This letter is sent to all tenants, and is NOT a notification that your premises are not in order. We are sending it in advance so that all occupants will be able to share in the cleaning of the premises to ensure a refund of your security deposit in a timely manner.

THE HOUSE AND OUTSIDE GARBAGE CONTAINERS MUST BE EMPTY (they were empty when you moved in, and must be empty when you move out…plan accordingly.

1. Clean wood, tile, vinyl and linoleum floors with appropriate cleaners.

2. Clean all cupboards; wash out all drawers and shelves.

3. Clean windows and sills, baseboards, light fixtures (including on top of fan blades, globes, sconces and diffusers and dead bugs inside fixtures) and walls.

4. Clean and defrost the refrigerator. (Do not chop ice with a knife or pick as this can completely ruin the refrigerator and you will be billed for the replacement of the fridge) Defrost by turning refrigerator off and /or use pans of hot water to expedite the process. Do not allow the melting ice to make puddles on the floor (clean up with towels immediately). As for the food, use common sense. If it was supposed to be refrigerated and you put it in the garbage where it sits for several days, well, that is very bad. Your garbage containers were empty when you moved it and should be empty when you check out. Do NOT, leave perishable items to stink up the garbage. Give it away, take it with you, take it to the landfill, but DON’T leave it in the garbage at the house you are vacating. *** (See landfill drop-off location below). If you can fit it in your car it is only a few bucks to drop off regular garbage.

5. Clean the range, oven, burners and hood (if any, including inside and the filter and bulbs). An all-purpose cleaner/degreaser works great. Don’t get electric oven control panel wet or it will short-circuit/fail/break.

5A: Clean the baseboards (this is often overlooked so don’t forget and a simple damp soapy cloth does the trick), windowsills, windows, ceiling fans, screens if you had a fan will have a round dust layer so clean that off, light fixtures (empty out dust and bugs). Wipe scuff marks off walls(damp cloth or “magic eraser” from “Mr. Clean” works well for this, but don’t use the eraser in tubs/shower or countertop as it will remove the finish on those!

6. Clean the bathroom(s) sink, tub, shower stall, commode, vanity and floor (even behind the commode). There should be no mold, water spots or soap scum remaining. For the shower I use a product called “ZEP” mold stain and mildew stain remover (green bottle), also “ZEP” Shower tub and tile cleaner (purple bottle), both are very strong! Spray on, then leave the room and let sit for 5 minutes before wiping off, they do a better job than any other product and are quite reasonably priced (available at Menard’s and Lowe’s)

7. Carpets must be cleaned. If you agree to use our approved contractor, we get a great rate. If you make arrangements through us with written permission to make the deduction from your security deposit, we will pay 50% of the ordinary cleaning bill. (stains extra)

8. Storage areas and garage (if any) must be cleaned out and swept completely. Do not leave us extra boxes, newspapers, tables, mattresses, etc. in the house, basement or garage. Removal is: $25.00 per hour plus fee for each item.

9. All keys and duplicates issued/made must be returned to the Landlord. A lock change fee will be assessed if all keys are not returned and labeled. Bedroom door keys left in doors and house keys placed on the counter.

10. Security deposits will not be returned until your water bill is paid in full through the end of the lease (Note: please call us when you call the water dept. so we can collaborate with the new tenants to avoid an interruption of service, thank you.)

11. All storm windows and screens must be in place (broken window or screens can be taken to Kitz&Pfeil at 427 North Main St. for repair at your expense). They are very reasonable and do a good job, but repair takes up to 10 days so plan ahead. If we must take the window/screen there you will be billed for time and mileage in addition to the repair.

12. Any damage caused by you should be listed in writing and brought to our attention before vacating the premises. If persons responsible for any damages are not identified, charges will be assessed equally to all persons listed on the lease agreement. This also pertains to cleaning not completed.

13. The garbage can area must be clean and free of debris. Your cans were empty when you moved in, so they should be empty when you check out. Do NOT empty the fridge into the garbage and let it sit by the backdoor and rot until the next garbage day. Garbage must be put on the curb at normal regular specified times. Failure to comply will result in fines from the City of Oshkosh. Any questions please call the Garbage Collection Office at: 232-5383. Another option is to take your refuse to the Winnebago County landfill located at: 100 West County road Y. Their number is (920) 385-5610 to call for hours or other questions. (4 miles north of campus on Jackson Street). They will accept almost all common forms of refuse for a small fee. If it fits in your car I think they only charge just a few dollars for normal garbage.

14. Replace all burned out light bulbs with appropriate (same type) ones.

15. Landlord must inspect premises before new tenants take possession. Don’t let new tenants move anything in early or you will be billed for it.

16. This is usually the point where, if you burned candles you will have that “aha!” moment as you empty the room and the soot is evident. Yes, I will see it. No, it will not clean off. The room will need to be primed and painted.

17. Leave one self-addressed stamped envelope on the kitchen counter for your security deposit to be returned. We will write one check to the person(s) named on the envelope and it is up to you to divide it as you see fit.

18. Keys; leave house keys with security return envelope on the counter. Leave bedroom door keys in the bedroom door (with spares). Missing keys are $5.00 each. Unlabeled keys will be charged for the time it takes to figure out which keys go to which doors.

19. Exterior: The yard was clear of debris when you moved in. Pick up any trash in the yard, clean the garbage can area completely. Garbage cans must be empty when you check out, so plan ahead. Landfill is open Saturday until 11:30am and closed on Sunday.

Understand that you are excited to move on to the next stage of your life but “clean enough” when you are moving out of a place is not the same as “move-in-clean” when you are moving in…. think about it, and take care of it yourself or you will be billed. So, clean those corners, cracks and crevices…. pay extra attention to the kitchen (yes, under stove and fridge, behind the commode and under the seat as these areas are most often missed, so I always check.

Sincerely,

Brian Pizon

Melissa Pizon

Summary:

Garbage cans must be EMPTY!!! Oh dear GOD do not empty your fridge into the garbage and leave it for me. This is summer. After I am done being sick, I will pay the City to have it emptied and you will be billed for the special City pick-up (very expensive usually over $200). This is SO GROSS! Just don’t do it!!!!!!!!! Garbage cans were empty when you moved in and must be empty on move out. Clean the house to a VERY CLEAN condition and EMPTY (outlined above) Leave one self-addressed stamped envelope with house keys on the counter, bedroom keys in the bedroom doors. Have the water meter read and pay your final water bill (provide receipt).

Sorry, we don’t accept credit or debit cards. We do accept: VENMO, personal check, and cash, you will get a receipt. When paying rent, we require 3 checks per year: August 1st (yes prior to move in se we are sure you will show up), December 1st, (before you sent all your money on holiday gifts), and March 1st (so summer is pre-paid and tenant don’t skip out). When security deposits are returned, we ask the roomies to agree on one person to act as the house representative to disburse the security deposit appropriately. We will write one check for the whole secede return. If there are deductions, they will be itemized.

Our houses are between 1/2 to 3 blocks from Dempsey Hall on the University of Wisconsin, Oshkosh Campus.