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●賃貸物件の借り方説明:各種書類
■賃貸契約書 (RESIDENTIAL
LEASE)
賃貸契約書はOFFICE MAXや、OFFICE DEPOTといった文房具店でも販売されている市販のものを使用するのが殆どです。ですから、大家さんとの間に追加事項や、変更などがある場合は必ず追記(LEASE
RIDER)するようにしましょう。 法的には、追記、変更を書きこんだらお互いのイニシャルを入れなくてはなりません。後で問題にならないように、署名する前に弁護士に見てもらう事をお薦めします。
●Term
of Lease (契約期間):
通常は1年契約を結びます。2年以上の長期契約のメリットは家賃の大幅な値上げを抑えられる事です。最近シカゴ郊外の不動産は値上がりが続いているので、毎年家賃の値上がりがある事が確実なので、長期契約のメリットはあります。長期契約のディメリットは途中解約に伴うリスクですが、残り期間全ての家賃を支払わなくて済むように何らかの「TRANSFER
CLAUSE」を契約書に書く必要があります。一般的なのは60〜90日の通知をする事によって、最小限の罰金を払って解約するCLAUSEです。
●Rent
(家賃):
家賃の支払いは毎月前払いする必要があります。UTILITY(電気、ガス、水道)は通常RENTに含まれませんが、アソシエーション・フィーがカバーしている場合もあるので、要チェック。町によってはゴミ収集などを別途追徴される場合があり、これらも家賃に含まれない場合が多いです。
●Security
Deposit (保証金):
契約時に大家さんはRENTの1ヶ月から1.5ヶ月分の保証金を徴収します。この保証金はレンタルの際に一番問題になりやすいことなので、詳しく大家に保証金の説明を求めましょう。通常、テナントがリースを解約した後でUTILITY(電気、ガス、水道)や、ケーブルテレビ、電話などの最終支払いが完了したのを確認してから、テナントに返却されます。解約時にカーペットや壁の汚れなどを補修する代金を差し引かれる事もありますので、綺麗に使いましょう。保証金には利息が付きません。
●Condition
of Premises (物件の状態):
保証金の項でも述べましたが、解約時に破損が発覚した分を保証金から引かれる事があります。その為、はじめから破損している個所については細かく調べ、大家に修理を要求するか、賃貸契約書にそれが入居前から破損していた事を書いておく必要があります。
●Repair
(修繕):
物件をレンタル中に問題が生じた場合、自然な消耗による破損の場合は大家が負担するのが通常です。例えば冷蔵庫が壊れたとか、乾燥機の乾きが悪いなどは大家さんの責任です。電球などの簡単な修理ぐらいは自分で交換(修理)し、請求書を大家に送っても良いでしょう。しかし、テナントが故意、もしくは過失によっておこした破損はテナントの責任である。大抵の場合一定の金額($50〜$100)まではテナントが修理費用を支払い、それ以上は大家が持つというCLAUSEを追記します。大家に無断での改装厳禁です。
●Use;
Sublet; Assignment (使用、転貸、譲渡):
基本的に住宅を家族が居住以外の目的で使用する事は禁じられています。例えばビジネスに使用したり、旅館のような形で使用したりする事も不可です。また、大家に無断でサブリース(転貸)する事も禁じられています。ペットの飼育を禁じているものや、連続しての長期不在(10日間など)を禁じている場合も多いです。これらの決まりは物件が荒れるのを保護する事が目的なので、長期出張や、一時帰国の際には疑われないように一言大家に声を掛けておくのが賢明です。
●Right
to Relet (再貸し出しの権利):
契約期間中に突然の帰国や、転勤などで、やむなく解約をしなくてはならなくなった場合、特別な取り決めがされていなければ大家が新しいテナントを見つけるまでの間のレントを元のテナントが負担しなくてはならない事になっています。これに伴うトラブルを回避する為にはTRANSFER
CLAUSE(転勤条項)を契約書に加え、60日から90日前に大家に通達する事で契約を解除出来るようにネゴシエーションしましょう。それでも最低限の罰則金は覚悟しましょう。
●Holding
Over (契約延長):
特別な契約更新を行わずに無断でテナントが居座りつづけた場合、大家はレントを上げても良い事になっています。したがって、契約を延長したい場合には契約が終了する前に、大家にその旨を伝え、新規契約を再度行う必要があります。これも1年ごとが普通ですが、ネゴ次第で、短くする事も長くする事も可能です。
●Lease
Rider(追記):
LEASE AGREEMENTに入りきらなかった事などを追記してあります。テナントにも追記する権利はありますので、追記が必要であれば、弁護士に見てもらいましょう。通常、家賃の支払い期日や、遅延した場合の罰金などについて書いてあります。
(参考文献:シカゴのしおり by シカゴ商工会議所)
(MS−WORDのドキュメントファイルになったものをダウンロードする事も可能です。)
THIS LEASE AGREEMENT (hereinafter
referred to as the "Agreement") made and entered
into this ____________ day of ____________________________,
20____, by and between __________________________________________________________,
whose address is ______________________________________________________________
(hereinafter referred to as "Lessor") and __________________________________________________________
(hereinafter referred to as "Lessee").
WITNESSETH:
WHEREAS, Lessor is the fee owner
of certain real property being, lying and situate in _______________
County, _________________, such real property having a street
address of ____________________________________________________.
WHEREAS, Lessor is desirous of
leasing the Premises to Lessee upon the terms and conditions
as contained herein; and
WHEREAS,
Lessee is desirous of leasing the Premises from Lessor on
the terms and conditions as contained herein;
NOW,
THEREFORE, for and in consideration of the sum of TEN
DOLLARS ($10.00), the covenants and obligations contained
herein and other good and valuable consideration, the receipt
and sufficiency of which is hereby acknowledged, the parties
hereto hereby agree as follows:
- TERM. Lessor
leases to Lessee and Lessee leases from Lessor the above
described Premises together with any and all appurtenances
thereto, for a term of ______ year(s), such term beginning
on __________________, and ending at 12 o'clock midnight
on ______________________.
- RENT. The
total rent for the term hereof is the sum of ________________________________
DOLLARS ($____________) payable on the ______ day of each
month of the term, in equal installments of ______________________________
DOLLARS ($_____________) first and last installments to
be paid upon the due execution of this Agreement, the second
installment to be paid on _______________________. All
such payments shall be made to Lessor at Lessor's address
as set forth in the preamble to this Agreement on or before
the due date and without demand.
- DAMAGE DEPOSIT. Upon the due execution of this Agreement, Lessee shall
deposit with Lessor the sum of ___________________________
DOLLARS ($________) receipt of which is hereby acknowledged
by Lessor, as security for any damage caused to the Premises
during the term hereof. Such
deposit shall be returned to Lessee, without interest, and
less any set off for damages to the Premises upon the termination
of this Agreement.
- USE OF PREMISES. The Premises shall be used and occupied by Lessee and Lessee's
immediate family, consisting of ______________________ __________________________ ____________,
exclusively, as a private single family dwelling, and no
part of the Premises shall be used at any time during the
term of this Agreement by Lessee for the purpose of carrying
on any business, profession, or trade of any kind, or for
any purpose other than as a private single family dwelling. Lessee
shall not allow any other person, other than Lessee's immediate
family or transient relatives and friends who are guests
of Lessee, to use or occupy the Premises without first obtaining
Lessor's written consent to such use. Lessee
shall comply with any and all laws, ordinances, rules and
orders of any and all governmental or quasi-governmental
authorities affecting the cleanliness, use, occupancy and
preservation of the Premises.
- CONDITION OF PREMISES. Lessee
stipulates, represents and warrants that Lessee has examined
the Premises, and that they are at the time of this Lease
in good order, repair, and in a safe, clean and tenantable
condition.
- ASSIGNMENT AND SUB-LETTING. Lessee
shall not assign this Agreement, or sub-let or grant any
license to use the Premises or any part thereof without
the prior written consent of Lessor. A consent by Lessor to one such assignment, sub-letting
or license shall not be deemed to be a consent to any subsequent
assignment, sub-letting or license. An
assignment, sub-letting or license without the prior written
consent of Lessor or an assignment or sub-letting by operation
of law shall be absolutely null and void and shall, at Lessor's
option, terminate this Agreement.
- ALTERATIONS AND IMPROVEMENTS. Lessee
shall make no alterations to the buildings or improvements
on the Premises or construct any building or make any other
improvements on the Premises without the prior written consent
of Lessor. Any
and all alterations, changes, and/or improvements built,
constructed or placed on the Premises by Lessee shall, unless
otherwise provided by written agreement between Lessor and
Lessee, be and become the property of Lessor and remain
on the Premises at the expiration or earlier termination
of this Agreement.
- NON-DELIVERY OF POSSESSION. In
the event Lessor cannot deliver possession of the Premises
to Lessee upon the commencement of the Lease term, through
no fault of Lessor or its agents, then Lessor or its agents
shall have no liability, but the rental herein provided
shall abate until possession is given. Lessor
or its agents shall have thirty (30) days in which to give
possession, and if possession is tendered within such time,
Lessee agrees to accept the demised Premises and pay the
rental herein provided from that date. In
the event possession cannot be delivered within such time,
through no fault of Lessor or its agents, then this Agreement
and all rights hereunder shall terminate.
- HAZARDOUS MATERIALS. Lessee shall not keep on the Premises any item of a dangerous,
flammable or explosive character that might unreasonably
increase the danger of fire or explosion on the Premises
or that might be considered hazardous or extra hazardous
by any responsible insurance company.
- UTILITIES. Lessee
shall be responsible for arranging for and paying for all
utility services required on the Premises.
- MAINTENANCE AND REPAIR; RULES. Lessee
will, at its sole expense, keep and maintain the Premises
and appurtenances in good and sanitary condition and repair
during the term of this Agreement and any renewal thereof. Without
limiting the generality of the foregoing, Lessee shall:
(a)Not obstruct the driveways, sidewalks,
courts, entry ways, stairs and/or halls, which shall be
used for the purposes of ingress and egress only;
(b)Keep all windows, glass, window
coverings, doors, locks and hardware in good, clean order
and repair;
(c)Not obstruct or cover the windows
or doors;
(d)Not leave windows or doors in an
open position during any inclement weather;
(e)Not hang any laundry, clothing,
sheets, etc.from any window, rail, porch or balcony nor
air or dry any of same within any yard area or space;
(f)Not cause or permit any locks or
hooks to be placed upon any door or window without the
prior written consent of Lessor;
(g)Keep all air conditioning filters
clean and free from dirt;
(h)Keep all lavatories, sinks, toilets,
and all other water and plumbing apparatus in good order
and repair and shall use same only for the purposes for
which they were constructed.Lessee shall not allow any
sweepings, rubbish, sand, rags, ashes or other substances
to be thrown or deposited therein.Any damage to any such
apparatus and the cost of clearing stopped plumbing resulting
from misuse shall be borne by Lessee;
(i)And Lessee's family and guests
shall at all times maintain order in the Premises and
at all places on the Premises, and shall not make or permit
any loud or improper noises, or otherwise disturb other
residents;
(j)Keep all radios, television sets,
stereos, phonographs, etc., turned down to a level of
sound that does not annoy or interfere with other residents;
(k)Deposit all trash, garbage, rubbish
or refuse in the locations provided therefor and shall
not allow any trash, garbage, rubbish or refuse to be
deposited or permitted to stand on the exterior of any
building or within the common elements;
(l)Abide by and be bound by any and
all rules and regulations affecting the Premises or the
common area appurtenant thereto which may be adopted or
promulgated by the Condominium or Homeowners' Association
having control over them.
- DAMAGE TO PREMISES. In the event the Premises are destroyed or rendered wholly
untenantable by fire, storm, earthquake, or other casualty
not caused by the negligence of Lessee, this Agreement shall
terminate from such time except for the purpose of enforcing
rights that may have then accrued hereunder. The
rental provided for herein shall then be accounted for by
and between Lessor and Lessee up to the time of such injury
or destruction of the Premises, Lessee paying rentals up
to such date and Lessor refunding rentals collected beyond
such date. Should
a portion of the Premises thereby be rendered untenantable,
the Lessor shall have the option of either repairing such
injured or damaged portion or terminating this Lease. In
the event that Lessor exercises its right to repair such
untenantable portion, the rental shall abate in the proportion
that the injured parts bears to the whole Premises, and
such part so injured shall be restored by Lessor as speedily
as practicable, after which the full rent shall recommence
and the Agreement continue according to its terms.
- INSPECTION OF PREMISES. Lessor
and Lessor's agents shall have the right at all reasonable
times during the term of this Agreement and any renewal
thereof to enter the Premises for the purpose of inspecting
the Premises and all buildings and improvements thereon. And
for the purposes of making any repairs, additions or alterations
as may be deemed appropriate by Lessor for the preservation
of the Premises or the building. Lessor
and its agents shall further have the right to exhibit the
Premises and to display the usual "for sale",
"for rent" or "vacancy" signs on the
Premises at any time within forty-five (45) days before
the expiration of this Lease. The
right of entry shall likewise exist for the purpose of removing
placards, signs, fixtures, alterations or additions, but
do not conform to this Agreement or to any restrictions,
rules or regulations affecting the Premises.
- SUBORDINATION OF LEASE. This
Agreement and Lessee's interest hereunder are and shall
be subordinate, junior and inferior to any and all mortgages,
liens or encumbrances now or hereafter placed on the Premises
by Lessor, all advances made under any such mortgages, liens
or encumbrances (including, but not limited to, future advances),
the interest payable on such mortgages, liens or encumbrances
and any and all renewals, extensions or modifications of
such mortgages, liens or encumbrances.
- LESSEE'S HOLD OVER. If Lessee remains in possession of the Premises with the
consent of Lessor after the natural expiration of this Agreement,
a new tenancy from month-to-month shall be created between
Lessor and Lessee which shall be subject to all of the terms
and conditions hereof except that rent shall then be due
and owing at __________________ DOLLARS ($___________) per
month and except that such tenancy shall be terminable upon
fifteen (15) days written notice served by either party.
- SURRENDER OF PREMISES. Upon
the expiration of the term hereof, Lessee shall surrender
the Premises in as good a state and condition as they were
at the commencement of this Agreement,
reasonable use and wear and tear thereof and damages by
the elements excepted.
- ANIMALS. Lessee
shall be entitled to keep no more than ______ (___) domestic
dogs, cats or birds; however, at such time as Lessee shall
actually keep any such animal on the Premises, Lessee shall
pay to Lessor a pet deposit of _______________________ DOLLARS
($_________), ___________________ DOLLARS ($_________) of
which shall be non-refundable and shall be used upon the
termination or expiration of this Agreement for the purposes
of cleaning the carpets of the building.
- QUIET ENJOYMENT. Lessee, upon payment of all of the sums referred to herein
as being payable by Lessee and Lessee's performance of all
Lessee's agreements contained herein and Lessee's observance
of all rules and regulations, shall and may peacefully and
quietly have, hold and enjoy said Premises for the term
hereof.
- INDEMNIFICATION. Lessor shall not be liable for any damage or injury of
or to the Lessee, Lessee's family, guests, invitees, agents
or employees or to any person entering the Premises or the
building of which the Premises are a part or to goods or
equipment, or in the structure or equipment of the structure
of which the Premises are a part, and Lessee hereby agrees
to indemnify, defend and hold Lessor harmless from any and
all claims or assertions of every kind and nature.
- DEFAULT. If
Lessee fails to comply with any of the material provisions
of this Agreement, other than the covenant to pay rent,
or of any present rules and regulations or any that may
be hereafter prescribed by Lessor, or materially fails to
comply with any duties imposed on Lessee by statute, within
seven (7) days after delivery of written notice by Lessor
specifying the non-compliance and indicating the intention
of Lessor to terminate the Lease by reason thereof, Lessor
may terminate this Agreement. If Lessee fails to pay rent when due and the default continues
for seven (7) days thereafter, Lessor may, at Lessor's option,
declare the entire balance of rent payable hereunder to
be immediately due and payable and may exercise any and
all rights and remedies available to Lessor at law or in
equity or may immediately terminate this Agreement.
- LATE CHARGE. In
the event that any payment required to be paid by Lessee
hereunder is not made within three (3) days of when due,
Lessee shall pay to Lessor, in addition to such payment
or other charges due hereunder, a "late fee" in
the amount of _________________________ ($__________).
- ABANDONMENT. If
at any time during the term of this Agreement Lessee abandons
the Premises or any part thereof, Lessor may, at Lessor's
option, obtain possession of the Premises in the manner
provided by law, and without becoming liable to Lessee for
damages or for any payment of any kind whatever. Lessor
may, at Lessor's discretion, as agent for Lessee, relet
the Premises, or any part thereof, for the whole or any
part thereof, for the whole or any part of the then unexpired
term, and may receive and collect all rent payable by virtue
of such reletting, and, at Lessor's option, hold Lessee
liable for any difference between the rent that would have
been payable under this Agreement during the balance of
the unexpired term, if this Agreement had continued in force,
and the net rent for such period realized by Lessor by means
of such reletting. If
Lessor's right of reentry is exercised following abandonment
of the Premises by Lessee, then Lessor shall consider any
personal property belonging to Lessee and left on the Premises
to also have been abandoned, in which case Lessor may dispose
of all such personal property in any manner Lessor shall
deem proper and Lessor is hereby relieved of all liability
for doing so.
- ATTORNEYS' FEES. Should it become necessary for Lessor to employ an attorney
to enforce any of the conditions or covenants hereof, including
the collection of rentals or gaining possession of the Premises,
Lessee agrees to pay all expenses so incurred, including
a reasonable attorneys' fee.
- RECORDING OF AGREEMENT. Lessee
shall not record this Agreement on the Public Records of
any public office. In the event that Lessee shall record this Agreement, this
Agreement shall, at Lessor's option, terminate immediately
and Lessor shall be entitled to all rights and remedies
that it has at law or in equity.
- GOVERNING LAW. This Agreement shall be governed, construed and interpreted
by, through and under the Laws of the State of __________________.
- SEVERABILITY. If
any provision of this Agreement or the application thereof
shall, for any reason and to any extent, be invalid or unenforceable,
neither the remainder of this Agreement nor the application
of the provision to other persons, entities or circumstances
shall be affected thereby, but instead shall be enforced
to the maximum extent permitted by law.
- BINDING EFFECT. The covenants, obligations and conditions herein contained
shall be binding on and inure to the benefit of the heirs,
legal representatives, and assigns of the parties
hereto.
- DESCRIPTIVE HEADINGS. The
descriptive headings used herein are for convenience of
reference only and they are not intended to have any effect
whatsoever in determining the rights or obligations of the
Lessor or Lessee.
- CONSTRUCTION. The
pronouns used herein shall include, where appropriate, either
gender or both, singular and plural.
- NON-WAIVER. No
indulgence, waiver, election or non-election by Lessor under
this Agreement shall affect Lessee's duties and liabilities
hereunder.
- MODIFICATION. The
parties hereby agree that this document contains the entire
agreement between the parties and this Agreement shall not
be modified, changed, altered or amended in any way except
through a written amendment signed by all of the parties
hereto.
As to Lessor this ______ day of ________________________,
20_____. Witnesses:"Lessor"
____________________________________________________________________________
____________________________________________________________________________
As
to Lessee, this ______ day of ________________________, 20_____.
Witnesses:"Lessee"
____________________________________________________________________________
____________________________________________________________________________
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