INITIALS: ______ / _______ / _______ / _______ /

WATSON RESIDENTIAL LEASE AGREEMENT

Prepared by: William J. Bosch, Attorney at Law
Date: April 8, 2011 Page 1 of 17 8235 Championsgate Boulevard, Suite 1 Davenport,
FL 33896
Phone: (407) 589-1685 Fax: (407) 390-1204
Regional Office: 1445 W. Hwy 434, Suite 101, Longwood, FL 32750
Telephone: 407-629-6643
Fax: 407-628-2744
THIS RESIDENTIAL LEASE IS COPY-RIGHT PROTECTED. DUPLICATION WITHOUT
WRITTEN APPROVAL IS PROHIBITED. WATSON RESIDENTIAL LEASE AGREEMENT
This agreement made between
hereinafter referred to as the LANDLORD,
and
hereinafter referred to as the TENANT, leases the following described
real property:
, , County, Florida, , together with the following described personal property: to the
TENANT and shall bind the TENANT, his/her heirs, estate, or legally appointed
representatives. TENANT as herein used shall include all persons to whom this
property is leased and all obligations under this lease are joint and several liabilities.
LANDLORD as herein used shall include the owner(s) of the premises, its heirs,
assigns or representatives and/or any agent designated by the owner(s). In
consideration of the mutual covenants and agreements contained in this
agreement, LANDLORD rents to TENANT the above real property under the following
terms:
1. TERM: This agreement shall begin , 20 and end , 20 . TENANT shall be
responsible for payment of rent during the entire term of the rental
agreement. NO PARTIAL MONTHS RENT WILL BE ACCEPTED WITH THE
EXCEPTION OF THE FIRST MONTHS PRORATED RENT IF APPLICABLE. All terms
of this agreement will extend automatically on a month-to-month basis with
owner approval should occupancy extend beyond the expiration date of this
lease. If for any reason LANDLORD cannot deliver possession of the premises
to TENANT by the beginning date, the beginning date may be extended up to
30 days or lease voided at LANDLORDS option without LANDLORD being
liable for any expenses caused by such delay or termination.
2. 2 OCCUPANTS: In addition to the TENANT only the following individual(s) shall
occupy the premises unless written consent of LANDLORD is obtained: .
3. 3 PRORATED RENT: TENANT agrees to pay the sum of $ as prorated rent plus
applicable taxes for the period through . An amount equivalent to a full
months rent is required upon move-in. Rent paid in excess of the pro-rated
amount due will be applied to rent due for the second month of the lease.
The remaining amount due for the second month of occupancy will therefore
be $ and is due in full on .

4. 4 RENT: The rent shall be $ per month plus a pet rent of $ per month for the
duration of the lease. The total amount due monthly is $ plus any applicable
sales tax which must be paid in advance. Rent is due on or before the first (1
st ) of the month at WATSON PROPERTY MANAGEMENT, 8235
CHAMPIONSGATE BOULEVARD, SUITE 1, DAVENPORT, FL 33896 without
demand. Rent must be received by LANDLORD or its designated agent on or
before the due date. A late fee of $50.00 plus $3.00 per day thereafter
retroactive to the second (2 nd ) day of the month shall be due if TENANT
fails to make rent payments ON OR BEFORE THE 3 RD DAY OF EACH MONTH.
A late fee schedule is available on the next page of this lease agreement to
indicate the late fee charges.
INITIALS: ______ / _______ / _______ / _______ / WATSON RESIDENTIAL LEASE
AGREEMENT Prepared by: William J. Bosch, Attorney at Law Date: April 8,
2011 Page 2 of 17
5. LATE FEE SCHEDULE 1 2 3 4 5 6 7 $53.00 $56.00 $59.00 $62.00 $65.00
$68.00 8 9 10 11 12 13 14 $71.00 $74.00 / $77.00 $80.00 $83.00 $86.00
$89.00 15 16 17 18 19 20 21 $92.00 $95.00 $98.00 $101.00 $104.00
$107.00 $110.00 22 23 24 25 26 27 28 $113.00 $116.00 $119.00 $122.00
$125.00 $128.00 $131.00 29 30 31 $134.00 $137.00 $140.00 If TENANTS
check is dishonored, all future rental payments must be made by money
order or cashiers check. TENANT agrees to pay $40.00 fee for any
dishonored check, IN ADDITION TO ANY LATE FEES DUE. If LANDLORD has
actual knowledge that there are insufficient funds to cover a check, rent will
be considered unpaid. LANDLORD may serve TENANT with a Three Day Notice
and will not be required to deposit the check. Third party checks are not
permitted. Time is of the essence. The imposition of late fees and/or
dishonored check charges is not a substitution or waiver of available law
remedies. If rent is not received by the first (1 st ) day of each month,
LANDLORD may serve a Three Day Notice on the next day or any day
thereafter as allowed by law. All signatories to this lease are jointly and
severally responsible for the faithful performance of this lease. All payments
made shall first be applied to any outstanding balances of any kind including
late charges and/or any other charges due under this lease. All late charges,
interest, break lease fees, NSF, bank and pet fees, utility charges and any
monies due under this lease are hereby defined as, intended and considered
to be additional rent.
6. 5. DELINQUENCY DELIVERY FEE: TENANT agrees that should LANDLORD or
any agent of LANDLORD deliver and serve upon the TENANT any legal
notices, then TENANT agrees to pay a deliver fee of $35.00 for each delivery.
TENANT agrees that any and all such delinquency delivery fees shall be
deemed as additional rent due.
7. 6. SECURITY DEPOSIT: TENANT shall deposit with the LANDLORD prior to
occupancy the amount of $ as a Security Deposit by TENANT for faithful
performance of all terms, covenants and conditions of this lease. This deposit
may be applied by the LANDLORD for any monies owed by TENANT under the

lease or Florida Law for, physical damages to the premises, costs, and
attorneys fees associated with the TENANT'S failure to fulfill the terms of the
lease. This deposit is neither intended nor to be construed as rent and
TENANT cannot dictate that this deposit be used for any rent due. If TENANT
breaches the lease by abandoning, surrendering or being evicted from the
rental premises prior to the lease expiration date or the expiration of any
extension, the deposit will be applied against damages.
8. 7. TENANTS RESPONSIBILITY: TENANT will be responsible for unpaid rent,
physical damages, future rent due, attorneys fees, cost and any other
amounts due under the terms of the tenancy per Florida Law. The deposit
shall be placed in Wachovia Bank, N.A., a Florida banking institution, in a
separate non-interest bearing escrow account and located at 225 Water
Street 1st Floor, Jacksonville, FL 32202. Security deposit refunds, if any, shall
be made by mail only, made out in the name of the TENANT who signed the
Residential Lease Agreement, in one check and may not be picked up in
person.
9. 8. APPLICATION: If TENANT has filled out a rental application, any
misrepresentation made by the TENANT in same will be considered a breach
of this agreement and LANDLORD may terminate the tenancy.
INITIALS: ______ / _______ / _______ / _______ / WATSON RESIDENTIAL LEASE
AGREEMENT Prepared by: William J. Bosch, Attorney at Law Date: April 8,
2011 Page 3 of 17
10.9. FIXTURES AND ALTERATIONS: TENANT must obtain prior written consent
from LANDLORD before painting, installing fixtures, making alterations,
additions or improvements and if permission is granted, same shall become
LANDLORDS property and shall remain on the premises at the termination of
the tenancy.
11.10. USE OF PREMISES: The premises shall be used for residential purposes
only. TENANT shall not operate any type of day care or child sitting service on
the premises. TENANT shall maintain the premises in a clean and sanitary
condition and not disturb surrounding residents or the peaceful and quiet
enjoyment of the premises or surrounding premises. No guest may occupy
the premises for more than fourteen (14) days without the written consent
from the LANDLORD. TENANT shall obey and require all guests to obey all
laws, restrictions and covenants that apply to the premises. TENANT agrees
to not use property or permit the same to be used for any disorderly, unlawful
purpose or detrimental conduct specifically to include illegal, loud, indecent,
boisterous, rowdy or immoral activities on the part of the TENANT, family, or
guests. TENANT is advised that local law enforcement agencies are
responsible for the safety of the community in which the premises are located
and any additional personal security precautions beyond these services are
the responsibility of the TENANT.
12.11. PARKING: TENANT agrees that no parking is allowed except for areas
designated for auto parking. No boats, recreational vehicles or disassembled
vehicles shall be parked in a manner that violates local parking regulations or
deed restrictions. No vehicles, boats, trailers, or campers shall be parked in

the front yard. TENANT is not to repair or disassemble vehicles on the

premises. Any oil or gas spills on walkways, driveways or lawns will be
cleaned and removed at the expense of the TENANT. All vehicles must have
current license plates.
13. 12. UTILITIES: All services and utilities will be paid by the TENANT, unless
otherwise specified. The TENANT agrees to pay all charges and deposits for
ALL UTILITIES and TENANT agrees to have all accounts for utilities
immediately placed in TENANT'S names with accounts kept current
throughout occupancy. If the utilities for which TENANT is responsible are still
in the LANDLORDS name at the time TENANT takes occupancy, TENANT
agrees that LANDLORD shall order such utilities to be terminated.
14.13. SMOKE DETECTORS: The LANDLORD will provide a smoke detector where
required by law. TENANT must maintain the smoke detectors by replacing
batteries and notifying LANDLORD in writing of any defects. In cases where
NO smoke detector is required by law, installation as well as testing and
maintenance will be the TENANT'S expense. TENANT agrees they shall
immediately test the smoke detector and are responsible for testing the
smoke detectors monthly.
15.14. MAINTENANCE: TENANT agrees they have FULLY INSPECTED the rental
premises and accepts the condition of the premises in an AS IS condition
with no warranties or promises expressed or implied. TENANT shall maintain
the premises in good, clean, habitable condition throughout the tenancy, use
all electrical, plumbing, heating, and cooling or other appliances or
equipment in a reasonable manner, removing all garbage in a clean and
sanitary manner. LANDLORD TENANT shall maintain the lawn and
surrounding grounds, including shrubbery at LANDORD/TENANT'S expense.
TENANT agrees to be responsible for proper irrigation of the grounds
including any utility charge for such irrigation, and if applicable, promptly
notify LANDLORD if any automatic or other sprinkler system is NOT operating
properly. TENANT agrees to reimburse LANDLORD for any professional
landscape services required as a result of TENANT'S negligence in proper
ground maintenance at any time during this lease agreement. In the event
TENANT or TENANT'S guests or invitees cause damage to the premises,
LANDLORD may at its option repair same and TENANT shall pay for the
expenses of same on demand, all charges incurred as additional rent, or
LANDLORD may require TENANT repair same. TENANT shall NOT have the
right to perform nor arrange for repairs at LANDLORDS expense, nor shall
there be any right of TENANT to deduct the cost of any repairs from the rent
payment without the advance written consent of the LANDLORD, except as
provided by law. TENANT shall be fully responsible for and agrees to maintain
and repair at TENANT'S expense the following: Air Condition Filters, Interior
Extermination, Locks and Keys, Screening, Smoke Detectors, Batteries and
Light Bulbs. TENANT shall INITIALS: ______ / _______ / _______ / _______ /
WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J. Bosch,
Attorney at Law Date: April 8, 2011 Page 4 of 17 provide written notice to
LANDLORD of any maintenance needed or repairs, including lawn infestation
and/or irrigation problems. TENANT shall be responsible for any damage

caused by unreported maintenance needs or repairs. TENANT is responsible

for repair or damage to pumps and other equipment, including all water
pipes, caused by freezing temperatures. TENANT shall be responsible and pay
for any repairs for stopped-up plumbing, including garbage disposal, when
the problem is caused by the introduction of foreign objects not intended for
sewage disposal.
16.15. KEYS: TENANT agrees to return all keys, including duplicates, remote
garage door openers, gate passes, pool keys, and/or any other equipment
provided when terminating this lease agreement, or to pay the necessary
cost of replacements. LANDLORD does not warrant lock integrity and is not
liable for any breach thereof, for any reason. TENANT may change or re-key
the premises at TENANT'S expense, provided TENANT notifies the LANDLORD
in writing prior to the change. In addition, TENANT is required to provide
LANDLORD with a working key to the premises at the time of installation or
change. Failure to do so may result in LANDLORD contacting a locksmith to
provide a working key to the premises at the TENANT'S expense.
17.16. PETS: TENANT shall NOT keep any animals or pets in or around the rental
premises without the LANDLORDS prior written approval and a pet
addendum signed by all parties. Failure to report a pet on the premises may
result in termination of the lease agreement.
18.17. NON-SMOKING PROPERTY: THIS IS A NON-SMOKING PROPERTY. TENANT,
TENANT'S agents, family members, guests or invitees understands that any
smoking in a rental property is considered negligence, default and/or
improper use by the TENANT and may result in legal and/or financial penalty
to the TENANT if it occurs. TENANT understands the cost of any damage, to
include but not limited to: deodorizing, carpet replacement, tile replacement,
painting, duct cleaning, window treatment replacement, or the removal of
any stains as a result of smoking will be the direct responsibility of the
TENANT executing this agreement.
19.18. POOLS: Indicate the type of pool: [ ] In Ground [ ] Above Ground [ ]
Jacuzzi/Hot Tub. TENANT understands that if the rental property has a pool,
that pool can be a potential danger. TENANT understands, agrees and holds
harmless Watson Realty Corp. and Watson Property Management and/or the
owner if any injury and/or death should occur. Watson Realty Corp. as well as
Watson Property Management as well as the owner shall not be held liable.
Unless otherwise provided and in writing, the TENANT agrees to maintain the
pool in an acceptable condition throughout the term of the lease. Any
damage caused by the TENANT'S neglect or negligence will be the expense of
the TENANT. The TENANT is to ensure that the fence, screening, gates
surrounding the pool as well as all equipment are in good condition and to
report any part that is in need of repair.
20. 19. ADDITIONAL STRUCTURES: TENANT shall not be allowed to place upon
the rental property any item or structure that could endanger or result in the
cancellation of the homeowners insurance. Trampolines are not permitted at
the property at any time.
21. 20. WATERBED(S): TENANT understands that no waterbed may be brought
into the rental property if such introduction would violate building codes. In

addition, TENANT agrees to obtain waterbed insurance to cover personal

injury and property damage naming the LANDLORD as the loss payee.
22. 21. RIGHT TO ENTER: LANDLORD shall have the right to enter the premises
for inspections, maintenance and repair or to show a prospective purchaser
or tenant during reasonable hours and with proper notification to the TENANT
as provided by law. This notification may be by telephone, hand-delivery,
email, or by posting a Notice on the premises. LANDLORD has the immediate
right to enter the premises in case of emergency or to protect the premises.
Should TENANT fail to allow LANDLORD to enter the premises after proper
notification to TENANT, TENANT shall be responsible to LANDLORD for
liquidated damages in the amount of $100.00 per event. These liquidated
damages will apply if TENANT fails to meet a scheduled appointment changes
the locks to prevent entry or has a pet or other animal which makes entry to
the premises dangerous.
23. 22. ASSIGNMENTS: This residential lease is personal to the parties who
signed the agreement. TENANT shall NOT assign this lease or sublet the
premises or any part thereof without the prior written permission of the
INITIALS: ______ / _______ / _______ / _______ / WATSON RESIDENTIAL LEASE
AGREEMENT Prepared by: William J. Bosch, Attorney at Law Date: April 8,
2011 Page 5 of 17 LANDLORD, which permission may be withheld for any
reason whatsoever. Any unauthorized transfer of interest by the TENANT shall
be void and breach this agreement.
24.23. VACATING: At the expiration of this agreement or any extension
whatsoever, TENANT shall peaceably surrender the premises and turn in all
keys, duplicates, remote garage door openers, gate passes, pool keys or any
other items owned by the LANDLORD, leaving the premises in good, clean
condition, ordinary wear and tear excepted. TENANT shall leave all utilities on
for five (5) days, NOT INCLUDING WEEKENDS AND/OR HOLIDAYS after moveout for cleaning. Failure to leave utilities on will result in a re-connection
charge to the tenant.
25.24. TERMINATION OR RENEWAL: The TENANT understands they must provide
written notice of intent to vacate at least sixty (60) days prior to the end of
the lease agreement. This agreement may only be terminated at the end of a
calendar month. Failure to give notice of intent to vacate in accordance with
these terms will require the payment of one (1) additional months rent
regardless of the actual date of vacancy. To renew the terms of this
agreement a written request to renew must be given to the LANDLORD no
less than sixty (60) days prior to the expiration of the agreement. WHEN THIS
LEASE IS RENEWED, A NONREFUNDABLE LEASE PREPARATION FEE IN THE
AMOUNT OF $35.00 MUST BE PAID AT LEASE SIGNING. If neither party gives
the other any written notice as provided hereunder TENANT shall thereafter
be deemed as occupying the premises on a month-to-month tenancy in which
case either party may terminate this agreement by giving the other party
fifteen (15) days written notice prior to the end of the calendar month.
TENANT shall NOT be released from the terms of this agreement on the
grounds of voluntary or involuntary employment transfers, loss of

employment, marriage, divorce, loss of co-tenant(s), and medical reasons,

except as provided by law.
26. 25. THERE WILL BE ADDITIONAL RENT DUE IN THE AMOUNT OF 10% OF THE
MONTHLY RENT IF FOR ANY REASON THIS LEASE IS CONTINUED ON A MONTHTO-MONTH BASIS AT THE EXPIRATION OF THE INITIAL TERM. This provision
does not in any way obligate the LANDLORD to extend this lease beyond the
initial term.
27. 26. LIABILITY: All personal property located on the premises shall be at risk of
the TENANT or owner thereof. The LANDLORD shall NOT be held liable for any
damage to said property of the TENANT arising out of criminal acts,
vandalism, acts of GOD, interruptions of utilities, fire, storm, flood, rain or
wind damage, acts of negligence of any person whatsoever, or from bursting
or leaking water pipes.
28. 27. INSURANCE: TENANT understands and agrees that the LANDLORDS
insurance, if any, DOES NOT cover injury or death to TENANT'S person or loss
of any kind to TENANT'S personal property or expenses incurred by TENANT,
including but not limited to, loss of perishables, interruption of water, electric,
cable or other utility service, relocation expenses and/or temporary or
permanent housing. TENANT agrees that they have an affirmative obligation
to obtain renters insurance to cover losses in the event loss should occur to
TENANT'S person and/or personal property for any reason whatsoever. Failure
by TENANT to obtain renters insurance is done at the complete and total risk
of the TENANT. The TENANT is STRONGLY URGED to secure comprehensive
renters insurance, including coverage for personal property.
29.28. TENANT'S OBLIGATIONS REGARDING PERSONAL PROPERTY: TENANT
agrees the rental premises is located in an area that may be subject to
storms, and as a result, it is necessary to take steps to protect ones personal
property, including but not limited to securing objects that may become
projectiles, keeping important documents in a location safe from damage,
providing for the safekeeping of keepsakes, and obtaining appropriate
insurance. TENANT understands that, even with precautions, damage to
personal property, including vehicles, may occur.
30. 29. STORM SHUTTERS: If the premises are not equipped with storm shutters,
TENANT understands that no storm shutters will be provided and/or no
measures shall be taken by LANDLORD to secure doors and/or windows
unless LANDLORD, in its sole discretion, decides to perform these tasks.
TENANT agrees to hold LANDLORD harmless for any damage to person and/or
personal property due to the lack of storm shutters or LANDLORDS decisions
to secure or INITIALS: ______ / _______ / _______ / _______ / WATSON
RESIDENTIAL LEASE AGREEMENT Prepared by: William J. Bosch, Attorney at
Law Date: April 8, 2011 Page 6 of 17 not secure doors and/or windows. If
storm shutters have been installed at the premises, or if LANDLORD secures
door and/or windows, this shall not relieve the TENANT of the obligation of
looking to his or her renters insurance for coverage of any damages to
property or person. TENANT agrees that installation of storm shutters or other
means of securing doors and windows are not guarantees in any way that
damage to the premises due to a storm will be minimized or will not occur.

31.30. STORM PREPARATION: Once a tropical storm, hurricane, flood watch or

warning is issued for a particular area and/or at the request of LANDLORD,
TENANT agrees to take storm preparedness actions. Any injury to TENANT
arising from storm preparation is the sole responsibility of the TENANT and
not of LANDLORD. In the event of damage to LANDLORDS property due to
TENANT'S storm preparations, that damage will be the responsibility of
TENANT. TENANT shall remove all authorized and unauthorized objects from
the immediate premises that may become projectiles in a storm, such as
deck chairs, potted plants, patio benches and any items on a balcony, lanai,
patios and/or breezeway of the rental premises. These items should be
placed inside the premises and returned to the outside only when it is safe to
do so. In no event, shall any motorcycle, scooter, gas grill, or other item
containing gasoline or other fuel, be stored inside the rental premises. These
items must be removed completely from the premises.
32.31. LANDLORDS OBLIGATIONS: TENANT agrees LANDLORD has no obligation
to install storm shutters and/or take measures to prevent wind, rain and/or
other objects or projectiles from entering the premises in the course or event
of a windstorm, flood, hurricane, hailstorm, tropical storm, or any other act of
nature (hereinafter Storm) that may strike in the area of or affect the
premises rented by TENANT from LANDLORD. TENANT agrees LANDLORD has
no duty to advise TENANT as to evacuation orders, potential or current
storms, safety measures, storm-preparedness procedures, or storm recovery
resources. TENANT agrees to use due diligence in keeping informed of the
current and future weather conditions.
33.32. LIABILITY OF LANDLORD: TENANT waives any liability or duty on the part
of the LANDLORD for any damage to person or personal property should any
occur due to a storm. TENANT agrees to indemnify LANDLORD should any
third party institute an action for damages against LANDLORD due to
damages caused to person or property by TENANT'S personal property and/or
TENANT'S actions or inactions relating to such personal property. Such
indemnity shall include attorneys fees and costs of LANDLORD incurred in
any actions for damages by a third party.
34.33. ATTORNEYS FEES: If LANDLORD employs an attorney to enforce the
terms and conditions of this lease agreement, TENANT shall be responsible
for all costs and reasonable attorneys fees as incurred by the LANDLORD
whether or not suit is filed. Both LANDLORD and TENANT waive the right to
demand a jury trial concerning any litigation between LANDLORD and
TENANT.
35. 34. DEFAULT OF LEASE: (A) Failure of TENANT to pay rent or any additional
rent when due, or (B) TENANT'S violation of any other term, condition or
covenant of this lease (and if applicable, attached rules and regulations),
community approved, covenants, rules, regulations and restrictions or (C)
Failure of TENANT to comply with any Federal, State and/or County laws, rules
and ordinances, or (D) TENANT'S failure to move into the premises or
TENANT'S eviction from, abandonment, or surrender of the premises
constitutes a default by the TENANT. Upon default, rent due for the remaining
term of this lease is accelerated. TENANT shall owe this rent and any

additional rent, damages, or consequential damages, and LANDLORD may

take any action permitted by Florida Law. Retaking of possession shall not
constitute a rescission of this lease. In the event the rental premises are
subject to the rules, regulations, covenants, and restrictions of a
condominium or other homeowner association, the TENANT agrees to abide
by all applicable rules and regulations. This may also require the approval of
the community approved covenants prior to occupancy. TENANT agrees to
pay any associated fees that may apply.
36.35. NOTICES: All notices and requests for repairs, termination, renewals, etc.
are to be made in writing to: WATSON PROPERTY MANAGEMENT, 8235
CHAMPIONSGATE BOULEVARD, SUITE 1, DAVENPORT, FL 33896.
37.36. NON-WAIVER: Any failure by the LANDLORD to exercise any rights under
this agreement or Florida Law shall not constitute a waiver of any of the
LANDLORDS rights. INITIALS: ______ / _______ / _______ / _______ / WATSON
RESIDENTIAL LEASE AGREEMENT Prepared by: William J. Bosch, Attorney at
Law Date: April 8, 2011 Page 7 of 17
38.37. INDEMNIFICATION: TENANT agrees to reimburse LANDLORD upon demand
in the amount of cost for service or repairs, including plumbing, caused by
the negligence or improper use by TENANT, TENANT'S agents, family, invitees
or guests. TENANT will at all times will indemnify and hold harmless
LANDLORD from all losses, damages, liabilities and expenses which can be
claimed against LANDLORD for any injury or damages to the person or
property of any person(s), caused by the acts, omissions, neglect or fault of
TENANT, TENANT'S agents, family, invitees or guests, or arising from
TENANT'S failure to comply with any applicable laws, statutes, ordinances or
regulations.
39. 38. ABANDONED PROPERTY: BY SIGNING THIS RENTAL AGREEMENT, THE
TENANT AGREES THAT UPON SURRENDER OR ABANDONMENT, AS DEFINED
BY CHAPTER 83, FLORIDA STATUTES, THE LANDLORD SHALL NOT BE LIABLE
OR RESPONSIBLE FOR STORAGE OR DISPOSITION OF THE TENANT'S
PERSONAL PROPERTY. TENANT hereby authorize towing and/or removal of any
vehicles abandoned by the TENANT, TENANT'S agents, family, invitees or
guests on the premises.
40.39. MODIFICATIONS: No subsequent alteration, amendment, change, or
addition to this lease shall be binding upon LANDLORD or TENANT unless it is
reduced to writing and signed by the parties.
41.40. RADON GAS: Florida State Law requires the following notice be included in
all residential lease agreements: Radon is a naturally occurring radioactive
gas that, when it has accumulated in a building in sufficient quantities, may
present health risks to persons who are exposed to it over time. Levels of
radon gas that exceed federal or state guidelines have been found in
buildings in Florida. Additional information regarding radon and radon testing
may be obtained from your county public health unit.
42.41. MISCELLANEOUS OTHER PROVISIONS: This lease is subject and
subordinate to the lien of a mortgage or deed of trust or encumbrance now or
at any time hereunder placed on the premises. The TENANT agrees to
promptly execute any instrument evidencing such subordination that the

LANDLORD may request of TENANT. The TENANT further irrevocably appoints

the LANDLORD Attorney-in-fact to execute any such instrument for him and in
his behalf. The conditions and agreements contained herein are binding and
may be legally enforced by the parties hereto and no failure to enforce a
breach of any condition or agreement herein shall be construed to be a
waiver of that condition or agreement or of any subsequent breach thereof. It
is further understood/agreed between the parties hereto that time is of the
essence of their lease and applies to all terms and conditions contained
herein. Each maker authorizes the garnishment or attachment of his/her
wages to the fullest extent permitted by law, including without limitation,
Florida Statute 222.11(2)(b) as amended from time to time.
43. 42. ENTIRE AGREEMENT: This lease and exhibits and attachments, if any, set
forth the entire agreement between LANDLORD and TENANT concerning the
premises, and there are no covenants, promises, agreements, conditions, or
understandings, oral or written between them other than those herein set
forth. If any provision in this agreement is illegal, invalid or unenforceable,
that provision shall be void but all other terms and conditions of the
agreement shall be in effect. Each TENANT signing and executing this
agreement shall be jointly and severally liable for all obligations herein.
44.43. ADDITIONAL STIPULATIONS OR ADDENDUMS: Any additional stipulations
or addendums are a binding part of this residential lease agreement. Carpet
and Cleaning Addendum Attached. Mold Addendum Attached. Pet
Addendum Attached. Disclosure of Information on Lead-Based Paint
Hazards. Move-In Receipt Addendum Attached. Move-Out Receipt
Addendum Attached.
45.44. SPECIAL PROVISION: TENANTS agree to abide by the Rules and
Regulations of the HOA. INITIALS: ______ / _______ / _______ / _______ / WATSON
RESIDENTIAL LEASE AGREEMENT Prepared by: William J. Bosch, Attorney at
Law Date: April 8, 2011 Page 8 of 17
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__________________ , Watson Representative INITIALS: ______ / _______ / _______ /
_______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J.
Bosch, Attorney at Law Date: April 8, 2011 Page 9 of 17
CARPET AND CLEANING ADDENDUM THIS ADDENDUM IS HEREBY ATTACHED
TO AND A PART OF THE RESIDENTIAL LEASE BEGINNING , 20 FOR THE RENTAL
PROPERTY AT , , County, Florida, . When the TENANT vacates the property,
the LANDLORD will contract with a professional, licensed cleaning service to
have the carpets cleaned. The cost of the services will be deducted from your
security deposit. In addition to basic carpet and final cleaning, if the premises
or carpets are damaged and/or excessively dirty or if more than a basic final
cleaning is required, these costs will be charged to the vacating tenant in
addition to the basic charges. PLEASE NOTE THAT UTILITIES MUST REMAIN ON

FOR 5 DAYS (NOT INCLUDING WEEKENDS AND/OR HOLIDAYS) FOR

INSPECTION AND CLEANING. FAILURE TO LEAVE THE UTILITIES ON MAY
RESULT IN A RECONNECTION CHARGE TO YOUR SECURITY DEPOSIT.
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__________________ , Watson Representative INITIALS: ______ / _______ / _______ /
_______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J.
Bosch, Attorney at Law Date: April 8, 2011 Page 10 of 17
ADDENDUM TO LEASE
THIS ADDENDUM IS HEREBY ATTACHED TO AND A PART OF THE RESIDENTIAL
LEASE BEGINNING , 20 FOR THE RENTAL PROPERTY AT , , County, Florida, .
MOLD: Mold consists of naturally occurring microscopic organisms which
reproduce by spores. Mold breaks down and feeds on organic matter in the
environment. The mold spores spread through the air and the combination of
excessive moisture and organic matter allows for mold growth. Not all, but
certain types and amounts of mold can lead to adverse health effects and/or
allergic reactions. Not all mold is readily visible, but when it is, can often be
seen in the form of discoloration, ranging from white to orange and from
green to brown and black, and often there is a musty odor present. Reducing
moisture and proper housekeeping significantly reduces the chance of mold
and mold growth.
CLIMATE CONTROL: TENANT agrees to use all air-conditioning, if provided, in
a reasonable manner and use heating systems in moderation to keep the
premises properly ventilated by periodically opening windows to allow
circulation of fresh air during dry weather only.
OWNER OR AGENT RECOMMENDS THAT AIR CONDITIONING IS USED AT ALL
TIMES IF UNIT HAS AIR CONDITIONING. TENANT AGREES TO: > Keep the
premises clean and regularly dust, vacuum and mop. >Open Blinds/Curtains
to allow light into the premises > Use hood vents when cooking, cleaning and
dishwashing. >Wipe down floors if any water spillage > Avoid excessive
amounts of indoor plants. >Hang shower curtains inside bathtub when
showering. > Leave bathroom & shower doors open after use. >Keep closet
doors ajar > Use exhaust fans when bathing/showering and leave on for a >
Securely close shower doors if present. > Avoid air drying dishes. sufficient
amount of time to remove moisture. > Use dryer if present for wet towels. >
Remove any moldy or rotting food. > Use household cleaners on any hard
surfaces. > Use ceiling fans if present. > Wipe down any vanities/sink tops. >
Water all indoor plants outdoors. > Wipe down any and all visible moisture. >
Wipe down any moisture and/or spillage. > Wipe down windows and sills if
moisture is present. > Remove garbage regularly. > Inspect for leaks under
sinks. > Wipe down bathroom walls and fixtures. > Check all washer hoses if

applicable. > Do not hang-dry clothes indoors. > Regularly empty

dehumidifier if used after bathing/showering.
TENANT SHALL REPORT IN WRITING: >Visible or suspected mold >Moldy
clothing, refrigerator and A/C drip pan overflows >All A/C or heating problems
or spillage >Moisture dripping from or around any vents, >Plant watering
overflows A/C condenser lines >Musty odors, shower/bath/sink/toilet
overflows >Discoloration of walls, baseboards, doors, window >Leaky
faucets, plumbing, pet urine accidents frames, ceilings >Loose, missing or
failing grout or chalk around tubs, >Any and all moisture showers, sinks,
faucets, countertops, clothes dryer vent leaks INITIALS: ______ / _______ /
_______ / _______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by:
William J. Bosch, Attorney at Law Date: April 8, 2011 Page 11 of 17 SMALL
AREAS OF MOLD: If mold has occurred on a small non-porous surface such as
ceramic tile, formica, vinyl flooring, metal or plastic and the mold is not due
to any ongoing leak or moisture problem; TENANT agrees to clean the areas
with soap (or detergent) and a small amount of water, let the surface dry,
and then within 24 hours apply a nonstaining cleaner such as Lysol
Disinfectant, Pine-Sol Disinfectant (original pine-scented), Tiles Mildew
Remover, or Clorox Cleanup.
TERMINATION OF TENANCY: Owner or agent reserves the right to terminate
the tenancy and TENANT agrees to vacate the premises in the event owner or
agent in its sole judgment feels that either there is mold or mildew present in
the dwelling unit which may pose a safety or health hazard to TENANT or
other persons and/or TENANT'S actions or inactions are causing a condition
which is conducive to mold growth.
INSPECTIONS: TENANT agrees that Owner or Agent may conduct inspections
of the unit at any time with reasonable notice.
VIOLATION OF ADDENDUM: IF TENANT FAILS TO COMPLY WITH THIS
ADDENDUM, TENANT can be held responsible for property damage to the
dwelling and any health problems that may result. Noncompliance includes
but is not limited to TENANT'S failure to notify Owner or Agent of any mold,
mildew or moisture problems immediately IN WRITING. Violation shall be
deemed a material violation under the terms of the Lease, and owner or
agent shall be entitled to exercise all rights and remedies it possesses against
TENANT at law or in equity and TENANT shall be liable to Owner for damages
sustained to the Leased Premises. TENANT shall hold Owner and Agent
harmless for damage or injury to person or property as a result of TENANT'S
failure to comply with the terms of this addendum. HOLD HARMLESS: If the
premises is or was managed by an agent of the Owner, TENANT agrees to
hold Agent and its employees harmless and shall look solely to the property
Owner in the event of any litigation or claims concerning injury, damage or
harm suffered due to mold or mildew.

PARTIES: THIS ADDENDUM IS BETWEEN THE TENANT AND OWNER AND/OR

AGENT MANAGING THE PREMISES. THIS ADDENDUM IS IN ADDITION TO AND
MADE PART OF THE LEASE AGREEMENT AND IN THE EVENT THERE IS ANY
CONFLICT BETWEEN THE LEASE AND THIS ADDENDUM, THE PROVISIONS OF
THIS ADDENDUM SHALL GOVERN.
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__________________ , Watson Representative INITIALS: ______ / _______ / _______ /
_______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J.
Bosch, Attorney at Law Date: April 8, 2011 Page 12 of 17

PET ADDENDUM
THIS ADDENDUM IS HEREBY ATTACHED TO AND A PART OF THE RESIDENTIAL
LEASE BEGINNING , 20 9 FOR THE RENTAL PROPERTY AT , , County, Florida, . [
] I WILL NOT HAVE A PET(S) AT THIS PROPERTY Number of Pets = NOTE: A
RECENT PHOTO OF THE PET(S) MUST BE ATTACHED TO THIS ADDENDUM.
With the exception of the pet(s) listed above, the TENANT SHALL NOT have
any other pet(s) of any description on the owners premises without the
written consent of the LANDLORD. Failure to disclose a pet can or will result in
default of your residential lease and possible eviction. TENANT understands
there is a non-refundable pet rent of $ .00 per pet per month for the privilege
of maintaining a pet on the premises. The pet rent per month will be added to
the rental therein as rent for the pets described above, and the base rent plus
pet rent will not change for the entire period of the lease even with a
reduction of pet(s) during that period. It is fully understood by all parties that
the pet rent is additional rent payable under the residential lease agreement
and is subject to all terms and conditions of the lease. The cost of any
damage resulting from the pet(s), including but not limited to flea infestation,
soiled or damaged carpets, damaged doors, walls, fences, lawns and the loss
of rent due to any of the above will be the responsibility of the TENANT. The
TENANT is responsible for spraying for fleas during the lease term. Upon
vacating the property, LANDLORD will contract for a professional flea
treatment and deduct the cost from your security deposit. LANDLORD
reserves the right to revoke this consent on seven (7) days notice to the
tenants, if in the opinion of the landlord, the pet(s) has become a nuisance to
neighbors, other residents, or has not been maintained according to the
above rules or any governmental regulations or laws or city ordinances. In the
event consent is revoked, TENANT agrees to immediately and permanently
remove the pet(s) from the owners premises. Failure to do so shall be

considered a breach of the residential lease agreement. TENANT shall be

strictly liable for the entire amount of any injury to any person or property
caused by the pet and shall indemnify the LANDLORD AND AGENT for all
costs of litigation and attorneys fees resulting from same. Pet 1 Pet 2 Pet 3
Pet 4 INITIALS: ______ / _______ / _______ / _______ / WATSON RESIDENTIAL
LEASE AGREEMENT Prepared by: William J. Bosch, Attorney at Law Date: April
8, 2011 Page 13 of 17 TENANT agrees to fully restrain pet(s) during the last
sixty (60) days of the lease to allow for showing the property for future lease
or sale without the need for the tenant to be present. The TENANT will be
charged $100.00 per visit for each time access is not obtainable due to an
unrestrained pet(s). LANDLORD will NOT accept certain pets including, but
not limited to: German Shepherds, Dobermans, Pit Bulls, Chows or
Rottweillers, or any part of mix thereof.
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__________________
__________________________________________________________________ DATE:
__________________ , Watson Representative INITIALS: ______ / _______ / _______ /
_______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J.
Bosch, Attorney at Law Date: April 8, 2011 Page 14 of 17 THIS ADDENDUM IS
HEREBY ATTACHED TO AND A PART OF THE RESIDENTIAL LEASE BEGINNING ,
20 9 FOR THE RENTAL PROPERTY AT , , County, Florida, . DISCLOSURE OF
INFORMATION ON LEAD-BASED PAINT HAZARDS Lead Warning Statement:
Housing built before1978 may contain lead-based paint. Lead from paint,
paint chips, and dust can pose health hazards if not taken care of properly.
Lead exposure is especially harmful to young children and pregnant women.
Before renting pre-1978 housing, landlords must disclose the presence of
known lead-based paint and lead-based paint hazards in the dwelling.
Tenants must also receive a federally approved pamphlet on lead poisoning
prevention. Lessors Disclosure (Initial) (a) Presence of lead-based paint or
lead-based paint hazards (check one below) [ ] Known lead-based paint
and/or lead-based paint hazards are present in the housing (explain) [ ]
Lessor has no knowledge of lead-based paint and/or lead-based paint hazards
in the housing. (b) Records and reports available to the lessor (check one
below) [ ] Lessor has provided the lessee with all available records and
reports pertaining to lead-based paint and/or lead-based paint hazards in the
housing (list documents below) [ ] Lessor has no reports or records pertaining
to lead-based paint and/or lead-based paint hazards in the housing. Lessees
Acknowledgement (Initial) (c) Lessee has received copies of all information
listed above. (d) Lessee has received the pamphlet Protect Your Family from
Lead in Your Home. Agents Acknowledgement (Initial) (e) Agent has informed
the lessor of the lessors obligations under 42 U S C 4585(d) and is aware of
his/her responsibility to ensure compliance. Certification of Accuracy The
following parties have reviewed the information above and certify, to the best
of their knowledge, that the information provided by the signatory is true and
accurate. __________________________________________________________________

DATE: __________________ INITIALS: ______ / _______ / _______ / _______ / WATSON

RESIDENTIAL LEASE AGREEMENT Prepared by: William J. Bosch, Attorney at
Law Date: April 8, 2011 Page 15 of 17
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__________________ , Watson Representative INITIALS: ______ / _______ / _______ /
_______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J.
Bosch, Attorney at Law Date: April 8, 2011 Page 16 of 17

MOVE-IN RECEIPT AND ADDENDUM

THIS ADDENDUM IS HEREBY ATTACHED TO AND A PART OF THE RESIDENTIAL
LEASE BEGINNING , 20 FOR THE RENTAL PROPERTY AT , , County, Florida, .
MOVE-IN RECEIPT: DATE OF MOVE-IN: DATE DELIVERED: I acknowledge that I
have or will receive on the first day of our Lease Agreement the following
items for the above rental property: - House Keys - Garage Door Keys Garage Door Remotes _ -Mail Box Keys - Automobile Window Decals - Gate
Pass Keys - Pool Keys - Clubhouse Keys FAILURE TO RETURN ANY INDICATED
ITEMS LISTED ABOVE WILL RESULT IN A REPLACEMENT CHARGE TO YOUR
SECURITY DEPOSIT.
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__________________ , Watson Representative INITIALS: ______ / _______ / _______ /
_______ / WATSON RESIDENTIAL LEASE AGREEMENT Prepared by: William J.
Bosch, Attorney at Law Date: April 8, 2011 Page 17 of 17 MOVE OUT RECEIPT
THIS MOVE OUT RECEIPT HEREBY ATTACHED TO AND A PART OF THE
RESIDENTIAL LEASE BEGINNING , 20 FOR THE RENTAL PROPERTY AT , ,
County, Florida, . DATE OF MOVE OUT: DATE RETURNED: I/We hereby

acknowledge that I/We have returned the items indicated below for the rental
property: - House Keys - Garage Door Keys - Garage Door Remotes - Mail Box
Keys - Automobile Window Decals - Gate Pass Keys - Pool Keys - Clubhouse
Keys Other: - Further, following is my/our forwarding address:
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