Z Team Property Management Owner Handbook

OWNER HANDBOOK

OWNER HANDBOOK Dear Property Owner, Thank you for your interest in our property management program. Our team is excited for the opportunity to work with you. Because it is hard to impart our years of real estate experience in a brief letter outlining our process, we have enclosed several different forms and letters in hopes that you will receive an accurate view of our total approach to property management. Always remember that paper work alone does not guarantee a successful experience with investment property. An understanding of your needs, coupled attention to detail increases your chance of a positive outcome (or cash flow). We understand the requirements of our investment property owners, which simplifies our role and allows us the time and energy to concentrate on serving your management needs. To serve you well, we must communicate successfully with you. Our best communication tool is our detailed monthly accounting statement, which is emailed to you and it gives you an exact accounting of the previous month’s activity. The fee structure at Z Team Property Management is very competitive and is based upon rents /monies collected. If your house is vacant, you do not pay management fees until we get it rented. We actively pursue qualified tenants who are willing to care for your home as if they own it. We work to develop a solid relationship with each tenant. Our experience has found that a successful property management program is based on the fragile balance between satisfied & profitable property owners and happy tenants. Happy tenants prefer to stay where they are and renew their lease. We are aware of each property, its history and the owners’ eventual goal for the property. Inspections, scheduled and unscheduled, are necessary to ensure your property is given the level of care you expect. When the need arises for general maintenance, we work only with trusted contractors who are licensed and/or insured. We do not make any money or take a percentage override on repairs you incur while having your home managed by our team. Our team’s extensive Internet marketing and direct communication makes getting your property rented a smooth and successful process. We will also advise you on the absolute best monthly rental rate to charge so that you attract the best tenants possible. We are continually analyzing our procedures, looking for ideas that will improve our process. Your input is very important to us. Please take a minute to review the enclosed forms and information. If you have any questions, ideas, or suggestions, please give us a call. Call us anytime at (847) 804-8706. We look forward to getting to know you and your management needs better. Sincerely yours,

Ruta Dobilas Property Manager, Z Team Property Management

Page 2

FAQs 1. What fees will I incur if Z Team Property Management manages our property? In general, our fees are 10% of gross monies collected (typically rent) from tenants every month. We also charge a $250 start-up fee & a $250 yearly renewal fee. Our Residential Management Agreement explains our fees in more detail. 2. When will I get my money every month? Rents are due in our office the 1st day of each month. If rents are received by the 5th of the month, disbursements will be mailed or processed by the 5th of each month or the first business day after the 5th, should the 5th fall on a weekend or holiday. As it takes a day or two for banks to process deposits, this means that the deposits should show in your bank account between the 5th & 10th of the month. If rent is late, we will make every effort to get disbursements out to you as quickly as possible after receiving payment. 3. What will I have to do to put my property in management? Initially, all paperwork will be completed and entered into our system. Make sure that you have the home cleaned thoroughly and the lawn manicured prior to listing the home and prior to the tenant moving in. If the tenants go into a clean house with a manicured lawn, we can hold them to the same standards when they move out. Also, the better the property looks, the faster it will rent. All appliances should be in good working order. If they are not in good working order, have them repaired or replaced. Getting a home warranty can give you peace of mind that your appliances and systems in the home will be covered in the event that they fail. 4. What will you do to rent or market my house? We give your home maximum exposure through our Marketing System. We rigorously scrutinize the backgrounds of all prospective tenants. Some of the activities that we utilize in our marketing system include: • FOR RENT SIGNS – Posted at the property with our website and phone number clearly displayed. • MLS – Your rental property data is entered in the Chicagoland Multiple Listing Service (MLS) giving access to other real estate brokers and the many prospective renters who utilize websites with a direct MLS feed. All MLS rental listings are now available to home searchers through the various public internet gateways, such as Realtor.com, Zillow.com, Trulia.com and Z Team Management website as well as many others. • INTERNET LISTINGS – Our inventory of currently listed homes for rent are posted online on the most popular rental websites complete with

Page 3

847-804-8706 | www.ZTeamPM.com

FAQs (continued) photos, maps and property details for the convenience of those searching for a new home. We post our rental listings to Craigslist, Realtor. com, Homes.com, Zillow, Trulia, BestChicagoProperties.com, Propertyshark.com and others. • WORD OF MOUTH / REFERRALS – Current and past tenants, friends of our tenants, and referrals from other successful real estate agents • CORRECT PRICING – Even the best and most incredible homes will not lease if they are overpriced. We make sure your rental home is priced correctly from the very beginning so that we get your home leased quickly and for the highest rent possible. Remember that no amount of marketing can overcome an overpriced listing. • THOROUGH PREPARATION – Even the best located and well-priced rental homes will not lease quickly if the rental home is not in top showing condition. Homes for rent absolutely must show well and have an attractive “curb appeal” or they may sit empty for extended periods. Our job as your property manager is to make sure your home is presented to the prospective tenants in a clean and attractive condition so that it will attract the absolute best tenants. 5. What happens when my home becomes vacant? Our first concern with your empty home is: “What is needed to place a new tenant into your home as soon as possible?” We know that every day a home sits empty is a wasted opportunity and a non-recoverable cost. A “For Rent” sign is placed in front of the property usually after the 60 day notice is received from the tenant. (It is not uncommon for us to re-rent a home before it becomes vacant.) When the property becomes vacant, it is inspected and digitally photographed. From the information gathered at the home and using our inspection report and photos, we will determine what needs to be done to get your home rented again and what repairs are chargeable to the prior tenant’s deposit. We will also review with you any updates or repairs that we feel will be needed to attract the absolute best tenants. 6. How are tenants screened? Our tenant screening process is twophased. We first require all tenants, over the age of 18, to undergo a credit report check. After we receive the credit report, we make three phone calls. We call the prospective tenant’s current landlord, prior landlord and employer. The current landlord provides us with a recap of the tenant’s most recent payment performance, as well as any comments or problems they have experienced. The prior landlord gives us an overview of the tenant including, but not limited to, how the applicant left their former home. The employer verifies their wage, length of employment, and often offers

Page 4

FAQs (continued) additional insights. Before we rent to anyone, we feel we’ve gotten to know them pretty well. 7. Can I exclude smokers, pets, or children? Z Team Property Management generally prohibits smoking in the interest of protecting your investment. Tenants with pets are a large majority of the market for rental homes. Pet owners are not a protected class, but allowing pets increases the number of potential renters. We charge tenants with pets $25 per pet per month. This is a “fee” not a “deposit” so the fee is non-refundable to the tenant. If you feel very strongly about not allowing pets, we will agree not to show your property to anyone with pets. Children are under the protected class of “familial status”. It is not possible or legal to discriminate against anyone with children. 8. If a tenant fails to pay rent, how long does it take to get them out? This is not an issue we deal with frequently. By offering a good product and a thorough screening, we find that we are seldom in this situation. But, when we are faced with a delinquent and uncooperative tenant, we are just as effective in the eviction process. Start to finish, a tenant who does not pay their rent is typically removed within 45 days from when their rent was due. 9. What if a tenant skips or leaves before the lease expires? Tenants are responsible for rent through the expiration of the lease. If a tenant skips, we will secure the property by changing the locks, make any repairs to bring the property back to rentable standards and will begin to try to re-rent the property. We will also attempt to locate the tenant and collect outstanding rents, damages, and any other costs. If a tenant breaks their lease, they remain liable for the rents through the day that your home is rented again or through the end of the lease, whichever occurs first. (We cannot collect rent from two parties for the same time period.) Most tenants do not want negative reporting on their credit and our tenant screening procedures help ensure that we have as few incidents as possible. 10. How do you make sure the tenant is taking good care of my home while renting? There are several ways your property manager learns whether the tenant is taking care of the home. Above all, careful

Page 5

847-804-8706 | www.ZTeamPM.com

FAQs (continued) tenant selection from the outset protects your property from being rented to irresponsible people. During the lease term, we may have occasion to enter the property for repair or maintenance reasons and will use that opportunity to have a look. If we are fortunate enough not to have any repairs or maintenance at your property over an extended period of time, your property manager will schedule a preventative maintenance walk-through once a year so that there are no unreported problems at the property. 11. What do you do if they are not taking care of my property as they should or if they have unauthorized pets? Your property manager gives the tenant an opportunity to correct the situation and usually they will. If a problem persists, we will make a decision based on that specific situation. 12. How long will my property sit vacant? Unfortunately, we cannot predict who will walk through our door and what properties they will want to rent, or if they will even have adequate credit. We make every effort to lease a property as quickly as possible. Vacant properties are costly to both of us. The time of year, the condition of the property, location and price all factor into the time it takes to lease a property. Generally, the rental market does go through slow periods, but most properties rent within one to two months, some even within weeks. 13. Can I do my own repairs or use my own contractor? As a protection for you, the tenants, and our company, we require that all contractors doing work at managed properties be licensed. To maintain good trust with our tenants, we ask that they be able to respond and complete all work in a timely manner. 14. Who handles emergencies? Z Team Property Management Experts will handle all emergency and non-emergency repairs 24 hours a day. We will keep you informed, but you will never receive a call in the middle of the night. 15. How often are inspections performed? During the lease term, we may have occasion to enter the property for repair or maintenance reasons and will use that opportunity to have a look. If we are fortunate enough not to have any repairs or maintenance at your property over an extended period of time, your property manager will schedule a preventative maintenance walk-thru at least once a year.

Page 6

MANAGEMENT AGREEMENT All management fees are commission based. That means: • No Rents = No Management Fees! • Our Management Fee is 10% of all rent / monies collected each month. We have every incentive to find you absolutely the best tenants who pay on time and occupy the property for a long time

Page 7

847-804-8706 | www.ZTeamPM.com

RESIDENTIAL MANAGEMENT AGREEMENT This agreement is made by and between Z Team Property Management, hereinafter referred to as Broker and __________________________________________________________ hereinafter referred to as Owner to secure the services of Broker in the management of real property known as _________________________________________________________, hereinafter referred to as the Premises, for a period beginning on ______________________ and ending on ___________________ and automatically renews from year to year and subject to the following terms and conditions. 1. APPOINTMENT AND AUTHORITY OF BROKER a. Owner hereby appoints Broker as the sole and exclusive Broker to rent, lease, price, manage, collect and receipt for rents and operate the Premises. The Owner however, retains the right to make management decisions concerning establishing some parameters for new tenants, rental terms, and capital or repair expenditures in excess of $250.00 in any 1 month and must advise Broker of these terms at onset of Agreement. The herein described property shall be rented for a price determined by comparison with recently rented comparable properties. b. Broker is authorized to secure the services of other real estate agents and conduct other marketing activities for purposes of securing a new tenant. Additionally, Broker is authorized to split Leasing Fees (pursuant to Paragraph 5b below), with other real estate agents who assist in the procurement of Tenants for the Premises. c. It is agreed that the Broker is entitled to compensation as provided herein in connection with any lease that may be executed during the term of this agreement, even if said lease was negotiated by the Owner or any other party. Broker shall be paid compensation at the rate as provided herein in connection with any lease which is being negotiated at the time of termination of this agreement if the tenant was introduced to the Premises by Broker. d. It is agreed that Broker shall make contacts as may be necessary for garbage removal, pest control, or other services that Broker may deem necessary. The Owner will be liable for such obligations which may extend beyond the termination date of this agreement. e. It is agreed that Broker shall only be responsible for paying bills such as property taxes, fire dues, HOA dues, termite bond renewals, property insurance, etc. after Owner has instructed Broker to pay such bills in writing. f. Broker to execute contracts for utilities and services for the operation, maintenance and safety of the property, as the Broker shall deem advisable and/or necessary. If the property is under a Home Warranty, Broker will contact Home Warranty Company for service. Home Warranty Company ___________________________________________ Policy#___________________________Phone_______________

Page 8

RESIDENTIAL MANAGEMENT AGREEMENT (continued) 2. TERMS: IN THE EVENT THAT THE PREMISES ARE RENTED OR LEASED THROUGH THE EFFORTS OF BROKER AND THE LEASE TERM RUNS LONGER THAN THE TERMS OF THE AGREEMENT, BROKER SHALL CONTINUE TO BE COMPENSATED AS STATED IN PARAGRAPH 5. In the event that the Premises are not rented or leased within sixty (60) days of the date of this Agreement, or remain vacant without being subject to a lease for any sixty (60) day period, either party may terminate this Agreement upon thirty (30) days written notice to the other party such intention to terminate, provided that such written notice is delivered to the other party prior to the rental or lease of the premises through the efforts of Broker. If the Premises contain multiple rental units, the termination provisions of this section will only apply if all units were not rented or leased within sixty (60) days of the date of this Agreement or all units remained vacant for any sixty (60) day period. Termination of this Agreement shall not adversely affect the rights of tenants under the existing leases. 3. SPECIFIC AUTHORITY FOR REPAIR AND ALTERATIONS: a. Owner hereby gives Broker the following authority and powers and agrees to pay promptly on demand all legitimate expenses in connection with the following: i: To purchase necessary supplies; to contract for such utility services as Broker may deem advisable. ii: To make necessary repairs to the Premises without the express written consent of Owner, limited to $250 in any one month. iii: To make Owner authorized alterations and decorations. b. In addition to other authority of Broker, Broker may pay or incur without limitation on behalf of Owner monthly or recurring operating charges and/or emergency repair, if, in the reasonable opinion of the Broker, such repairs are necessary to protect Premises from damage or maintain services to the tenants as called for by Illinois State Law and/or the Rental Agreement. Broker is authorized on behalf of Owner to hire, discharge, supervise and pay any employees or contractors for work performed. All providers of services shall be deemed to be acting on behalf of the Owner and not the Broker. Broker will not be liable to the Owner or others for any act, default or negligence on the part of such persons, contractors or other workmen, providing Broker has taken reasonable care in engaging them or their employers. c. A Reserve Fund will be established and maintained from rental proceeds in the amount of $250.00 to be paid from first rental payment or in the alternative the Owner may select to fund the Reserve Fund from personal funds payable at execution of this Agreement. 4. BROKER’S RESPONSIBILITIES: In addition to the foregoing, the Broker will perform the following functions on Owner’s behalf: a. Make reasonable efforts to collect all the rents and other fees due from tenants when such amounts become due, and deposit same into an agency account maintained on behalf of the Owner, but Broker does not guarantee the payment of any tenant’s rent; b. Broker shall render monthly itemized statements of receipts, charges, and accruals, and shall remit to Owner receipts less disbursement for future expenses. In the event

Page 9

847-804-8706 | www.ZTeamPM.com

RESIDENTIAL MANAGEMENT AGREEMENT (continued) that disbursements shall exceed receipts, Owner shall promptly remit such excess to the Broker. Owner assumes full responsibility for the payment of any expenses and obligations incurred in connection with the exercise of Broker’s duties set forth herein. c. Collect and place into escrow accounts, as required by law, security deposits under any lease. Broker is authorized to disburse the security deposit at such times and to such persons as Broker shall in good faith believe to be entitled to such funds in accordance with the current Illinois laws governing security deposits. Any interest earned on said deposits, shall with tenant’s permission, belong to Broker. Broker shall not incur any liability for bankruptcy or failure of the depository. 5. BROKER’S COMPENSATION: In consideration of the services rendered by Broker, Owner agrees to pay Broker the following forms of compensation: a. FOR MANAGEMENT: A fee equal to 10% of gross receipts collected including all sums collectible under any leases, with a minimum fee of $65 per month. b. LEASING FEE: For the procurement of a Tenant(s) for who a lease is signed, Broker shall be paid a leasing fee equal to 100% of the First Full Months’ Rent (as established in the Lease executed between Broker and Tenant(s) for the subject premises). The Leasing Fees under this paragraph are earned and payable at the time that this Lease is executed. c. LEASE RENEWAL / EXTENSION FEE: Each time a Tenant(s) in the Premises renews or extends a lease, Owner will pay Broker a renewal or extension fee equal to $250. The renewal or extension fees under this Paragraph are earned and payable at the time the renewal or extension is effective. For purposes of this paragraph a new lease for the same Property with the same tenant then occupying the Property shall be considered an extension or renewal. This paragraph does not apply to month-to-month renewals or month to- month extensions. d. LATE FEES: Owner & Broker shall split all Late Fees 50/50 if Tenant(s) pay their monthly rent after the 5th of the month. While Broker does not guarantee that Tenant(s) will pay the Late Fees, but Broker will make efforts to enforce the Lease Agreement in the best interest of the Owner. e. TENANT-OCCUPIED-PROPERTY SET-UP FEE: $100 (Only Applicable if Premises already has Tenants). This fee shall cover costs associated with setting up tenant(s) in Broker’s system and converting to our lease and/or dealing with prior issues left from Owner or previous manager. This fee is non-refundable. f. CHARGES TO TENANTS: Late Rent Administration Charge, Returned Check / NSF Charges, Releasing Administration Charge and Application Fees to extent allowed applicable by law paid by tenants under any lease are the property of Broker to offset expenses in enforcing the respective provisions. g. SERVICES EXCEEDING NORMAL MANAGEMENT: In the event that the Owner shall request the Agent to request the Agent to undertake work exceeding that usual to normal management, then a fee shall be agreed upon for such services and paid before the work begins.

Page 10

RESIDENTIAL MANAGEMENT AGREEMENT (continued) 6. PAYMENT FROM OWNER’S FUNDS: Broker shall have no duty to expend Broker’s individual funds in fulfillment of Broker’s responsibilities under this agreement. All payments required or permitted to be made by Broker shall be made from Owner’s funds. Owner agrees to deposit with Broker promptly on demand such funds as may be necessary in Broker’s reasonable judgment for performance by Broker as provided in this Agreement. Broker shall not be responsible for any loss sustained by Owner by reason of nonpayment or late payment of expenses for the Premises, which nonpayment or late payment resulted from Owner’s failure to deposit funds or make payments as requested by Broker. 7. INSURANCE: Both the Owner and Broker agree that the Owner shall maintain Homeowner’s Insurance for the above mentioned property so long as GOODWILL REALTY GROUP, INC. manages the subject Premises on behalf of the Owner. In addition the Owner will include GOODWILL REALTY GROUP, INC. as an additional insured under the Liability portion of this policy with a minimum limit of no less than $500,000. Said Policies shall be written to protect GOODWILL REALTY GROUP, INC. in the same manner and to the same extent as the Owner. Owner shall provide to Broker evidence of insurance naming GOODWILL REALTY GROUP, INC. as additional insured within 15 days of the date of this agreement and at time of each renewal. 8. HOME WARRANTY: Owner shall be required to purchase a home warranty at a cost not to exceed $550 for a 13 Month Home Warranty through Home Warranty of America for all homes under managements that were built over 5 years before the date that this property management agreement is signed. Owner shall renew this home warranty for so long as property is managed by Broker. 9. ENFORCEMENT OF LEASES: The Owner authorizes the Broker to make all reasonable efforts to enforce the terms of the lease, in accordance with the Illinois Residential Landlord and Tenant Act and any applicable provision of the Fair Debt and Collection Practices Act (FDCPA). Owner agrees to pay the costs, including legal fees, incurred by Broker for such enforcement. 10. LEGAL FEES FOR ADVICE: Owner shall pay all expenses (i.e. attorney fees, court costs, deposition fees etc.) Incurred by Broker in obtaining legal assistance regarding issues affecting the Premises. Owner shall also pay the legal expense for legal proceedings as described in Paragraph 11 herein. 11. LEGAL PROCEEDINGS: Broker is empowered to sign and/or cancel leases on Owner’s behalf, to enforce the provisions of same, to institute legal action or other proper proceedings to collect rents and other sums due, and when expedient, to settle, compromise and release such actions and suits, and to dispossess tenants, and other persons, including without limit institution of eviction proceedings in the name of and behalf of Owner, Broker may select the attorney of Broker’s choice to handle any such matters and incur court costs at Owner’s expense. Should Owner wish to institute and prosecute legal action on his/her own behalf, Owner must inform Broker in writing of such decision, prior to Broker engaging in legal proceedings on behalf of Owner. Broker is not responsible for defending owner against any claims brought against the owner in a proceeding or court action.

Page 11

847-804-8706 | www.ZTeamPM.com

RESIDENTIAL MANAGEMENT AGREEMENT (continued) 12. COMMUNICATIONS/NOTICE: Owner agrees to receive any and all communications from Broker at the address, phone and/or fax numbers and the email address below. Any notice required or permitted to be given pursuant to the provisions of this agreement shall be deemed given (1) when delivered personally, or (2) on the date such notice is deposited in the United States Mail, postage prepaid, certified or registered mail return receipt requested at following addresses.

Owner ___________________________________ Phone_____________________________



Address _____________________________________________________________________



Email _______________________________________________________________________



City _____________________________________ State ____________ Zip ______________

13. OWNER REPRESENTATIONS AND WARRANTIES: a. Owner represents and warrants to Broker that Owner owns the Premises and the full right and authority to lease the Premises. b. Owner represents and warrants to the Broker that, to the best of Owner’s knowledge, the Premises are: i: free of hazardous and/or toxic wastes and/or substances (as such terms are defined under applicable federal and state laws). ii: fit for human habitation; that there are no hidden or latent defects or conditions on or affecting the Premises. iii: not the subject of any order to repair or to demolish or other order of any government authority. iv. in compliance with all currently applicable laws, statutes and governmental rules and regulations. The Owner agrees that he/she will at all times during the term of this Agreement fully and promptly comply with the lawful requirements of all applicable governmental authorities. c. Owner declares that all mortgage payments have been made and the mortgage accounts are current. d. Owner acknowledges that he/she is responsible for payment of mortgages, taxes, liens, insurance, and all assessments. e. Owner acknowledges that security deposits may not be adequate to cover necessary maintenance, upkeep, repairs, etc. f. Owner warrants that there are operating smoke detectors on the premises. g. Broker (choose one)  Shall  Shall Not be permitted to allow animals on the property pursuant to any lease pursuant to any lease executed by Broker. If so, such lease shall provide for the payment of a nonrefundable pet fee in the amount of no less

Page 12

RESIDENTIAL MANAGEMENT AGREEMENT (continued) than $250.00 per pet with a limit of ______ pet(s), with each pet not to exceed ____ pounds. Any Pet Fees are non-refundable and will be treated like monthly rent, subject to Paragraph 5(a) above. 14. AVAILABILITY OF TENANTS: Broker shall make a good faith effort to obtain tenants for the Premises, but Broker makes no guarantee that tenants can be found. 15. CHANGING LOCKS: Owner agrees that when one tenant leaves the property and another moves in that he/she will have to pay to have all of the locks re-keyed. 16. DATA & RECORDS: Owner agrees to make available to Broker, all data, records and documents pertaining to the property, which Broker may require to properly exercise his duties hereunder. 17. LEAD-BASED PAINT DISCLOSURE: For dwellings built before 1978, and as required by applicable law, a Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards (the “Disclosures”) must be signed by Owner and attached to this agreement Owner represents that either (1) the improvements on the Premises were all submitted, commenced, and constructed after December 31, 1977, or (2) the Disclosure has been fully completed and is attached to this agreement. Owner agrees to provide Broker with any such additional information or reports as may come to Owner’s possession during the term of this agreement. Owner acknowledges that Broker has informed Owner of the Owner’s obligations to provide a tenant of the property with the pamphlet “Protect Your Family From Lead in Your Home,” to provide information to a Tenant of the property with copies of available records and reports with respect to the property and lead-based paint and lead-based paint hazards, all pursuant to 42 USC 4582(d), as amended. 18. FAIR HOUSING / AMERICANS WITH DISABILITY ACT: Owner acknowledges that Owner and Broker must adhere to Federal Fair Housing and ADA requirements. Therefore Broker shall have the final decision in the event Broker determines that any Owner’s decision conflicts with said laws. Owner shall be liable for any and all fines and costs incurred to defend Owner and/or Broker that are assessed against Owner and/or Broker for such violations. 19. BINDING EFFECT: This agreement shall be binding on, and for the benefit of the parties hereto and their respective heirs, successors and assigns. This agreement shall be governed by, interpreted under and enforced in accord with the laws of the State of Illinois. This is the entire agreement between the parties and may not be modified except in writing signed by both parties. 20. BINDING AUTHORITY: This agreement shall be binding upon the successors and assigns of Broker, and upon the heirs, administrators, executors, successors, and assigns of Owner. 21. INDEMNIFICATION: Owner agrees (a) to indemnify, defend and save the Broker harmless from all loss, expense, damage, claim suits and costs whatsoever (including without limit attorney’s fees and expenses) incurred and arising from performance or attempted performance by Broker of its duties and powers hereunder whether for personal injury and/or property damage suffered by any person whomsoever on or about the Premises or otherwise. The Broker also shall not be liable for any error of judgment or for any mistake of

Page 13

847-804-8706 | www.ZTeamPM.com

RESIDENTIAL MANAGEMENT AGREEMENT (continued) fact or law or for anything; which, Broker may do or refrain from doing, hereinafter, except in cases of willful misconduct or gross negligence. The Broker shall not be responsible for any damage to the Premises, under any circumstance, by the tenant or others. 22. SURVIVAL: Indemnification and other provisions of this Agreement which benefit Broker shall survive any termination of this Agreement. 23. FORCE MAJEURE: Any delays in the performance of any obligation of Broker under this Agreement shall be excused to the extent that such delays are caused by wars, national emergencies, natural disasters, strikes, labor disputes, utility failures, governmental regulations, riots, adverse weather, and other similar causes not within the control of Broker, and any time periods required for performance shall be extended accordingly. 24. FACSIMILE AND OTHER ELECTRONIC MEANS: The parties agree that the offer, and counteroffer and/or acceptance of any offer or counteroffer may be communicated by use of a fax, electronic signature or other secure electronic means, including but not limited to electronic mail and the internet, and the signatures, initials and handwritten or typewritten modifications to any of the foregoing shall be deemed to be valid and binding upon the parties as if the original signatures, initials and handwritten or typewritten modifications were present on the documents in the handwriting of each party. 25. TERMINATION: Owner shall comply with Illinois Uniform Residential Landlord Tenant Act and any other applicable laws. If Broker is unable to comply with such laws due to the action or inaction of Owner concerning Premises, Broker may immediately terminate this agreement by reason of frustration of compliance with law, by providing written notice of termination to Owner. Upon written notice of the termination of the management agreement to the tenant(s) of Premises, Broker shall have no liability to the tenant(s) concerning any events relating to their tenancy occurring after the termination of this agreement. An Owner may also terminate this Agreement by giving Broker 30 days written notice. Owner agrees to pay Goodwill Realty Group, Inc. a severance fee of 7% of the monthly rent for the period remaining in the current lease, reimbursement of costs, such as advertisement, co-brokerage fees, etc. accrued to date by the Broker. Owner may terminate without penalty, if notice is given in reasonable time of the property being vacant so that no advertising costs or administrative costs are incurred.

WHEREFORE, the parties have executed this Residential Management Agreement or caused the same to be executed by their authorized representative.



THIS AGREEMENT supersedes all prior written or oral agreements and can be amended only through a written agreement signed by both parties.

__________________________________________________ Broker / Property Manager Z Team Property Management

____________________ Date

__________________________________________________ Owner

____________________ Date

Page 14

OWNER INFORMATION SHEET OWNER NAME ____________________________________________________ HOME ADDRESS __________________________________________________

__________________________________________________

PHONE ________________________ CELL ________________________ WORK ________________________

FAX ________________________

EMAIL _____________________________________________________ EMERGENCY CONTACT CONTACT NAME _________________________________________________ CONTACT NUMBER __________________________________

Page 15

847-804-8706 | www.ZTeamPM.com

PROPERTY INFORMATION PROPERTY ADDRESS __________________________________________________

__________________________________________________

HOA NAME AND NUMBER ________________________________________________ ________________________________________________ WHAT IS THE HOA FEE? _______________ WILL IT BE INCLUDED IN THE RENT?  YES

 NO

PREFERRED RENT AMOUNT $__________________ APPLIANCES TO REMAIN WITH PROPERTY

WARRANTY?

 RANGE

 YES

 NO

 FRIDGE

 YES

 NO

 DISHWASHER

 YES

 NO

 MICROWAVE

 YES

 NO

 WASHER

 YES

 NO

 DRYER

 YES

 NO

 GARAGE DOOR OPENER

QUANTITY _____

 BLINDS

QUANTITY _____

 CURTAINS

QUANTITY _____

Page 16

PROPERTY INFORMATION (Cont.) IMPORTANT LOCATIONS WATER HEATER__________________________________________________ WATER CUT OFF_________________________________________________ GAS CUT OFF___________________________________________________ CIRCUIT BREAKER________________________________________________ 1. Is the property currently vacant?  YES

 NO

2. What is the best way for us to gain access for showings? _______________ _________________________________________________________________ 3. If property is occupied please provide a copy of lease and any contact info for current tenant. Also, please provide any info that would be important for us to know about the tenants/property. ____________________________ _________________________________________________________________ 4. How can we get access to keys? ____________________________ 5. Will you accept pets?  YES

 NO

6. When will property be available for tenant move in? ___________________ 7. When can we make appt to take pictures for marketing? ________________ 8. Is there an association?  YES  NO If so, what are regulations for tenants? _________________________________________________________ 9. Gate code? _______

Parking space #_______ Mailbox # _______

10. Is yard currently being taken care of or is that something we need to set up? ____________________________________________________________ 11. How did you hear about us? ________________________________________ _________________________________________________________________

Page 17

847-804-8706 | www.ZTeamPM.com

Homework Worksheet  Professionally clean carpet  Clean fireplace  Have bushes trimmed back tight and gardens weeded  Have gutters cleaned out  3 copies of front door keys  Leave garage door openers  Leave utilities on until new tenant moves in property  List us as point of contact with your homeowners association. Give copies of association rules & regs to our office and list us as a point of contact.  List us as point of contact with your condo association. Give copies of association rules & regs to our office and list us as a point of contact.  Change your lawn care company to send bills to our office. (If applicable)  Add Z Team Property Management as an additional insured on your homeowners insurance.  Ask insurance company to send copy of declaration page of insurance to our office. Email: [email protected]

Page 18

W-9

Form (Rev. December 2014) Department of the Treasury Internal Revenue Service

Request for Taxpayer Identification Number and Certification

Give Form to the requester. Do not send to the IRS.

Print or type See Specific Instructions on page 2.

1 Name (as shown on your income tax return). Name is required on this line; do not leave this line blank. 2 Business name/disregarded entity name, if different from above

3 Check appropriate box for federal tax classification; check only one of the following seven boxes: C Corporation S Corporation Partnership Trust/estate Individual/sole proprietor or single-member LLC Limited liability company. Enter the tax classification (C=C corporation, S=S corporation, P=partnership) ▶ Note. For a single-member LLC that is disregarded, do not check LLC; check the appropriate box in the line above for the tax classification of the single-member owner.

4 Exemptions (codes apply only to certain entities, not individuals; see instructions on page 3): Exempt payee code (if any) Exemption from FATCA reporting code (if any) (Applies to accounts maintained outside the U.S.)

Other (see instructions) ▶ 5 Address (number, street, and apt. or suite no.)

Requester’s name and address (optional)

6 City, state, and ZIP code 7 List account number(s) here (optional)

Part I

Taxpayer Identification Number (TIN)

Enter your TIN in the appropriate box. The TIN provided must match the name given on line 1 to avoid backup withholding. For individuals, this is generally your social security number (SSN). However, for a resident alien, sole proprietor, or disregarded entity, see the Part I instructions on page 3. For other entities, it is your employer identification number (EIN). If you do not have a number, see How to get a TIN on page 3. Note. If the account is in more than one name, see the instructions for line 1 and the chart on page 4 for guidelines on whose number to enter.

Part II

Social security number

–

–

or Employer identification number

–

Certification

Under penalties of perjury, I certify that: 1. The number shown on this form is my correct taxpayer identification number (or I am waiting for a number to be issued to me); and 2. I am not subject to backup withholding because: (a) I am exempt from backup withholding, or (b) I have not been notified by the Internal Revenue Service (IRS) that I am subject to backup withholding as a result of a failure to report all interest or dividends, or (c) the IRS has notified me that I am no longer subject to backup withholding; and 3. I am a U.S. citizen or other U.S. person (defined below); and 4. The FATCA code(s) entered on this form (if any) indicating that I am exempt from FATCA reporting is correct. Certification instructions. You must cross out item 2 above if you have been notified by the IRS that you are currently subject to backup withholding because you have failed to report all interest and dividends on your tax return. For real estate transactions, item 2 does not apply. For mortgage interest paid, acquisition or abandonment of secured property, cancellation of debt, contributions to an individual retirement arrangement (IRA), and generally, payments other than interest and dividends, you are not required to sign the certification, but you must provide your correct TIN. See the instructions on page 3.

Sign Here

Signature of U.S. person ▶

Date ▶

General Instructions

• Form 1098 (home mortgage interest), 1098-E (student loan interest), 1098-T (tuition)

Section references are to the Internal Revenue Code unless otherwise noted.

• Form 1099-C (canceled debt)

Future developments. Information about developments affecting Form W-9 (such as legislation enacted after we release it) is at www.irs.gov/fw9.

Purpose of Form

• Form 1099-A (acquisition or abandonment of secured property) Use Form W-9 only if you are a U.S. person (including a resident alien), to provide your correct TIN.

An individual or entity (Form W-9 requester) who is required to file an information return with the IRS must obtain your correct taxpayer identification number (TIN) which may be your social security number (SSN), individual taxpayer identification number (ITIN), adoption taxpayer identification number (ATIN), or employer identification number (EIN), to report on an information return the amount paid to you, or other amount reportable on an information return. Examples of information returns include, but are not limited to, the following:

If you do not return Form W-9 to the requester with a TIN, you might be subject to backup withholding. See What is backup withholding? on page 2.

• Form 1099-INT (interest earned or paid)

3. Claim exemption from backup withholding if you are a U.S. exempt payee. If applicable, you are also certifying that as a U.S. person, your allocable share of any partnership income from a U.S. trade or business is not subject to the withholding tax on foreign partners' share of effectively connected income, and

• Form 1099-DIV (dividends, including those from stocks or mutual funds) • Form 1099-MISC (various types of income, prizes, awards, or gross proceeds) • Form 1099-B (stock or mutual fund sales and certain other transactions by brokers) • Form 1099-S (proceeds from real estate transactions)

By signing the filled-out form, you: 1. Certify that the TIN you are giving is correct (or you are waiting for a number to be issued), 2. Certify that you are not subject to backup withholding, or

4. Certify that FATCA code(s) entered on this form (if any) indicating that you are exempt from the FATCA reporting, is correct. See What is FATCA reporting? on page 2 for further information.

• Form 1099-K (merchant card and third party network transactions) Cat. No. 10231X

Page 19

Form W-9 (Rev. 12-2014)

847-804-8706 | www.ZTeamPM.com

W9

(continued)

Page 20

W9

(continued)

Page 21

847-804-8706 | www.ZTeamPM.com

W9

(continued)

Page 22

ACH DIRECT DEPOSIT FOR PROPERTY OWNERS

This is my authorization to Goodwill Realty Group, (_______________________) to COMPANY ID # Automatically credit my  checking  savings account ______________________________ NUMBER ________________________at _________________________ in____________________________ , BANK TRANSIT/ABA NO.

FINANCIAL INSTITUTION

CITY

________________________ Monthly $ ____________________

STATE

I understand that this authorization will be in effect until I notify my financial institution that I no longer desire this service, allowing it reasonable time to act on my notification. I also understand that if corrections in the credit amount are necessary, it may involve an adjustment (credit or debit) to my account. THIS AUTHORIZATION IS NON-NEGOTIABLE AND NONTRANSFERABLE _________________________________________ _____________________________________ Property Owners Name Signature ______________________________________________________________________ Property Address

Page 23

847-804-8706 | www.ZTeamPM.com

LEASE & RENTAL WALK-THRU INSPECTION The foundation of a well-run property management program is the rapport that develops between the Landlord and Tenant. These two forms go a long way in establishing that great relationship

Page 24

MAINSTREET ORGANIZATION OF REALTORS® RESIDENTIAL LEASE

1 2 3 4 5 6

LESSEE (Tenant):______________________________________________________________________

7

ADDRESS OF PREMISES:______________________________________________________________

8

LESSOR (Landlord):____________________________________________________________________

9

LESSOR’S ADDRESS:_________________________________________________________________

10

TERM OF LEASE: COMMENCEMENT DATE: ___________________________________________

11

EXPIRATION DATE: __________________________________________________________________

12

MONTHLY RENTAL: $___________________ SECURITY DEPOSIT: $_______________________

13

(To be paid in advance as directed by Lessor)

14

LATE PAYMENT PENALTY:_____% of monthly rental if not received by________________________

15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42

If Dual Agency applies, complete Paragraph 19.

(Form 6010)

(Not for use in the City of Chicago)

In consideration of the mutual covenants and agreements herein stated, Lessor hereby leases to Lessee and Lessee herby leases from Lessor for a private dwelling, the unit designated above (the “Premises”), for the above term. 1. RENT: Lessee shall pay Lessor, at Lessor’s address stated above or such other address as Lessor may designate in writing, as rent for the Premises, the sum stated above monthly in advance, including any late charges and amounts to be paid by Lessee under paragraph 2 hereof, from the beginning of this term until termination of this Lease. Time of each payment is of the essence of this agreement. Monthly rent payments are due on the ____________________ day of each month. 2. LESSEE’S OBLIGATIONS: In addition to the monthly rental specified above, Lessee shall be responsible for the following: †Electricity †Gas/ Heating Fuel †Rubbish removal †Water Service †Sewage Disposal Service †Landscape maintenance/snow removal  †Homeowners Association dues currently $______________ per month †Other _____________________________________________________________________________ ______________________________________________________________________________________ In the event one of the above utilities is not levied specifically on or in respect of the Premises, the Lessee shall pay to Lessor as rent _________________ % of the utilities charged on the building of which the Premises is a part. If Lessee fails to pay the above marked bills, the Lessor may pay them on Lessee’s behalf and the same if paid by the Lessor shall be due as rent with the next payment due under the terms of this lease. Lessee agrees that if, as a result of Lessee’s failure to timely pay any of the aforementioned utility charges, such services are stopped or interrupted and damage results, Lessee shall be absolutely liable to Lessor for such damage.

Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________ Address______________________________________________________________________________ Page 1 of 6 Form 6010 – Rev. 02/2009 – Mainstreet Organization of REALTORS®

Page 25

847-804-8706 | www.ZTeamPM.com

43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63

3. LESSOR’S OBLIGATIONS: Lessor shall, at Lessor’s cost, provide to the premises: †Electricity †Gas/Heating Fuel †Rubbish removal †Water Service †Sewage Disposal Service †Refrigerator †Oven/Range/Stove †Microwave †Dishwasher †Garbage Disposal †Trash Compactor †Washer †Dryer †Other _____________________________________________________________________________ ______________________________________________________________________________________ Lessor shall not be liable for failure to furnish the above when such failure is beyond Lessor’s control or when the applicable system is under repair.

64

____________________________________________________________________________________________

65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89

4. SECURITY DEPOSIT: Lessee has deposited with Lessor the Security Deposit stated above as security for the performance of all covenants and agreements of Lessee hereunder. Lessor may at any time apply all or any portion thereof in payment of any amounts due Lessor from Lessee. Upon termination of the Lease and full performance of all Lessee’s obligations hereunder, so much of the Security Deposit as remains unapplied shall be returned to Lessee. The Security Deposit shall not bear interest. 5. CONDITION OF PREMISES: Lessee acknowledges that Lessee has inspected the Premises and that the Premises are in good repair, except as specified below, and that no representations as to the condition or repair thereof have been made by the Lessor, or Lessor’s Designated Agent, prior to or at the execution of this Lease, that are not herein expressed. DEFECTS (if any) _____________________________________________________________________________

6. REPAIRS BY LESSEE: The Lessee covenants and agrees with the Lessor to take good care of and keep in clean and healthy condition, the Premises and its fixtures, and to commit or suffer no waste therein; that Lessee will make all repairs required to the walls, windows, glass, ceilings, paint, plastering, plumbing work, pipes, and fixtures belonging to the Premises, whenever damage or injury to the same shall have resulted from Lessee’s misuse or neglect; and Lessee agrees to pay for any and all repairs that shall be necessary to put the Premises in the same condition as when Lessee entered therein, reasonable wear, acts of God, and loss by fire excepted; and Lessor shall have the right to make said repairs and recover the cost of same from Lessee as rent. 7. REPAIRS BY LESSOR: In the event repairs are necessary as a result of normal wear and tear or acts of God, Lessor shall make them within a reasonable time. Lessee shall not, without consent of the Lessor, have the right to make repairs to the Premises and charge them against the rent due or withhold rent. In case the Premises shall be rendered untenable by fire or other casualty, Lessor may at Lessor’s option terminate this lease or repair the Premises within thirty days, and if Lessor fails to do so, this lease is terminated. 8. USE; SUBLET; ASSIGNMENT; ALTERATIONS: Lessee will not allow the Premises to be used for any purpose that will increase the rate of insurance thereon or disturb the neighboring tenants, nor for any purpose other than that hereinbefore specified nor to be occupied, in whole or in part, by any other person, and will not sublet the same, or any part thereof, nor assign the lease without the Lessor’s prior written consent, which consent shall not be unreasonably withheld, and will not permit the transfer, by operation of law, of the interest in the Premises acquired through this lease, and will not permit the Premises to be used for unlawful purpose(s) or any purpose(s) that will injure the reputation of the same or of the neighborhood; and will not permit any alteration (including but not limited to painting, wall papering and other decorating) of or upon any part of the Premises without the prior written consent of the Lessor, nor allow any signs or placards posted or placed thereon, except by written consent of the Lessor; all alterations and additions to the Premises shall remain for the benefit of the Lessor unless otherwise

Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________ Address______________________________________________________________________________ Page 2 of 6 Form 6010 – Rev. 02/2009 – Mainstreet Organization of REALTORS®

Page 26

90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136

provided in said consent. LESSEE WILL KEEP NO DOGS, CATS OR OTHER ANIMALS OR PETS IN OR ABOUT THE PREMISES EXCEPT AS SET FORTH HEREIN † “NO PETS” † “PETS ALLOWED” (List number and weight)__________________________________________________________________ (Additional security deposit may be required). LESSEE WILL NOT PERMIT THE PREMISES TO REMAIN UNOCCUPIED WITHOUT PROVIDING ADEQUATE CARE TO PREVENT DAMAGES OF ANY KIND TO THE PREMISES. Lessee shall keep the Premises in a neat and sanitary condition. 9. RIGHT TO RELET, TERMINATION REMEDIES: If Lessee shall abandon or vacate Premises, the same may be re-let by the Lessor on behalf of the Lessee for such rent and upon such terms as Lessor may see fit, and if a sufficient sum shall not be thus realized, after paying the expenses of such re-letting and collecting of rent, to satisfy the rent specified herein, the Lessee agrees to satisfy and pay all deficiency. If the Lessee retains possession of the Premises after the term of this lease expires, the Lessor may either accept further rent payments by the Lessee, in which case a month-to-month tenancy shall be created, or sue for possession; and Lessor shall be entitled to recover from Lessee all damages sustained by him as a result of Lessee’s failure to vacate the Premises, including but not limited to lost rent, court costs and attorneys fees. In the event Lessee retains possession without Lessor’s consent beyond the term of this lease, it is agreed rent shall be double the rent for the preceding term. Lessee’s right of possession may be terminated without terminating Lessee’s liability to pay rent. All remedies herein provided shall be cumulative. No waiver of a breach or default by either party shall be deemed a continuing waiver. Lessee or Lessor shall pay all reasonable attorneys’ fees and court costs incurred by the other in enforcing the terms of this agreement as a result of a default by the other or in defending against acts or omissions of the other as ordered by a court of competent jurisdiction. 10. DESCRIPTION OF PREMISES: Premises includes the residential unit described above together with the garage, out buildings, and common elements, if any. 11. ACCESS: Lessor shall have free access to the Premises at all reasonable hours, and at all times in cases of emergency, for the purposes of examining or exhibiting the same for sale or rent or for making any repairs to the Premises which the Lessor may deem fit to make. Lessor shall have the right to place upon the Premises, at all times, “For Sale/Rent” signs and Lessee will not interfere with same. Lessor shall have the right to install any necessary key box and Lessee hereby authorizes same. Lessor shall be provided with and may retain and use copies of all keys necessary for access to the Premises. Lessee acknowledges that Lessor has advised Lessee of the need for safeguarding and insuring Lessee’s personal property and valuables located upon the Premises. 12. COMPLIANCE: Lessee will in every respect comply with applicable local ordinances with the rules and orders of the health officers thereof, with the orders and requirements of the police department, with the requirements of any underwriters’ association so as not to increase the rates of insurance upon the building and contents thereof, with the rules and orders of the fire department with respect to any matters coming within their jurisdiction, with the rules and bylaws of any applicable homeowner’s association and with any Lessor’s rules attached hereto. 13. LIMITATION OF LIABILITY: Lessor shall not be liable for damage or injury to the Lessee, Lessee’s invitees, or licensees, or the Lessee’s personal property on the Premises, or in storage areas, or parking areas, provided by the Lessor, occasioned by leaking plumbing, gas or water pipes, or water, snow or ice, nor for any damage arising from acts or neglect of any owners or occupants of adjacent property. Lessor is not an insurer of Lessee’s person or possessions. Lessee agrees that all of Lessee’s person and property in the Premises shall be at risk of Lessee only and that Lessee will carry such insurance as Lessee deems necessary.

Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________ Address______________________________________________________________________________ Page 3 of 6 Form 6010 – Rev. 02/2009 – Mainstreet Organization of REALTORS®

Page 27

847-804-8706 | www.ZTeamPM.com

137 138 139 140 141 142 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183

14. RENT AFTER NOTICE OR SUIT: After the service of notice, or the commencement of a suit or after final judgement for possession of the Premises, the Lessor may receive and collect any rent due, and the payment of said rent shall not waive or affect said notice, said suit or said judgement. 15. PLURALS; SUCCESSORS: The words “Lessor” and “Lessee” wherever used herein shall be construed to mean “Lessors” and “Lessees”. In cases where more than one person constitutes either party to this lease, all such persons shall be jointly and severally liable. All the covenants and agreements herein contained shall be binding upon and inure to the benefit of their respective successors, heirs, executors, administrators and assigns. The rights, powers and duties under this Lease may be exercised by Lessor’s or Lessee’s attorney or agent. 16. SEVERABILITY: If any clause, phrase, provision or portion of this lease or the application thereof to any person or circumstance shall be invalid, or unenforceable under the applicable law, such event shall not affect, impair or render invalid or unenforceable, the remainder of this lease nor any other clause, phrase, provision or portion hereof, nor shall it affect the application of any clause, phrase, provision or portion hereof to other persons or circumstances. 17. SUBORDINATION: This lease is subordinate to any mortgages and other security devices now or hereafter placed against the Premises. 18. LEAD-BASED PAINT DISCLOSURE: If applicable, prior to signing this Lease, Lessee [check one] ‰ has ‰ has not received the EPA Pamphlet, “Protect Your Family From Lead in Your Home” and [check one] ‰ has ‰ has not received a Lead-Based Paint Disclosure. 19. CONFIRMATION OF DUAL AGENCY: The Parties confirm that they have previously consented to _____________________________________________________ (Licensee) acting as a Dual Agent in providing brokerage services on their behalf and specifically consent to Licensee acting as a Dual Agent with regard to the transaction referred to in this Lease. 20. ATTORNEY REVIEW: The parties agree that their respective attorneys may approve or make modifications to this Lease, other than stated rental price, within five (5) business days after the date of the Lease. If within ten (10) Business Days after the Date of Acceptance, written agreement cannot be reached by the Parties with respect to resolution of proposed modifications, then either Party may terminate this Lease by serving written notice to the other Party, whereupon this Lease shall be null and void and security deposit shall be refunded to Lessee by Lessor. IF WRITTEN NOTICE IS NOT SERVED WITHIN THE TIME SPECIFIED, THIS PROVISION SHALL BE DEEMED WAIVED BY THE PARTIES, AND THIS LEASE SHALL REMAIN IN FULL FORCE AND EFFECT. 21. NOTICE: All notices required shall be in writing and shall be served by one party to the other party. Notice to any one of the multiple-person party shall be sufficient notice to all. Notice shall be given in the following manner: 1. By personal delivery of such notice; or 2. By mailing of such notice to the addresses recited herein by regular mail and by certified mail, return receipt requested. Except as otherwise provided herein, notice served by certified mail shall be effective on the date of mailing; or 3. By sending facsimile transmission. Notice shall be effective as of date and time of facsimile transmission, provided that the notice transmitted shall be sent on business days during business hours (9:00 a.m. to 5:00 p.m. Central time). In the event fax notice is transmitted during nonbusiness hours,

Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________ Address______________________________________________________________________________ Page 4 of 6 Form 6010 – Rev. 02/2009 – Mainstreet Organization of REALTORS®

Page 28

184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 202 203 204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231

the effective date and time of notice is 9:00 a.m. Central time of the first business day after transmission. 4. By sending email transmission. Notice shall be effective as of date and time of email transmission, provided that the Notice transmitted shall be sent on Business Days during Business Hours. In the event email Notice is transmitted during non-business hours, the effective date and time of Notice is the first hour of the next Business Day after transmission. 5. By commercial overnight delivery (e.g., FedEx). Such Notice shall be effective on the next Business Day following deposit with the overnight delivery company. 22. MUTUAL WAIVER OF SUBROGATION RIGHTS: Whenever any loss, cost, damage or expense resulting from fire, explosion or any other casualty or occurrence is incurred by either of the parties to this Lease in connection with the Premises, and such party is covered in whole or in part by insurance with respect to such loss, cost, damage or expense, then the party so insured hereby releases the other party from any liability it may have on account thereof, provided that such release of liability and waiver of the right of subrogation shall not be operative in any case where the effect thereof is to invalidate such insurance coverage or increase the cost thereof. 23. ENTIRE AGREEMENT: This document and the documents incorporated herein are the entire agreement of the parties and no representations of either party are binding unless contained herein. THIS FOLLOWING OPTIONAL PARAGRAPH APPLIES ONLY IF INITIALED BY ALL PARTIES. ___ ___ ___ ___ 24. AGREEMENT FOR PROPOSED FUTURE PURCHASE BY LESSEE: On or before the Commencement Date of this Lease, the Lessor and Lessee shall enter into a mutually acceptable agreement for the Lessee’s proposed future purchase of the Premises. In the event such agreement has not been executed this Lease shall be null and void. THIS LEASE HAS BEEN APPROVED BY THE MAINSTREET ORGANIZATION OF REALTORS® AND THE DUPAGE COUNTY BAR ASSOCIATION. THE PARTIES ARE CAUTIONED THAT THIS IS A LEGALLY BINDING AGREEMENT. IF THE TERMS ARE NOT UNDERSTOOD, PLEASE SEEK LEGAL COUNSEL BEFORE SIGNING IT.

DATE______________________________________

DATE__________________________________________

___________________________________________ LESSEE (Tenant)

_______________________________________________ LESSOR (Landlord)

___________________________________________ LESSEE (Tenant)

_______________________________________________ LESSOR (Landlord)

GUARANTEE For value received, the undersigned hereby guarantees the payment of the rent and the performance of the covenants by the Lessee in the within Lease covenanted and agreed, in manner and form as in said Lease provided. DATE____________________________________

_______________________________________________ GUARANTOR _______________________________________________ GUARANTOR

Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________ Address______________________________________________________________________________ Page 5 of 6 Form 6010 – Rev. 02/2009 – Mainstreet Organization of REALTORS®

Page 29

847-804-8706 | www.ZTeamPM.com

232

FOR INFORMATION ONLY IF APPLICABLE

233

____________________________________________ _______________________________________________

234

Lessee’s Broker Office

235

___________________________________ ____________________________________

236

Lessee’s Designated Agent

237

____________________________________________ _______________________________________________

238

Phone

239

____________________________________________

______________________________________________

240

E-mail

E-mail

241

____________________________________________ _______________________________________________

242

Lessee’s Attorney

243

____________________________________________ _______________________________________________

244

Phone

245

____________________________________________ _______________________________________________

246

Homeowner’s/Condo Association (if any)

MLS #

MLS #

Fax

Lessor’s Broker Office (Listing Office)

Lessor’s Designated Agent

Phone

E-mail

Lessor’s Attorney

Fax

Phone

Phone

MLS #

Management Co./Other Contact

MLS #

Fax

E-mail

Fax

Phone

Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________ Address______________________________________________________________________________ Page 6 of 6 Form 6010 – Rev. 02/2009 – Mainstreet Organization of REALTORS®

Page 30

Condition of Rental Property Checklist

Instructions: Tenant(s) complete(s) this checklist within three days of moving in and tenant(s) and landlord or manager review property and completed checklist together and mutually agree on the condition of the property upon move-in by signing this form. Each party keeps a copy of signed checklist. Tenant(s) and landlord or manager uses the move-in checklist during the pre-move out inspection and again when determining if any of the tenant’s deposit will be retained for cleaning or repairs after move-out. BE SPECIFIC and DETAILED when filling out the checklist. Tenant Name (Print) Tenant Name (Print)

Property Address

Tenant Name (Print) Tenant Name (Print)

Landlord/Manager Name (Print)

Tenant Name (Print)

ITEM

CONDITION ON ARRIVAL

CONDITION ON DEPARTURE

LIVING ROOM Floor & Floor Covering Walls & Ceiling Door(s) Door Lock(s) & Hardware Lighting Fixture(s) Window(s) & Screen(s) Window Covering(s) Smoke Alarm Carbon Monoxide Alarm Fireplace KItcheN Floor & Floor Coverings Walls & Ceiling Door(s) Door Lock(s) and Hardware Window(s) & Screen(s) Window Covering(s) Light Fixture(s) Cabinets Counters Stove/Oven/Range Hood Refrigerator Dishwasher Sink(s) & Plumbing Garbage Disposal Fire Extinguisher Other

Page 1

Page 31

847-804-8706 | www.ZTeamPM.com

CONDITION OF RENTAL PROPERTY CHECKLIST ITEM

CONDITION ON ARRIVAL

CONDITION ON DEPARTURE

DINING ROOM Floor & Floor Covering(s) Walls & Celing Light Fixture(s) Window(s) & Screen(s) Window Covering(s) Other BathROOM #1 Floors & Floor Covering(s) Walls & Ceilings Counters & Surfaces Window(s) & Screen(s) Window Covering(s) Sink & Plumbing Bathtub/Shower Toilet Light Fixture(s) Door(s) Door Lock(s) & Hardware(s) Other BathROOM #2 Floor & Floor Covering(s) Walls & Ceiling Counters & Surfaces Window(s) & Screen(s) Window Covering(s) Sink & Plumbing Bathtub/Shower Toilet Light Fixture(s) Door(s) Door Lock(s) & Hardware(s) Other

Page 2

Page 32

CONDITION OF RENTAL PROPERTY CHECKLIST ITEM

CONDITION ON ARRIVAL

CONDITION ON DEPARTURE

BeDROOM #1 Floor & Floor Covering(s) Walls & Ceiling Window(s) & Screen(s) Window Covering(s) Closet(s), including Doors & Tracks Lighting Fixture(s) Smoke Alarm Carbon Monoxide Alarm Door(s) Door Lock(s) & Hardware BeDROOM #2 Floor & Floor Covering(s) Walls & Ceiling Window(s) & Screen(s) Window Covering(s) Closet, including Doors & Tracks Lighting Fixtures Smoke Alarm Carbon Monoxide Alarm Door(s) Door Lock(s) & Hardware BeDROOM #3 Floor & Floor Covering(s) Walls & Ceiling Window(s) & Screen(s) Window Covering(s) Closet, including Doors & Tracks Lighting Fixtures Smoke Alarm Carbon Monoxide Alarm Door(s) Door Lock(s) & Hardware haLL Smoke Alarm Carbon Monoxide Alarm

Page 3

Page 33

847-804-8706 | www.ZTeamPM.com

CONDITION OF RENTAL PROPERTY CHECKLIST IteM

cONDItION ON DePaRtURe

cONDItION ON aRRIVaL

OtheR Heating System Air Conditioning Stair(s) Hallway(s) Lawn(s) & Garden(s) Patio, Terrace, Deck, etc Parking Area(s) Other Other Other Other # of Keys Received:

• Tenants acknowledge that all smoke alarms, carbon monoxide alarms, and fire extinguishers were tested in their presence and found to be in working order, and that the testing procedure was explained to them. Tenants agree to test all detectors at least once a month and to report any problems to Landlord/Manager in writing.

Comments: ______________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________

MOVe-IN INSPectION Date:

MOVe-OUt INSPectION Date:

Owner/agent Signature

Owner/agent Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

tenant Signature

Page 4

Revised 2/14

Page 34

PET AGREEMENT 1. Pet Information

Pet Name ________________________________ Species ______________________________



Breed __________________________________ Color _________________________________



Age ______________ Weight ______________ Spayed/Neutered Yes__ No__

2. Permission

Owner grants permission to Tenant to keep the Pet, and no others, on the Premises, subject to the terms and conditions of the Lease and this Addendum. Owner may revoke permission at any time if Tenant fails to comply with any of the terms of the Addendum or Lease.

3. Pet Deposit and Fee

Tenant has deposited the Pet Deposit for the faithful performance of all terms and conditions of the Lease and this Addendum, including, but no limited to, the return of the Premises in good and clean condition, free of pet damage and flee and other pest infestation, at the completion of the Term, the Pet Deposit shall be added to the Security Deposit and be subject to all of the other terms and conditions regarding the Security Deposit. Tenant has paid the Per Fee as a non-refundable fee to induce Owner to grant permission for the Pet. Tenant understands that Per Fee is non refunded, even if the Pet subsequently removed from the Premises or if there is no damage to the Premises at the end of the Term.

4. Pet Rent

In addition to the Rent, Tenant shall pay Pet Rent for each month, or part of the month, that the Pet is on the Premises. The Pet shall be considered to be on the Premises until the Pet is removed, Tenant has Owner and Agent written notice that the Pet has been removed, Owner has confirmed by the inspection of the Premises, all pests have been exterminated. The Pet rent shall be payable in the same manner as Rent.

5. Pet Control

Tenant shall keep the Pet in accordance with all applicable laws and ordinances, including licensing the Pet, keeping current all applicable shots, and leashing the Pet when outdoors. Tenant shall promptly remove and properly dispose of all pet waste, and shall not curb the Pet on the shrubbery, flowers and small trees. Tenant shall not permit the Pet to bark, howl, or otherwise emit noises in such level, frequency, or time as to disturb others. Tenant shall not keep the Pet on the Premises if the Pet is or becomes vicious or threatening, bites or attacks any person or other pet, or otherwise is or becomes a nuisance. Tenant shall not leave the pet on the Premises unattended for any period in excess of 10 hours. Tenant shall provide proper care, food, and shelter for the Pet and not abuse the Pet in any way. No breeding of the Pet shall be permitted on the Premises.

6. Condition of Premises

Tenant shall be responsible for all damage caused by the Pet to the Premises, including all repairs and replacements considered appropriate by Owner or Agent. Upon termination of the Lease or removal of the Pet from the Premises, whichever occurs first, Tenant shall have the Premises professionally exterminated and the carpets professionally cleaned and deodorized at Tenant’s cost through companied approved by Agent.

Page 35

847-804-8706 | www.ZTeamPM.com

PET AGREEMENT (Continued)



Tenant shall provide Agent with copies of paid receipts for the extermination and cleaning. Tenant shall remain liable for dormant infestation and latent pet odor (including extermination costs and carpet replacement/floor refinishing, if necessary) for 30 days after the Pet is removed from the Premises and the required extermination and cleaning are complete. Even if prior to that time Security Deposit and Pet Deposit have been returned to Tenant.

7. Additional Entry Rights

In addition to Owner’s rights under the Lease, if the Owner receives any complaint regarding the Pet or otherwise has reason to believe that a violation regarding the Pet has occurred, Owner and/or Agent may enter the Premises to investigate the possible violation. Owner and Agent will only enter the Premises under this provision on reasonable notice and at reasonable time unless the circumstances require otherwise, such as in the event of an emergency, tenant’s absence from the Premises, or Tenant’s attempted evasion of the requirements of the Lease or this Addendum.

8. Removal of Pet

In an emergency, or if the Pet becomes vicious, appears severely ill, or otherwise behaves in manner that Owner or Agent believes poses an immediate threat to the health and safety of the Pet or others, Owner and Agent may enter the Premises and remove, or cause to be removed, the Pet and take any other action which Owner or Agent considers appropriate, including placing the Pet in the shelter or other similar facility. In such an event, Tenant shall be responsible for all the costs incurred. Owner shall only act under this paragraph if Tenant has failed to take corrective action within a reasonable time after being requested to do so or if the Tenant is not available.

9. Interpretation

This Addendum supplements the terms and conditions of the Lease. If any provision of this Addendum conflicts with any provision of the Lease, this Addendum shall control. All rights and remedies of Landlord are cumulative. Any default under this Addendum shall constitute a default under the Lease.

10. Additional Provisions

$25 per month per pet is charged as Pet Rent. This is not refundable and cannot be charged until current lease is up. This is a fee that is not negotiable and it is for a full year whether pet remains at property for that year or not.



This is a legally binding contract. If any of these terms are unclear to you, seek competent advice before signing.

_____________________________________ ______________________________________ Owner Tenant _____________________________________ ______________________________________ Date Tenant

Page 36

ILLINOIS ASSOCIATION OF REALTORS®

DISCLOSURE OF RADON HAZARDS (For Leases/Rentals of a Residential Dwelling Unit)* Address of Dwelling Unit: _______________________________________________________________ LESSOR’S DISCLOSURE (Check which of the following applies and sign and date where indicated) (a)

A Lessee has provided written notice to Lessor that a radon test has indicated that a radon hazard* may exist in the dwelling unit that has not been remediated by an IEMA licensed contractor.

(b)

Lessor has conducted a radon test in the dwelling unit and the test results indicate the existence of a radon hazard* in the dwelling unit that has not been remediated by an IEMA licensed contractor.

_____________________________________ LESSOR’S Signature

______________________ Date

LESSEE’S ACKNOWLEDGEMENT OF RECEIPT OF DISCLOSURE (Sign and date where indicated)

_____________________________________ LESSEE’S Signature

______________________ Date

_____________________________________ LESSEE’S Signature

______________________ Date

*Radon hazard means radon concentrations at or above EPA or IEMA recommended Radon Action Level, or 4.0 picocuries of radon per liter of air (pCi/L) (www.epa.gov/radon/pubs/mitstds.html). *NOTE: This disclosure should be provided to a new residential Lessee of a dwelling unit any time the Lessor becomes aware of a possible radon hazard* in the dwelling unit and that has not been remediated by a radon contractor licensed by the Illinois Emergency Management Agency (IEMA). This disclosure should also be provided to an existing residential Lessee if the Lessor conducts a test of the dwelling unit which indicates a radon hazard* that has not been remediated by a radon contractor licensed by IEMA.

FORM 422L (6/14/13) COPYRIGHT ILLINOIS ASSOCIATION OF REALTORS®

Page 37

847-804-8706 | www.ZTeamPM.com

1/1

MAINSTREET ORGANIZATION OF REALTORS® PRE-1978 HOUSING RENTAL AND LEASES DISCLOSURE OF INFORMATION LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS Lead Warning Statement

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention.

Property commonly known as: City of

County of

, Illinois.

Lessor’s Disclosure (Initial) __________(a) Presence of lead-based paint and/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 purchaser 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. Lessee’s Acknowledgment (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. Lessor’s Designated Agent Acknowledgment (Initial) __________(e) Lessor’s Designated Agent has informed the lessor of the lessor’s obligations under 42 U.S.C.4852 (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 they have provided is true and accurate. Lessor

Lessee

Lessor

Lessee

Date

Date

Lessor’s Designated Agent

Lessee’s Designated Agent

Date

Date

Rev. 1.2012 – © MAINSTREET ORGANIZATION OF REALTORS®

Page 38

MONTHLY STATEMENT This monthly statement is sent to the Owner with invoice, if any, usually by the 11th day of the Month

Page 39

847-804-8706 | www.ZTeamPM.com

579 W North Ave, Ste 300B, Elmhurst, IL 60126 Office: (847) 804-8706 Fax: (630) 600-4667 www.ZTeamPM.com