LEASE - Form C

THIS LEASE is made between PLATINUM GROUP PROPERTIES, LLC, hereinafter called LESSOR, and Tenant(s):

Head of Household	Relationship to	Social Security Number	Date of Birth

Head of Household

hereinafter called LESSEE. These named individuals are the only persons, other than minors related to the named individuals, who are authorized to occupy the leased unit, and shall include no others except by written amendment. BZ Management acts as managing agent.

Term Beginning - 12:00 noon on: Term Ending - 12:00 noon on:

Total Rent: Monthly Payments: Security Deposit:

The Lessor, for and in consideration of the covenants and agreements herein stated to be kept and performed by the Lessee,

hereby leases to the Lessee the premises known as , Apt. , Champaign, IL 61821

Heat Water X Sewer X Garbage X Electric Gas Parking X Furnished

LEASE AGREEMENTS AND COVENANTS

1. RENT: Lessee shall pay to Lessor's agent, BZ Management, the monthly rent set forth above on or before the 1st day of the month, in advance. Rent payments shall be mailed to BZ Management, P.O. Box 3455, Champaign, IL 61826-3455, or to such other address as Lessor may designate in writing. The time of each and every payment of rent is of the essence of this lease. Lessee agrees to pay a late rent fee of $10.00 for rent not paid by the 5th of the month, plus $5.00 per day for each additional day that the rent remains unpaid after the 5th. Lessee will be charged $35.00 for checks returned for any reason, in addition to any other charges incurred by Lessor in connection with the returned check. Lessor reserves the right to require that payment of rent be made in cash, money order or cashier's check. The acceptance by management of partial payments of rent due shall not under any circumstances constitute a waiver of the Lessor nor affect any notice or legal proceedings in unlawful detainer therefore given or commenced. Lessee shall pay the full amount of Total Rent as set forth in this lease, without regard to the number of days said unit is actually occupied by Lessee. Lessee authorizes Lessor to inform the credit agencies of Lessee's credit performance regarding payment of rent. Failure to pay rent or use of security deposit as last month's rent may be reported to a collection agency and/or the credit bureaus and become part of Lessee's credit history. If the lease term begins on any day other than the 1st day of the month, Lessee shall still pay a full months' rent upon moving in, said rent to be applied to the partial first month and partial last month of this lease.

2. SECURITY DEPOSIT: Lessee agrees to pay a security deposit to Lessor which, if necessary, will be forfeited and applied to the costs of repairing damages incurred by Lessee, or to cleaning charges, rent due, or attorney's fees and expenses incurred by Lessor in enforcing the terms of this lease. It is expressly agreed and understood that the security deposit is neither an advance payment of rent herein reserved nor any part or installment thereof, nor is it a measure or limitation of Lessor's damage in the event of a breach of this lease. Security deposit may not be used as last month's rent. Any portion of said deposit not forfeited and applied to the items named above shall be returned to Lessee in accordance with Illinois law, but in no event shall Lessee be entitled to the return of said deposit prior to the expiration of this lease. A deposit refund check will be mailed to Lessee's last known address, or to such updated address as may later be given in writing by Lessee to Lessor's agent. To this effect, once Lessee knows his/her new address, Lessee shall send a self- addressed, stamped envelope to Lessor's post office box noted above. Said self-addressed envelope shall then be used to refund Lessee's deposit, provided the envelope was timely received by Lessor. If a lease involves multiple tenants, a single refund check will be processed, payable jointly to all tenants who paid security deposits to Lessor, and Lessee shall provide the name and address of a single party to whom the deposit refund check is to be mailed. All such tenants must endorse the refund check in order for it to be negotiable. Lessee agrees to the terms herein: __________________

3. CONDITION OF PREMISES: It is stipulated that Lessee has examined the premises and that at the time of this lease, they are in good order and repair, and in a safe, clean, habitable condition. Lessee agrees to deliver the premises in as good condition at the termination of this lease, together with the keys to the premises. A charge for changing locks and administrative time shall be imposed on Lessee if keys are not turned in by the expiration date and time of this lease.

4. RESIDENTIAL USE: Lessee agrees that the premises shall not be occupied or used by more than adult(s). Lessor reserves the right to control the number of people in occupancy. All adults residing in the apartment are considered Lessees, their names must be on the lease, and completed applications must be on file for each adult. Lessee shall be prohibited from accommodating a guest for a period exceeding 14 consecutive calendar days for a single visit, and a total of more than 30 calendar days in any 12 month period without the express written permission from the Lessor.

5. ACCESS TO THE PREMISES and MAINTENANCE: Lessor and Lessor's agents have the right of free access to enter the premises at reasonable times for, but not limited to, inspections, making repairs, pest control, or showing the premises. Lessee agrees to call Lessor for the purpose of reporting repair or maintenance problems. Lessor agrees to maintain the premises in accordance with all applicable building and maintenance codes and further agrees to perform promptly all needed repairs to the premises, at Lessor's sole expense. Lessee shall be liable for any and all needed repairs resulting from damages caused by Lessee or Lessee's guests and such repair costs must be paid in advance.

6. TRESPASS: Lessor reserves the right to exclude any individual from the said premises if, in the sole discretion of the Lessor, it is determined that the presence of said individual constitutes a threat to the residents and/or for the public good. The Lessee is required to immediately notify the Lessor if such person comes onto the property. In general, all individuals who have been convicted of the sale or possession of drugs, illegal firearms or stolen property, and/or criminal damage to property or vandalism are excluded from the property. Any such individual shall be deemed trespassing on the property. Lessee agrees and acknowledges that any individual who is on parole is automatically barred and prohibited from being on the premises and shall not be a guest of Lessee. If Lessee allows a parolee on the premises, this will be considered a violation of the lease agreement and shall constitute sufficient grounds for the immediate termination of the lease agreement. Lessee(s) initials:

7. CONDUCT: Lessee is responsible for the conduct of all family members and guests. Lessee shall comply, and shall assure that all Lessee's guests comply, with all the provisions of this lease and all applicable laws, regulations and ordinances now existing or as they may exist thereafter, shall refrain, and shall assure that all Lessee's guests refrain, from violating any criminal laws or local ordinances. Failure to do so shall be grounds for terminating this lease. Lessee shall assure that Lessee and all guests and visitors, shall not engage in, and that the premises shall not be used in connection with, any criminal activity or ordinance violation that threatens the health, safety, or right to peaceful enjoyment of the premises by others, or any drug-related activity on or near such premises. Any activity in violation of the above shall be cause for termination of this lease and eviction from the premises. The term drug-related activity shall include the illegal manufacture, sale, distribution, or use of a controlled substance. The term controlled substance shall have the meaning set out in Section 102 of the Controlled Substances Act. If Lessee, and/or Lessee's guest(s), is arrested while on the property or arrested off the property for illegal activity engaged in on the property, or if illegal drugs or drug paraphernalia are discovered on the premises either by the Lessor or any of his agents while performing activities granted in this lease, then any one of these shall be good cause for eviction. Lessee authorizes Lessor to provide Lessee's name, date of birth and other relevant information upon request by the City of Champaign Police Department or other City or State authority. Lessee(s) initials:

8. LOITERING: Lessee shall not loiter on open balconies, near the entry ways of buildings or apartments, in the hallways or in the parking lots. Lessee shall not block the means of egress on open balconies, near the entry ways of buildings or apartments, in the hallways or in the parking lots. This is a violation of the City of Champaign Municipal Code (Sec 23-91) and such acts (loitering or blocking egress) shall constitute sufficient grounds for terminating the lease. Lessee is prohibited from using any portion of the parking lots (including sidewalks, driveways, etc) for bike riding, playing, grilling, partying, etc. Section 23-91 of the City of Champaign Municipal Code states as follows: "(a) No person shall loiter, loaf, wander, stand or remain idle either alone and/or in consort with others in a public place in such manner so as to: (1) Obstruct any public street, public highway, public sidewalk or any other public place or building by hindering or impeding or tend to hinder or impede the free and uninterrupted passage of vehicles, traffic or pedestrians; (2) Commit in or upon any public street, public highway, public sidewalk or any other public place or building any act or thing which is an obstruction or interference to the free and uninterrupted use of property or with any business lawfully conducted by anyone in or upon or facing or fronting on any such public street, public highway, public sidewalk or any other public place or building, all of which prevents the free and uninterrupted ingress, egress, and regress, therein, thereon, and thereto. (b) When any person causes or commits any of the conditions enumerated in subsection (a) herein, a police officer or any law enforcement officer shall order that person to stop causing or committing such conditions and to move on or disperse. Any person who fails or refuses to obey such orders shall be guilty of a violation of this section." Lessee(s) initials:

9. PUBLIC CONSUMPTION OF ALCOHOLIC BEVERAGES : Lessee shall not drink alcoholic beverages in any public spaces on or near the premises, and Lessee shall not grill or have parties or gatherings in the public spaces on or near the premises (such as balconies, all entry ways, common hallways, parking lots). Lessee(s) initials:

10. DUE CARE OF LESSEE IN MAINTAINING THE PREMISES IN GOOD WORKING ORDER : Lessee is responsible for, but not limited to, the following: (A) REPORT LEAKING TOILETS OR FAUCETS. If Lessee fails to report a water leak (running toilet or leaky faucets) and Lessor incurs increased water usage bills, Lessee shall be liable for the actual cost of excess usage charged on the water bill in comparison with normal usage. (B) TEMPERATURE SETTING: Lessee will take reasonable and necessary precautions against freezing of the water pipes. As such, Lessee agrees to keep the temperature (thermostat setting) at 60º F. or greater at all times. (C) WINDOW SCREENS: Lessee agrees that all screens are installed and in good working order at move-in. It is Lessee's responsibility to keep the screens in proper condition and shall be held liable for the cost of repairing/replacing the screens if such screens are damaged/missing. The cost is $50 per screen. (D) WINTERIZING WINDOWS: Lessee is responsible for winterizing the windows, if Lessee chooses to do so. (E) GARBAGE DISPOSAL: If the unit is equipped with a garbage disposal, Lessee agrees that the garbage disposal is in proper working condition at move-in. If there is any damage to the garbage disposal from improper use (obstruction is cause by bones, utensils, or any other non-food item), Lessee shall pay $75 directly to the service technician in order to complete the repair.

11. PROHIBITED ACTS OR CONDITIONS: Lessee (and/or Lessee's guests) SHALL NOT do the following: (A) Lessee shall not disturb others with loud noise in any form which includes, but is not limited to, stereoes, televisions, musical instruments and voices, particularly between the hours of 10:00 p.m. and 9:00 a.m. Noise levels must be kept to a minimum. (B) Lessee shall not put any item in the toilet or sink that could cause stoppage in the drainage pipes. If it is necessary to have a plumber unclog a toilet or sink, or repair damages to the drainage pipes, Lessee shall be charged for the maintenance call. (C) Lessee shall not allow any rubbish or waste material to accumulate in or about the premises. (D) Lessee shall not dump large items in the containers provided for regular waste removal. Prohibited items include, but are not limited to, furniture. Lessee will be charged $200 per large item dumped. (E) Lessee shall not change existing locks or install new locks on the premises without the express written permission of Lessor. (F) Lessee shall not make alterations, such as painting or wallpapering the walls, or reconstruct the improvements on the premises, nor shall Lessee contract for repairs to the premises, without the express written approval of Lessor. (G) Lessee shall not store any items on or near heating units or in the utility closet. This constitutes a fire hazard. (H) Lessee and Lessee's guests shall not behave in any manner which violates any law or cause increase to the insurance rates of the building. (I) Lessee shall not park/store boats, travel trailers, motor homes, abandoned, inoperative or un-licensed vehicles in the parking area except by written permission of Lessor. Lessor reserves the right, after seven days written notice posted on the vehicle, to remove Inoperative and/or un-licensed vehicles at the Lessee's expense. (J) Lessee shall not keep bicycles, motorcycles, or mopeds in the apartments, the hallways, laundry rooms, or on the sidewalks. (K) Lessee shall not wash, perform oil changes or perform any other major repair of automobiles in the parking area. (L) Lessee shall not use a waterbed. If Lessee is deemed to be in violation of any of the rules and terms of this lease, Lessee will be deemed in default and Lessor shall terminate his tenancy, or at Lessor's discretion, shall fine Lessee the sum of $150.00 per occurrence, in addition to the cost for correction.

12. PETS AND ANIMALS: Lessee agrees that no animal or pet shall be kept or allowed to stay in or on the premises without written permission of the Lessor, which shall be at the sole discretion of the Lessor. This includes "visiting" pets. Failure of the Lessee to comply with this clause shall constitute a breach of this contract, or at the discretion of the Lessor, the Lessee shall pay a $250 fine for the violation of having a pet on the premises without Lessor's written permission. Payment of the $250 fine shall not entitle Lessee to continue to keep pet(s). The pet(s) must be removed immediately.

13. LOCKOUTS: If Lessee gets locked out of the leased premises during office hours (9am - 5pm, Monday through Friday), contact Lessor's office. A staff member will meet Lessee at the locked unit. If the lockout occurs outside regular office hours, contact the emergency number listed below and a staff member will be notified. The charge for a lockout ($25.00 during office hours and $50.00 outside of office hours) must be paid in cash to the staff member in order to have the door opened. If keys are lost, there will be a replacement charge of $35 per key. If lock(s) are damaged, the charge is $150 to repair.

14. PARKING and LAUNDRY AGREEMENT: Lessee agrees to abide by the following rules. (A) Lessee parks at his own risk, and Lessor will not be responsible for any damages incurred to Lessee's vehicle. (B) When parking your car, be considerate of the space you occupy, so as to leave maximum space for others coming in and out. (C) Do not attempt to park trucks or extra large vehicles. (D) Vehicle must remain in operable condition and have a valid registration sticker, otherwise Lessor reserves the right to have the vehicle towed at Lessee's expense. If laundry facilities are provided at Lessee's premises, it is agreed that Lessor is not liable for loss/damage to Lessee's personal possessions while using the laundry equipment or left in the laundry facilities.

15. RENTER'S INSURANCE: Since Lessor is NOT responsible for loss of Lessee's personal property resulting from burglary, fire or any cause other than Lessor's negligence, Lessor recommends that Lessee obtain renter's insurance. Lessee's initials:

16. SMOKE DETECTOR ACKNOWLEDGMENT: Lessee acknowledges that upon moving in, smoke detectors are properly installed, tested and in good working order within Lessee's rented premises. Lessee agrees not to remove any smoke detectors from the premises. Lessee knowingly agrees to maintain/repair the smoke detectors, which includes, but is not limited to, checking the smoke detector regularly and replacing the batteries as needed. Lessee's initials:

17. LOSS BY FIRE OR OTHER CASUALTY: In the event the premises are rendered uninhabitable by fire or other casualty, Lessor may at his discretion terminate the lease, repair the premises within 90 days, or offer an equal substitute.

18. SUBLETTING, ASSIGNMENTS and TERMINATION: It is a violation of the lease to sublet the premises or any part thereof, or assign this lease, without the express knowledge and written consent of the Lessor. If Lessor's written consent is granted, the fee for subletting is $50.00. Lessee shall not have the right to terminate this lease except by written consent of the Lessor. It shall be sufficient grounds for Lessor to terminate the lease if the Lessee has made any false statements or other misrepresentations on the application form.

19. UTILITIES: Utilities that are included in rent or paid by Lessor are indicated in the lease. Otherwise, Lessee shall pay all separately metered electric, gas, and water charges for the leased premises as billed by the utility companies from the beginning date of this lease until the ending date of this lease.

20. CITY OF CHAMPAIGN RECYCLING TAX: Lessee shall pay $30 annually for the recycling tax. This amount is due at the beginning of the lease, and annually thereafter, as billed by Lessor. Lessee's initials : _______________

21. MOVE-OUT and HOLDING OVER: Lessee shall owe rent for the full term of the lease even if Lessee chooses to move out early. Furthermore, Lessee shall not retain possession of the premises beyond the last day of the lease term, except with the written permission of the Lessor. It is agreed by and between the parties that if Lessee fails to vacate the premises at the expiration of the lease term, Lessee shall pay $100 per day that Lessee remains in possession. Lessee shall also be liable for all other damages sustained by Lessor resulting from retention of possession by Lessee.

22. ABANDONMENT AND DISPOSITION OF PROPERTY: The following list includes, but is not limited to, the circumstances which might give Lessor reason to believe Lessee has vacated or abandoned the premises with no apparent intent to return: (A) Five or more days absence by Lessee from the leased premises with rent being unpaid, and/or (B) removal of a substantial portion of Lessee's personal property, and/or (C) evidence that the power has been switched off. Even one of these circumstances shall be deemed sufficient for Lessor to conclude abandonment by the Lessee. Upon the occurrence of such abandonment, the rent for the entire term shall become at once due and payable. Lessor shall also have the right and option to take immediate possession the premises, and at Lessor's discretion, remove and dispose of any and all property, to apply the proceeds so received, if any, toward the payment of Lessee's rent under this lease, and to re-let the premises. Such entry and re-letting shall not discharge Lessee from liability for rent herein reserved, nor from any other obligation under the terms of this lease.

23. LIMITATION OF LIABILITY: Lessor shall not be liable for any damage or injury occasioned by or from electric wiring, plumbing, water, ice, snow, rain, gas or sewerage or any other damages or injury howsoever caused, nor shall Lessor be responsible for any accident to the Lessee or any occupant of the premises, resulting from any cause whatsoever, and the Lessee agrees that (s)he will not hold Lessor liable in any way, whether such accident occurs on the premises, or in any part of said building, unless caused by Lessor's negligence.

24. FAILURE TO PERFORM COVENANTS and PAYMENT OF COSTS: The failure of Lessee to perform any of the covenants and conditions set forth in this lease shall constitute a breach of this contract, and the further occupancy by Lessee of said premises after such breach shall be deemed and taken as a forcible entry and detainer of such premises by Lessee, and Lessor may, under due process of law, evict and dispossess Lessee from and of said premises, and may pursue any other remedy either by law or in equity. The termination of Lessee's possession of said premises shall not terminate Lessee's liability for rent which becomes due after the possession is terminated. Lessee shall be liable for all reasonable costs, attorneys' fees and other expenses incurred by Lessor in enforcing the terms of this lease.

25. WRITTEN AGREEMENT: Lessee herein states and agrees that no representations, promises or other inducements have been made by the Lessor or by Lessor's agents other than the terms and conditions as set forth in writing in this agreement, and that the terms of this lease shall be binding upon Lessee's heirs, representative and assigns, and that the term "Lessee" when used herein shall also be construed to mean "Lessees" when more than one individual executes this lease agreement, and that each Lessee executing this lease agreement shall be individually, and jointly and severally liable and responsible for full performance of all the terms of this lease. The term "Lessee" shall also include, wherever applicable, Lessee's guests and visitors.

26. SEVERABILITY CLAUSE: In the event that any part of this Lease is deemed by a court of competent jurisdiction to be void, invalid or unenforceable, then such provision shall, as to that jurisdiction, be severed from this Lease and the remaining provisions will continue in full force.

27. FALSE STATEMENTS: Lessee agrees that any false statements or other misrepresentations on the application form shall be sufficient grounds for terminating the lease agreement.

28. ADDITIONAL AGREEMENTS AND COVENANTS, if any. All additional agreements must be in writing and initialed:

________________________________________________

Lessee	Lessor's Agent

BZ MANAGEMENT

P.O. Box 3455

Champaign, IL 61826-3455

________________________________________________	phone (217) 352-4104 or (217) 344-1306

Lessee	maintenance (217) 344-1306

emergency (217) 637-6000

Date: ___________________________________________

Revised July 2013