LEASE - Form U

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. , Urbana, IL 61801

Heat Water Sewer Garbage Electric Gas Parking Furnished

LEASE AGREEMENTS AND COVENANTS

1. RENT. Lessee shall pay to 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, PO Box 3455, Champaign, IL 61826-3455. The time of each payment of rent is of the essence of this lease. The Lessee agrees to pay a late rent fee of 5% of the unpaid balance for rent not paid by the 5th. Lessee will be charged $25.00 for returned checks, 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 of partial payments of rent shall not constitute a waiver of the Lessor nor affect any notice or legal proceedings in unlawful detainer therefore given or commenced. Lessee shall pay the Total Rent for the full term of the lease without regard to the number of days said unit is actually occupied by Lessee. Lessee authorizes Lessor to inform local 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 credit bureaus and/or collection agencies and will affect 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 the lease.

2. SECURITY DEPOSIT: Lessee agrees to pay a security deposit to Lessor which, if necessary, will be forfeited and applied to unpaid rent, or the costs of repairing damages caused by Lessee, or to cleaning charges, or attorney's fees and expenses incurred by Lessor in enforcing the terms of this lease. It is expressly agreed that the security deposit is neither an advance payment of rent, 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 months' 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, Lessee shall send a SASE to Lessor's post office box noted above for use in returning the deposit. 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 is responsible for the cost of cleaning/shampooing the carpet upon moving out; if not cleaned, the fee for carpet shampoo shall be deducted from the security deposit. Lessee(s) 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 and repair at the termination of this lease, reasonable wear and tear excepted, together with the keys to the premises. Lessee agrees to keep the property clean, quiet and orderly.

4. RESIDENTIAL USE and CONDUCT : Lessee agrees that the premises shall not be occupied or used by more than adult(s). 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 Lessee's lease, and all applicable laws, regulations and ordinances now existing or as they may exist thereafter. 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 within 100 feet of 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 and sufficient cause for eviction. Lessee authorizes Lessor to provide Lessee's name, date of birth and other relevant information upon request by the City of Urbana Police Department or other City or State authority. Lessee(s) initials:

The complete names and birthdays of all individuals, including minors, who are occupying the unit:

It is expressly agreed that these named individuals are the only individuals who are authorized to occupy the dwelling unit. 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. TRESPASS: Lessor reserves the right to exclude any individual from the 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 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 is a violation of the lease agreement and shall constitute sufficient grounds for the immediate termination of the lease agreement. Lessee(s) initials:

6. LOITERING and PUBLIC CONSUMPTION OF ALCOHOLIC BEVERAGES : Lessee shall not loiter, nor block the means of egress, on open balconies, near the entry ways of buildings, in the common hallways or in the parking lots. This is a violation of the Urbana City Fire Code (Section F1003.6) and such acts (loitering or blocking egress) shall constitute sufficient grounds for terminating the lease. LESSEE AND LESSEE's CHILDREN SHALL NOT PLAY or RIDE BICYCLES IN THE PARKING LOTS (including sidewalks, driveways, etc) or NEAR THE BUILDING ENTRANCES. 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:

7. REPAIRS, INSPECTION, AND EXHIBITING: Lessee agrees to call Lessor or his agents for the purpose of reporting repair or maintenance problems. If Lessee fails to report a leaky water faucet or toilet, Lessee shall be liable for the increased water charges incurred by said leak. 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 and appliances at Lessor's sole expense, except for damage resulting from Lessee's negligence. Lessee agrees to allow the Lessor or Lessor's agent at a reasonable hour to enter the said premises for the purpose of inspecting the same, for making repairs that they may deem necessary or desirable, or for showing the premises, with 24hr advance notice. The 24hr notice is not required for emergency repairs or when tenant has requested maintenance.

8. ASSIGNMENTS, SUBLETTING : Lessee shall not assign, nor shall Lessee sublease, rent or give permissive possession of any part of the leased premises to any person without the prior written consent of Lessor. The fee for subletting, if permitted, is $50.

9. DUE CARE OF LESSEE and MINIMUM TEMPERATURE SETTING: Lessee agrees to keep the temperature (thermostat setting) at 60º F. or greater at all times and take all other reasonable and necessary precautions against freezing of the water pipes. Lessee shall not permit refuse to be placed in the premises' drainage or waste pipes which may cause stoppage in the pipe. If any damage or expense is the result of foreign objects found in the toilets, pipes or garbage disposals (if provided), Lessee shall pay for necessary repairs.

10. UTILITIES: Utilities that are included in rent are indicated in the boxes appearing above. Otherwise, Lessee shall pay and be responsible for all electric, gas, and water charges for the leased premises as billed by the utility companies from the term beginning of this lease until the term ending date of this lease.

11. LIMITATION OF LIABILITY and RENTER'S INSURANCE: 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. Since Lessor is NOT responsible for loss of Lessee's personal property resulting from burglary, fire, tornado, or any cause other than Lessor's negligence, Lessor highly recommends that Lessee purchase renter's insurance.

12. ABANDONMENT AND DISPOSITION OF PROPERTY. Five or more days absence by Lessee from the leased premises with rent being unpaid, and/or removal of a substantial portion of Lessee's personal property, and/or turn-off of the utilities, which gives Lessor reason to believe Lessee has vacated or abandoned the premises with no apparent intent to return, shall be deemed abandonment by the Lessee. Upon the occurrence of such abandonment, the rent for the entire term shall become at once due and payable and Lessor shall also have the right and option to re-enter said premises, and act as Lessee's agent to take possession thereof, to remove and dispose of any and all property therefrom, to apply the proceeds so received 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. Any and all property removed from the premises by Lessor hereunder shall be handled, removed and stored by Lessor at Lessee's risk, cost and expense; provided, however, the Lessor shall use reasonable care to prevent any damage or loss to property. All such property not claimed by Lessee within fourteen (14) days shall be disposed of by Lessor, and Lessor is hereby relieved of all liability for doing so. Lessor shall have the lien granted by law upon all furniture and other property of Lessee for their rent, and the Lessee hereby grants to the Lessor a lien upon all personal property brought into said premises, and Lessor may enforce said lien as provided by law, or by entering said premises and either taking possession thereof and the belongings contained therein. Said lien may be enforced whenever rent is due and unpaid. Enforcement of the lien shall not operate to waive any other rights of the Lessor in unlawful detainer or otherwise.

13. HOLDING OVER: Without the prior written approval of the Lessor, Lessee shall not retain possession of the premises beyond the last day of the lease term. 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.

14. FAILURE TO PERFORM COVENANTS: The failure of Lessee to perform any of the covenants and conditions set forth in this lease shall constitute a breach of this lease, and the further occupancy by Lessee of said premises after such breach shall be deemed 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.

15. 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.

16. RULES, REGULATIONS AND AGREEMENTS: (A) PROHIBITED ACTS OR CONDITIONS: (1) Boats, travel trailers, motor homes, abandoned and non-
licensed vehicles are not permitted in the parking area. (2) Bicycles, motorcycles, or mopeds are not permitted in the apartments, the hallways, laundry rooms, or on the sidewalks. (3) Washing, oil changing, or major repair of automobiles is not permitted in the parking area. (4) Waterbeds are not permitted. (B) NOISE OR MUSIC: The Lessee shall not make or permit any disturbing noises in the dwelling by himself, guests, or visitors, nor do or permit anything by such persons that will interfere with the rights, comforts, or conveniences of other Lessees. No Lessee shall play upon or permit to be played any musical instruments or operate or permit to be operated a stereo, radio, or television set in the leased premises between the hours of 11:00 p.m. and the following 9:00 a.m., if doing so disturbs or annoys other occupants of the building or neighborhood. (C) ALTERATIONS: Lessee shall not make alterations, such as painting or wallpapering the walls, nor reconstruct the improvements on the premises without prior written consent of Lessor, nor shall Lessee contract for repairs to the premises or its equipment, fixtures or furnishings without prior written consent of Lessor, except in the case of emergency and in such case Lessee shall give Lessor immediate notice hereof. (D) PARKING : Lessee parks at his own risk, and Lessor will not be responsible for any damages incurred to Lessee's vehicle. Vehicle must remain in operable condition and have a valid registration sticker, otherwise Lessor shall have the right to tow the vehicle at Lessee's expense. (E) LAUNDRY FACILITIES : If laundry facilities are provided, it is agreed that Lessor will not be responsible for loss of or damage to Lessee's personal possessions while using the laundry equipment or left in the laundry facilities. (F) TRASH HAULING : Lessee agrees that the dumpsters provided shall be used solely for usual household refuse. Lessee must remove large items such as furniture at his own cost and shall not leave such items on the premises (either in the apartment or by the dumpsters). Excess charges incurred for removal of large items shall be billed to Lessee. (G) LOCKOUTS: If Lessee gets locked out of the leased premises during office hours (8:00 a.m. - 5:00 p.m. Monday through Friday), contact Lessor's office. 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 during office hours and $50 outside office hours) must be paid in cash to the staff member in order to have the door opened. (H) FAILURE TO RETURN KEYS UPON MOVE-OUT: A charge of $85 for changing locks and administrative time shall be imposed on Lessee (and deducted from the security deposit) if keys are not returned by the expiration date and time of this lease. Lessee's initials: _____________

17. LOSS OF USE : In case the premises are rendered temporarily uninhabitable by fire, casualty, or governmental action resulting in condemnation or any other loss of use of the premises, Lessor may : (1) provide alternate housing, if available, in similar premises belonging to Lessor for the remainder of the lease term, or (2) repair the premises. Lessor and Lessee each have the option to terminate the lease. Upon destruction of the premises, the term hereby created shall cease.

18. RECYCLING TAX and RENTAL REGISTRATION FEE: Lessee shall annually pay to Lessor $30 for the City of Urbana recycling tax and $15 rental registration fee. Such fees of $45 may be paid at the beginning of a new lease, and shall thereafter be billed annually by Lessor. Initials : ____________

19. FIRE PROTECTION SYSTEMS ACKNOWLEDGMENT: Lessee(s) acknowledge that smoke detector, carbon monoxide detector and fire extinguisher are properly installed, tested and in good working order within Lessee's premises on the date Lessee took possession of the premises. Lessee is responsible for testing and maintaining the smoke and carbon monoxide alarms (includes replacing batteries) after the lease commences. Lessee acknowledges receipt of written information regarding alarm testing and maintenance. Tampering with, removing, disconnecting, and/or willful failure to maintain in operating condition any alarm is a Class B criminal misdemeanor. Lessee agrees to pay an additional deposit of $45 for the fire protection systems. Lessee(s) initials: __________

20. ADDITIONAL AGREEMENTS AND COVENANTS: (A) WRITTEN AGREEMENT : Lessee 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 lease, 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, 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. (B) URBANA LANDLORD/TENANT ORDINANCE SUMMARY : Lessee agrees the (s)he has received a copy of the ULTO summary. (C) PAYMENT OF COSTS : In any action taken to enforce any provision of this Lease, the prevailing party shall be entitled to recover costs and reasonable attorney fees. (D) SEVERABILITY : In the event that any part of this Lease is deemed by a court of competent jurisdiction to be void or unenforceable, this Lease shall be deemed amended by deletion of the offending part, and this Lease shall remain in effect. (E) All additional agreements made with Lessee must be written below. Initials: _________________

____________________________________________________

Lessee	Lessor's Agent

BZ Management

PO Box 3455

____________________________________________________	Champaign, IL 61826-3455

Lessee	Phone (217) 352-4104 or (217) 344-1306

Maintenance (217) 637-6000

Dated : _______________________________	Revised May 2013