Rules:

Non-standard Rental Provisions: Addendum A:
(rev 8/25, 2017)
Place initials next to each numbered line indicating you have read and understand each item as part of the lease. PLEASE READ CAREFULLY. If you sign the lease, they apply to YOU

**Rent is made in 3 equal payments with one (1) check per unit: Rent will be made in three installments. Payment schedule is: August 1st, December 1st, and March 1st Each payment is for 4 months rent. 
Late rent - $25.00 late fee plus $5.00 for each additional day. Rent can be paid by check or money order. If one roommate is short on cash, that is your problem, not ours.

1. CHECK YOUR LEASE DATES: MOVE-IN- will be no earlier than 3P.M. on the first day on the lease. NO Early check in: Tenants cannot move in prior to the date outlined on the lease. Lease is 355 days (yes, 10 days short of a year) long and the lease ends prior to the end of the month.

2. We treat tenants with respect and expect the same in return. If you have questions or concerns please talk to us directly, don’t have mom or dad call, because our lease is with you, not them (even if they write the check).

3. Partial changeovers: If you stay in the unit at the end of the lease, but one or several of your roommates are moving out, and being replaced with new people, at the end of the original lease, you must have all common areas MOVE-IN CLEAN as if you were vacating completely. The tenants moving out share equal responsibility for all cleaning. Notify the owner of any damage and understand that deductions may be made from security deposits at that time.

4. Partial changeover for new tenants: If you move into a unit where one of your roommates was already occupying, but some roommates moved out: Pay attention! You have 7 (seven) days to complete the check-in sheet to notify the owner of any common area damage or damage to your room. After that, you have accepted full responsibility for it. This includes cleaning. If any common area is not VERY CLEAN, you can ask the person vacating, or the tenant(s) staying to clean the areas involved, or, inform the owner. If the owner is requested to clean, the area will be cleaned by hired help and deduction made from the security deposit of the previous lease. Be sure to check all screens, doors, and windows for damage.

5. Winter! Shovel your sidewalk: Check www.ci.oshkosh.wi.us for rules regarding shoveling sidewalks, handicap access ramps and fire hydrants. Un-shoveled walks will be cleared by City of Oshkosh contractors and are VERY Expensive! (one bill exceeded $225 for a single house) Tenants are responsible for all snow/ice removal as needed. Snow/ice removal includes those times when tenants may not be around (holidays and spring break). Plan ahead, make arrangements with a professional service or a local friend that will be around. Do NOT turn off furnace while you are away, as pipes will break if they freeze, (this sprays water everywhere and causes thousands in damage). Damage caused is a tenant expense.

6. Inspections: Monthly inspections of/for- smoke alarms/maintenance/damage/pets/other may occur between 8AM and 5PM during the first 3 business days of the month without further prior notice. This is your notice. Other inspections or maintenance may be scheduled with prior notice or permission by the tenant.  

7. Check out: tenants will vacate no later than noon on last day of lease term. Tenant shall leave property in very clean condition including appliances and common areas, exterior and yard. Proof of payment of water bill and special assessments by the City of Oshkosh is required prior to return of security deposit. Tenant will leave one self-addressed stamped envelope for security deposit return. Tenant agrees that one check for return of security deposit made to the person whose name appears on the envelope left at the residence is acceptable. All keys will be turned in and labeled ($5.00 per key missing or not labeled). Landlord does not do a walk through with tenants at move out.

8. Parking is for tenants’ personal auto only. Parking in any area other than designated by landlord will result in a parking citation issued by police and/or the vehicle being towed at the owners’ expense. No boats, campers, trailers or other items are allowed. Parking permits may be required. Parking on grass is not permitted per city ordinance. Parking is limited to the number of vehicles required by city ordinance per unit.

9. Due to the age of the building, it may contain lead and or asbestos and tenants acknowledge receipt of the required lead base paint warning pamphlet.

10. Not provided; Landlord does not supply window shades, curtains, drapes, blinds, curtain rods, shower curtains, replacement light bulbs, snow shovels or brooms.

11. The tenants will have access for the purpose of access to the mechanical controls (water main, furnace, water heater, washer dryer (if equipped), breaker switches etc.) but will not use the basement for any other purpose (IE: parties, storage etc.) basements are not to be used by tenants for storage or any other reason! (don’t leave boxes in the basement!) A basement in a duplex is a common area and may be accessed by landlord without notice. *exception: Bicycle storage during winter months is allowed, but don’t damage/mark up walls and doors getting bike in/out. No alcohol, added lights, decorations, or make-shift bars in basements-ever.

12. What you see is what you get: Tenants are accepting the unit as it appears on the date of execution of the lease (minus all tenants’ and landlords’ personal property). The landlord is not required to make any alterations or changes to the property, other than cleaning, unless outlined on the lease. Tenant condition report MUST be mailed to landlord within 7 days after moving in. After 7 days all minor repairs such as broken windows, holes in the walls or ceilings, loose items, plugged drains, minor plumbing leaks and other minor repairs are the responsibility of the tenant. Landlord reserves the right to make any changes to the unit at his discretion including paint colors and flooring throughout the year.

13. Tenants are NOT ALLOWED TO PAINT the dwelling. 

14. NO PETS ALLOWED AT ANY TIME (not even a “visit” or “pet-sitting” situation) for any occasion a pet is found on the premise, immediate removal of the pet, professional cleaning fees, $200/month pet fee (backdated to the start of the lease) will be assumed by tenant along with other consequences including civil court action which will be available to your future employers. Evidence of a pet such as food/water dish, cat box, animal waste inside or outside, scratch marks, animal noise, odor, leash, tie or other, is indication of a pet on premise. Entire security deposit of all tenants in that unit can be used to cover these expenses. Roommates: Don’t let your roommate forfeit your money! A civil judgment and collections can be made effective for up to 12 years. NO PETS. If your roommate has a pet and you did not tell landlord, you are equally responsible. 

15. Garbage Tenant will comply with city rules. Recyclables will be stored outside and behind residence until 5pm of the day prior to garbage pick-up. Garbage cans and anything not picked up shall be returned to the area behind the house same day as pickup. Anything left overnight will be subject to a removal fee of $25.00 to move it behind the house and additional charges if must be taken directly to the dump. Garbage will not be left on premise when you move out. All fees assessed by the city for non-compliance are the responsibility of the tenant. Garbage cans must be empty at the end of your lease. LL may inspect cans and take to curb or return from curb for $25 any time it is necessary.

16. Use: This property is intended for tenants to use as a primary residence. Extended or repeated stay guests are not allowed (boyfriends or girlfriends who may or may not have a different residence but who habitually stay here). This residence will not be used as a place to crash or couch-surf. If there is evidence of an additional person living in the residence, it will be assumed that person has been there since the beginning of the lease and additional rent will be charged (equivalent to an equal share of the total unit rent and charged IN ADDITION TO the rent already agreed upon) This additional charge will be retroactive to the first day of the lease and the unauthorized person must remove themselves and belongings immediately. Occupants on the lease face eviction action also. This does not authorize people to be added to the lease without owners’ consent or in violation of city ordinance.  

17. NO ½ barrels or similar alcohol vending device allowed at any time. This house will not be used as a “party house”. Any evidence or report of a “house party” or such vending device on the premise will result in an immediate assessment of necessary cleaning and repair costs, and likely eviction.

18. Clogged drains Check all your drains when you move in. One week after check-in, all clogged drains are the responsibility of the tenants. Condoms, and feminine products including tampons and wipes are not to be flushed, as they are the most frequent cause of plugged sewer lines (Hair and food are second and third place). Chemicals rarely clear clogs, so if you need a drain cleared, you should call a professional service at your own expense. Clogged drain expenses are responsibility of tenant. Exception: Repair of broken drain lines or clearing root blockages will be paid by landlord. All plumbing problems must be reported to landlord. It is easier to clear a slow drain than a clogged drain. The landlord MAY (if available) clear drains for a nominal fee.

19. Showings: Showings for the following lease term will begin soon after tenant takes occupancy. Tenants agree to allow showings with 1hour of notice between the hours of 9AM-8PM for the months of September and October. Notice may be (but not restricted to) one of the following: text, e-mail, note posted on door, phone message, personal contact, other. Only one person on the lease is required to be contacted or give permission, and all bedrooms can be unlocked by landlord and viewed. All rooms must be accessible for showings. Tenant will have dwelling in clean and presentable condition. Tenants may be asked to show dwelling directly to perspective tenants. When you are given notice of a showing it is your responsibility to ensure all your roommates are aware you were notified or gave permission. A text sent (even without a response) shall serve as notice.

20. Tenants will not call or text landlord between 9:00 pm and 7:00 am unless an emergency exists (something that poses a threat to persons or property).

21. No signage of any sort is allowed to be viewed from the street whether it is inside or outside the residence including but not restricted to: Political, alcohol, business of any sort, artwork of any kind, neon or other. This does not restrict the landlord from placing signs on the property (example: “for rent”).

22. Common area cleaning: Clean the Floor! If your unit has carpet you must keep it vacuumed at least weekly, tenants are equally responsible to keep all common areas of the property clean. Damage and required cleaning will be billed equally to all tenants of the unit unless responsibility can be assigned to the responsible party. This includes removal of property left after lease ends. Deductions from security deposit will be made with or without notice. If there is an upper apartment, the tenants of the upper are responsible for areas inside the residence common to both units.

23. The law: The owners cooperate fully with City of Oshkosh Housing Inspector’s Office and Oshkosh Police. No violations of ordinances or laws will be tolerated. We do get notified via email alert whenever police have contact at a residence we own. Tenants should familiarize themselves with city ordinances (city laws) at www.ci.Oshkosh.wi.us  

24. NO FIRES: No candles or open flames are allowed in the residence as they are a fire hazard and cause stains on the walls requiring several coats of paint to cover. No smoking in the residence is allowed. A room re-paint fee will be charged for each room where such damage is found. Fire-pits are not allowed on the property. “No Candles” means; not even unused ones for decoration. None allowed in the residence at all.

25. Yard clean-up weekly (garbage removal) from the yard is the responsibility of tenants.

26. No disturbing noise. NO PARTIES: Social and friendly gatherings of several people are fine provided such gatherings do not become boisterous, obscene or objectionable to roommates/neighbors. No tap beer on premise.

27. LEASE CHANGES COST MONEY! Any lease changes requested by tenant will be made at the discretion of the landlord and will be charged $100.00 and payable at the time the change is made. (for example: replacing one tenant name with another or removing a name). Additional tenant’s names may be added on one occasion only for no charge. This does not allow tenants to void or break lease. If your life situation changes, it is up to YOU to find a replacement person for your lease. All roommates within that apartment must agree to the change, change fee applies, replacement must fill out application and be approved by landlord. You must live in the unit (upper or lower) you are signed for. If you wish to change units, leases must be changed to reflect reality (subject to approval from other tenants and landlord) and the fees do apply.

28. Don’t break stuff: Tenants are responsible for the cost for repair or replacement of the following no matter how such damage occurs (even storms and vandalism) items will be repaired to original condition or replaced:
a. Plugged drains (except root intrusion), missing/damaged screen and windows
b. Broken, cracked, damaged, doors, door jams, door locks or any damage dealing with doors (by the way, it is cheaper to replace a door knob than to fix a door). Typical door replacement is $400. Please! Oh Dear God DO NOT KICK IN A DOOR!!!!! (Screens are about $40, door knobs are about $30.00, Doors or Jams are $400! We suggest spare keys be made to prevent lock-outs to house and bedroom. If you are locked out: use your spare key, call a roommate, stay at a friends place, call the landlord and ask for a spare key (between 7am and 9pm= no charge), or call a locksmith.

29. Utilities: For GAS and ELECTRIC, call Wisconsin Public Service at: 800-450-7260 and for WATER call: City of Oshkosh Water Dept. at: 232-5325. Spectrum cable: 1825 Witzel Ave (920) 233-2700.

30. Security deposit is not rent: You may NOT use your security deposit as rent. Any prepaid rents will become security deposit and be treated as security in the event your lease is ended prematurely for any reason. Should landlord have to re-rent the property prior to expiration of the lease due to breach by the tenant, the tenant will be charged for any expenses incurred including but not limited to: utilities, advertising, lost rents, applicable re-rental fees etc.

31. Protect your stuff: Tenants are encouraged to carry their own renters’ insurance. Landlord is not responsible for any loss or damage to personal property kept within the premise

32. No sunbathing on roofs. Tenant may not be on the roof or fire escapes of the property except for emergency.  

33. If it’s broken, tell us: Tenants are obligated to notify landlord in writing if problems exist that may cause waste or damage to property (missing or broken basement windows may cause pipes to freeze for example). Should landlord discover a situation existed which jeopardized the condition of the building that the tenant did not notify the landlord of, in writing, Landlord will hold the tenant responsible for any damage that resulted from the tenant’s negligence.

34. Time is money: All work performed on behalf of landlord due to tenant waste or neglect will be billed as follows: Electrician, Plumber, Carpenter and tradesmen (market rate), all others $35.00 per hour.

35. Houses must be maintained and sometimes improvements are made. Tenants will perform minor clean up after tradesmen if needed. 

36. Bikes will be kept at the rear of the house and not fastened to any railing. Don’t open a door with the tire.

37. Landlord owns the house: Sometimes new tenants meet and become friends with current ones. They may want to make arrangements to just move in early, or store stuff at the house prior to move in or let the outgoing tenant leave some furniture or a tv, pool table, couch etc at the house “for the next tenants” This is NOT ok. There is a period of time where the house belongs only to the owners. Despite arrangements made between outgoing and incoming tenants (who have no right to leave property of any sort at the unit), all property will be considered abandoned and disposed of at the expense of the tenants who left it. You will get the house EMPTY and clean, and you must leave it EMPTY and clean! (garbage containers-empty), window sills, baseboards, basement, garage, under the fridge, stove, commode, yard etc; clean. 

38. Let’s hear it from the Don’t section one more time: DON’T: allow a pet on the property, have a candle, park on the grass, be a slob, kick in a door, flush weird stuff, throw a house party, fail to shovel promptly and completely, ask to move in early, paint, ask your mom or dad to call us, turn down the heat over school breaks, ignore the landlord. I mean it. NO PETS, NO CANDLES!!! None, ever.

39. Privacy: Yes, you do have an expectation of privacy. However, there are exceptions: 1. Exigency; if there is the potential for damage or waste if the landlord or agent does not enter right away, no notice needs to be given (example, plumbing leak, window left open during a rain or in winter). If entry was made due to Exigency, you will be notified. 2. During the first 3 days of every month, the landlord or agent may enter between 9am-8pm to inspect smoke detectors, check for non-lease tenants, pets, other rule/ordinance/law violations) this serves as notice of those inspection times. 3. We, or our contractors, may work outside the house and in common areas at any time and are not required to notify you if we do not enter your apartment. 4. We may knock on your door and ask permission to enter for reasons of showings, inspections, or maintenance at any reasonable time. Examples of invalid arguments: I have been scolded by tenants for the following: Walking around outside the house (spraying for spiders), knocking on their door without 24hrs notice (law requires 12hrs for entry and 0 for knocking), repairing a water line to a shower that was leaking (causing damage to the lower apartment). None of these are valid. The objections were all raised by tenants who I found later were in violation of one or several rules. So, please know that such objections raise a “red flag” based on over 20yrs experience. NO PETS.

40. Square peg/round hole: Some stairwells or doorways are small, steep and/or have tight turns, which make getting some furniture difficult or even impossible to get into some rooms. It is the tenant responsibility to ensure tenants’ furniture fits the space, not the other way around.

41. Certain appliances not guaranteed: A/C units, garage door openers, dishwashers, washing machines and dryers may or may not be repaired or replaced at the discretion of the landlord.

42. If your roommate breaks a rule (like allowing a pet) it is your responsibility to notify the landlord right away. You must be strong enough to establish boundaries with your roommate and if they are breaking the rules and putting you at risk of eviction and/or losing your security deposit; that is NOT OK! This is a business, and this is real-life. You will be held accountable for your roommates’ violation if you don’t notify the landlord of the infraction right away. Bring in the landlord and at least you will be given consideration for the lease violations and the landlord WILL put a stop to it.

43. Cloths washers and dryers may be replaced with coin-op at any time, the laundry machines are a privilege and provided at the will of the landlord. Any lease or rule violations may result in laundry machines being locked out (placed out of service) without notice and for any length of time. 

44. Open windows: windows seen open during cold, rain or bad weather gives the landlord reason to enter the premise to shut the window without notice.

45. Pests: Pests love a dirty house. Old garbage (not taken to the curb weekly) attracts bugs and rodents. Boxes in basements make great homes for bugs and spiders. Think of a food chain: where there are bugs, there is food for rodents and things that eat bugs (spiders and bats) bats can enter through doors or windows left open. Don’t be gross. If you keep a clean house, you are far less likely to have pest problems. If an exterminator is required, a determination will be made as to how much of the problem was preventable. Then the bill will be administered accordingly. Close doors and keep the house clean. When tenants allow garbage to turn into a pest problem, tenants are responsible for cleanup and extermination.

46. Pests: We have regular inspections and exterminate prior to occupancy. Bed bugs can be brought in through used furniture or your belongings from and infested hotel or friend’s house. Our houses are inspected regularly and guaranteed bed-bug free at move-in. Do NOT pick up curb furniture! Google or Youtube the facts about how to keep your home pest free. If you suspect a problem, notify landlord. Do NOT try to treat it yourself; this may spread the problem. Remediation of pest infestations are the responsibility of the tenant.

These are conditions of tenancy. It is our sincere desire to provide safe, reasonably priced housing. If there is a problem with the property please call so we can remedy the situation. We would rather fix a small problem than not know about it until it becomes a large problem.

Mark Neubauer: (920) 410-8261

I HAVE READ THE RULES, I UNDERSTAND THEM AND I AM IN FULL AGREEMENT. We understand this lease is 355 days long. It is not a complete calendar year and is based on a 29.5 day month x 12 months. Signatures Date: