202 Center Street Frostburg, MD 21532 301-689-6088 office 301-616-6209 cell

Student Rental Residential Lease Agreement This lease, made this _________________________, by and between A2Z Property Services, Inc. 202 Center , Frostburg, MD 21532, representative for ______________________________________________ legal property owner, hereinafter referred to as “Lessor and/or Landlord”, and (please list name and home of record address): ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ ______________________________________________________________________________________ Referred to as “Lessee(s) and/or Tenant(s)”. Property: The property hereby leased is described as follows:_____________________________________________ Term: The term of this lease is as follows: ______________________________________with a beginning date of _______________________and an ending date of _________________________________________. This lease may be extended into summer semester/break only with signed lease extension agreement. This lease will be in force and effect for fall and spring semesters in accordance with Frostburg State University term dates. This lease will continue in accordance with University term dates until Lessee is notified in writing to surrender the premises. Lessee shall be given thirty (30) days notice. Under no circumstances will lessee be allowed to move in earlier than the beginning date of lease. Lessee must call the office to make arrangements for move in and key pick up. Rent: The total agreed rent to be paid by Lessee(s) for the property hereby leased is: _____________________________________________________ Dollars (_____________________) per school year. Rent payment is to be divided into semester. Total rent amount to be paid each semester is ______________________________________ Dollars (______________________) per semester. Rent is to be paid in its entirety per semester. Rent will be accepted in the form of multiple checks if necessary. Each person is responsible for their share of the total rent owed which is: ________________________However, lessee(s) understands that each person on the lease is responsible for total amount of rent if one person does not pay.

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Rent checks should be made payable to and may be mailed or dropped off: A2Z Property Services, Inc. 202 Center Frostburg, MD 21352 All rents are due by August 15th for fall and December 15th for spring. If you are accepting financial aid, a post dated check may be accepted with a letter from the financial aid office by the dates listed above. Any payment which is more than five (5) days late will incur a late charge of 5% of the total rent due which shall be paid in addition to the due rent and will be considered additional rent. Post dated checks that are not received by August 15 or December 15 will be considered late. Rent checks that are post dated MUST be at the office by the above listed dates. Tenants receiving financial aid must provide a parent guarantor. Parent guarantor must sign guarantor addendum. It is expressly understood and agreed that this Lease Agreement shall be between Landlord and each said signatory individually and severally, and that in the event of default by any one signatory, every remaining signatory shall be responsible for timely payment of the rent and all provisions of this Lease Agreement. Notwithstanding this provision, it is further agreed that in the event one or more of the Tenants shall renege on this Lease Agreement by reason of health, dismissal from the University, or any other reason, they will remain financially responsible under the terms of this Lease Agreement. If a suitable replacement can be found by such Tenant, or if the Landlord is able to find a replacement, Landlord may accept the new Tenant and release the original Tenant from further financial responsibility. Should Tenant remain in possession of the leased property with the consent of the Landlord after the natural expiration of this Agreement, a new tenancy from month to month shall be created between the Landlord and Tenant, which shall be subject to all the terms and conditions hereof except that the rent can be increased in an amount to be determined by the Landlord. Partial Rent Payment: It is agreed that the acceptance by Landlord of less than the full amount of rent due shall not serve to prevent Landlord from filing a summary ejection action for any balance still due and owing. Any remaining balance shall be subject to a late fee. Utilities: Rent includes _______________________________________________________________________. Cable and cable internet and phone services are not included. If lessee wishes to have these services, they must be put in their name. Tenants are responsible for the following utilities: _____________________________________________________________________________________. These utilities must be put into tenant(s) name no later than the move in date ______________________. See attached list of utility phone numbers. Tenants are fully financially responsible for the above named utilities for the entire duration of this lease agreement. Tenants must provide proof of utility transfer upon check in before receiving keys to occupy the property. Any utility balances paid by the Lessee and/or property owner that is the responsibility of the tenant during the duration of this lease period shall constitute additional rent which tenants agree to be fully financially responsible for.

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Returned Checks: If a check is dishonored or returned by the bank, Tenant agrees to pay a charge of $___________ to offset the administrative costs and bank fees incurred by the Landlord and/or Property Owner. Such charge shall constitute additional rent. Allocation of Payments made by Tenant: All payments made by Tenant to Landlord shall be applied as follows: first, to any late charges due and owing; second, to any and all Court costs due, Attorney’s fees with a minimum of Two Hundred and Fifty Dollars ($250.00) and any additional amount charged arising out of a summary suit for rent; third, to any and all costs, deposits, or charges which are the obligation of the Tenant as stated in other sections of this Lease Agreement; fourth, to pay any past due rents or debts arising out of this Lease Agreement; and fifth, to any currently rent due. Security Deposit: A security deposit in the amount of Two-hundred fifty Dollars ($250.00) is required for each person on the lease, the receipt of which is hereby acknowledged by Lessor. Security deposits are due upon signature of lease. Security deposits must be made in the form of money order and must be made payable to: A2Z Property Services, Inc. Due to a waiting list a spot can not be secured without a security deposit. If you are renting for an extended period, your security deposit may roll over pending no damage, repairs, or cleaning due to your negligence. Should damage occur and repairs be made the security deposit will be adjusted accordingly to reflect the amount owed and if there is a remaining balance it will be returned or rolled over to the next semester. The full security deposit must be reestablished by August 15 th or December 15th (depending on the term). If the security deposit is not re-established the space may be reserved for another tenant. Pursuant to Maryland law, Lessee is advised of the following rights: Upon written request made within 15 days of Lessee’s occupancy of the subject premises, Lessor shall promptly provide Lessee with a written list of all existing damages. This security deposit, or any portion thereof, may be withheld for unpaid rent, damage due to breach of lease or for damage to the leased premises by the Lessee, his/her family, agents, employees, or social guests in excess of ordinary wear and tear. The tenant has the right to be present when the landlord or his/her agent inspects the premises in order to determine if any damage was done to the premises, if the tenant notifies the landlord by certified mail of his intention to move, the date of moving, and his/her new address. The notice to be furnished by the tenant to the landlord shall be mailed at least 15 days prior to the date of moving upon receipt of the notice. The date of the inspection shall occur within five (5) days before or five (5) days after the date of moving as designated in the tenant’s notice. Lease Processing/Renewal Fee: A $60.00 non refundable, reoccurring processing fee will be due at lease signing. The initial fee of $60 is due with the security deposit upon lease signing. This is NOT part of the security deposit and is non refundable. If you choose to renew your lease after the initial lease is up, the $60 fee is a reoccurring fee due at lease renewal/resigning. No payment arrangements will be made for the processing fee. This fee is applied to all persons listed on the lease. Compliance with Laws: Tenant agrees to comply with all laws, ordinances, rules, requirements, and directives of the City of Frostburg and the Office of the Maryland State Fire Marshall. Tenant shall keep fire safety equipment, such as fire extinguishers and smoke detectors in the installed locations and shall not make any modification which would prevent proper operation of the same. Tenant shall use the off-street parking provided. The maximum number of tenants allowed in the demised premises at any one time shall be in

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accordance with the Fire Code regarding occupancy. Tenant shall be responsible for the payment of penalties resulting from citations issued by the City of Frostburg or by the Office of the Maryland State Fire Marshall due to any neglect of Tenant, his/her servants, licensees, invitees or visitors, or other occupants of the demised premises. Should the above happen on more than one occasion, or City Police be called on more than one occasion, and citations result, this will be construed as a material breech of this Lease Agreement and will result in immediate termination of such Lease, and Tenant must vacate premise in accordance with Maryland Landlord Tenant Law. It is mutually agreed between the parties hereto that Landlord shall not be liable for any damage of whatsoever kind caused by any changes in the laws or regulations promulgated by the City of Frostburg with regard to rental property. Notices: All notices required to be given by Landlord to Tenant shall be sufficiently given or posted at the premises. If there are two or more undersigned as tenant, then any notice given by Landlord to one shall constitute notice to all. Notice given by Tenant to Landlord shall be given by certified mail, return receipt requested at: A2Z Property Services, Inc. 202 Center Frostburg, MD 21532 301-689-6088 Condition upon Occupancy: A walkthrough will be conducted by Lessor upon move-in. Lessee will need to pick up the walkthrough checklist upon move-in and from the date of move-in Lessee will have 10 days to turn in checklist and report any damages not already noted. If tenant fails to return walk through sheet with changes, the original will be used and tenant will be responsible for any damages not noted on walk through sheet. Equipment and Furnishings: A2Z Property Services, Inc. does not provide fully furnished units. Tenant may make use of all furniture that may be in the unit upon move-in. Tenant may NOT remove or destroy any furniture/appliances from the property without permission of the A2Z Property Services, Inc. The premise is furnished with the following items provided by the Landlord: See walkthrough sheet: Tenant agrees to use and maintain such equipment and furnishings of Landlord now and hereafter provided, and to be responsible for the cost of all repairs and damage to any said item(s). Occupancy and Use: The premises shall be used solely for residential purposes for Tenant and for no others except with written consent of Landlord. Tenant agrees not to use or permit the use of the premises for unlawful or immoral purposes. Tenant agrees to keep the premises in clean and good order. Tenant agrees not to hamper, disturb or interfere with other tenants in the building, nor to create or suffer any nuisances in the premises affecting the rights of others. Upon termination of this Lease, or any renewal thereof, Tenant agrees to surrender possession in as good condition and repair as when received, ordinary wear and tear is the only exception. No unauthorized occupants shall live on the premise. An unauthorized person is any individual not named on a lease. Assignment and Subletting: Without prior written consent of Lessor, Lessee shall not assign this lease, or sublet or grant any concession to license or use the premises or any part thereof. An assignment, subletting, concession, or license without prior consent of Lessor shall be void and shall, at lessor’s option, terminate this lease.

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Right of Inspection/Landlord Entry: Inspections will be held at least once a month on a predetermined date and Lessee will be notified in writing of said date. Lessor and/or his or her agents shall have the right at all reasonable times during the term of this lease and any renewal thereof to enter the leased premises for the purpose of inspecting the premises and all building(s) and improvements thereon. If A2Z Property Services, Inc. is contacted by fire and/or police personnel for entry for any reason, lessor will grant access to said personnel and lessee agrees to hold A2Z Property Services, Inc. harmless of any legal or financial ramifications as a result of this access. Tenant Obligations to Property: Tenant agrees to keep property in a clean, safe, and sanitary condition and not to alter, change, damage, or remove any part of the premise, which includes but is not limited to wall, ceilings, floors, paint, paper, plumbing, heating, electrical, glass, doors, hardware and fixtures, or install major appliances in the premises without the prior written consent of the Landlord. Tenant agrees to put trash in proper trash container and to put trash out on designated days according to the city of Frostburg. Failing to do so may result in our maintenance removing trash and tenants will be charged accordingly. Tenant shall give Landlord prompt notice of any defect in or accident involving the water or steam pipes, electrical system, heating apparatus, smoke detection systems or any other part of the said premises, in order that the same may be repaired with due diligence. Tenant agrees to keep the entire dwelling unit and basement, yards, porches, fire escapes, steps, walks, and sidewalks clean and to keep all walks, sidewalks, porches, and exterior steps clear of snow and ice. Further, the City requires that walks be shoveled after every snow, and Tenant can be fined by the City for negligence. Tenant must continually occupy premises and keep premises at a minimum temperature of fifty degrees (50) Fahrenheit during freezing weather by using the heating equipment on the premise and not by using appliances. Tenant agrees to pay for repairing any damage to the building or equipment therein, including burst water pipes or other water facilities, caused by freezing resulting from the negligence or willful act of Tenant. Unless laundry facilities are in the basement or attic, under no circumstances are tenants to use the basement or attic for any reason. These areas are not considered livable space and are not to be utilized for any reason. No sunbathing or gathering of the roofs or porch roofs at any time for any reason. Damage to Premises: Tenant shall be responsible for the cost of repairs to the leased premises and fixtures belonging thereto whenever they have been damaged by misuse, negligence, or neglect of Tenant, his servants, licensees, invitees or visitors, which said cost shall not be liable for any damage of whatsoever kind, or by whomsoever caused, to the person or property of Tenant or to anyone on or about the premises by consent of Tenant, and Tenant agrees to hold Landlord harmless against all such damage claims. Maintenance: Lessor and/or his/her agents shall have the right at all reasonable times during the term of this lease and any renewal thereof to enter the leased premises for the purpose of maintenance to the interior and exterior of the premises and all building(s) and improvements thereon. As much advance notice as possible will be give to Lessee by phone or in writing. Any requests for maintenance must be provided in writing and will then be prioritized by the Management Company and Maintenance personnel in accordance with the urgency of the maintenance issue. Emergencies are different and notification of an emergency should be made to the management company as soon as a problem is discovered. Please contact the management company at 301-689-6088 during normal business hours or 301-876-3288 after hours.

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Maintenance of grounds: Lessee is responsible for the following in regards to routine maintenance of the grounds: snow removal on sidewalks, porches, and off street parking areas, removal of trash and debris on property. Snow removal equipment and trash containers are provided with the lease and are on site. In the event that trash containers or snow removal items are lost or damaged Lessee agrees to replace at Lessees cost. Plumbing: The Lessee agrees to pay costs incurred for plumbing services that is caused by misuse and/or neglect of the Lessee, his/her family, agents, employees, social guests, or other authorized occupants of the premises, to include clogged pipes and drains as a result of improper disposal of cooking oils and/or sanitary products. Lessees shall be fully financially responsible for any bill arising from these charges. If these charges go unpaid then said charges shall be considered as additional rent. Electrical: If any repairs or maintenance of an electrical nature are required due to the Lessees negligence, then Lessor shall make said repairs and/or maintenance and Lessees shall be fully financially responsible for any bill arising from these charges. If these charges go unpaid then said charges shall be considered as additional rent. At no time are space heaters to be utilized in said premise. Said premise is furnished with heat, if heat is not operational or malfunctioning then Lessees shall notify the Lessor as soon as the problem is discovered. Locks: Tenant shall not alter or add any lock or lock cylinder in any door. If there is a need for a lock to be changed the Landlord will authorize and have those changes made and the Tenant agrees to be responsible for costs of such changes. Tenant agrees that all locks throughout the premises have been examined and Tenant is satisfied that the same are suitable and in good working order so as to afford a reasonable degree of safety and security. If for any reason the locks need to be changed during the lease period, the Locksmith will be notified and the Lessee(s) will be responsible for any fees incurred. If keys are not returned upon check out, a $30 fee plus $5 to A2Z Property Services, Inc. will be due upon check out. Lockout fee is $50 for after-hours, no charge during normal business hours. If tenant would like a lock or lock replacement for bedroom doors, there will be a charge for this service. Under no circumstances are locks to be changed on any door in the property without permission from management. Alterations: Lessee shall make no alterations to the building(s) on the leased premises inside or out or make any other changes, alterations or improvements without the prior written consent of Lessor. The furniture in the unit is to remain in the same position and room on the premise. Under no circumstances is the furniture to be rearranged or moved from room to room. Un-inhabitability: If the premise becomes un-inhabitable due to fire, mechanical breakdown or other reason not due to Tenant’s negligence or willful act or that of Tenant’s servants, licensees, invitees or visitors, Landlord shall promptly rebuild or repair the premises and rent shall abate from the period of time that the premise is not habitable. If premise is un-inhabitable for more than 180 days, Tenant shall have the right to request to be released from said lease early with no obligations and/or penalties. Should Landlord decide not to rebuild, this lease shall end and the rent shall be prorated up to the time of damage.

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Quiet Enjoyment: In the event that Tenant shall pay the rent as provided herein and otherwise perform all of the covenants and conditions to be performed, and shall abide by all of the rules and regulations as set forth herein, Tenant shall have peaceful and quiet enjoyment of the demised premise for the term of this Lease. A copy of the Frostburg Rental Housing Code has been provided. Parties and Organizations: Absolutely no fraternity or sorority functions allowed of the premise inside or out, no exceptions. The premise is to be used as student housing as is not to be used to facilitate a business or organization on the premise. Due to fire code and insurance regulations the maximum number of people inside the premise is limited to the current fire code regulations. Parties or gatherings involving alcohol or drugs are strictly prohibited. Minor Consumption/Drugs: Minor consumption is absolutely not allowed or condoned. Should Lessee or any of Lessees guests be under legal age; Lessee agrees to accept full legal and financial responsibility and agrees to hold Lessor and/or property owner harmless as a result of any incident or injury resulting from minor consumption. Drugs and/or drug paraphernalia will not be allowed on the premise inside or out, no exceptions. If any illegal substances are found on the property, Lessor will reserve the right to declare the contract null and serve eviction for breach of lease. Pets: No pets will be allowed. If pets are found Lessee will given notice in writing and Lessee will have 24 hours to remove the pet from the premise. If Lessee does not remove pet, Lessee will be in breach of this lease and Lessor will reserve the right to eviction. An inspection of the premise will be conducted after the pet is removed and any damage, repairs, or cleaning bills will be the sole responsibility of the Lessee. If these charges go unpaid then said charges shall be considered as additional rent. Cleanliness: The Lessee is responsible to maintain the property hereby leased in a clean and orderly manner. If Lessee fails to do so Lessor is authorized to perform the necessary cleaning and/or contract the cleaning out and Lessee will be charged for any cleaning and Lessee agrees to be responsible for any cleaning bill. If these charges go unpaid then said charges shall be considered as additional rent. Loss of Property: Although renter’s insurance is not required it is strongly recommended. Any personal items brought by the Lessee are the sole responsibility of the Lessee. The Lessor and/or his/her agents are not responsible for any damages or loss of personal property. Shared Common Areas: This lease is for one private room and shared use of the common areas of the premise between Lessee and other authorized occupants. The shared common areas are the responsibility of all tenants of the premise. Any damage occurring in the shared common areas inside or out will be the responsibility of all leased occupants. The shared common areas include but are not limited to: kitchen, bathroom(s), living room, laundry area, yard and any outbuilding(s), common parking area, entry ways, and all closets in the shared common areas. Under no circumstances is Lessee allowed in any private room other than the one in this lease unless they have the express written permission from the leased occupant of that room.

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Surrender of Premises: Unless the lease is extended or arrangements are made in writing between Lessee and Lessor, the Lessee shall have all personal items removed from premise by the time frame allotted in this lease. Keys must be returned unless the lease is extended or other arrangements are made. If keys are not returned, a charge of $35.00 plus any costs associated with the Locksmith will be assessed to the Lessee. If personal items are not removed and lease is not extended the home and room will be locked and all personal items will be considered abandoned. If the lease is not extended or other arrangements made and the lessee continues to occupy the premise a charge of $50.00 per day will be assessed. Additional charges will apply to extending the lease under the extension of lease addendum. If tenant continues to occupy premise after lease agreement is up, the lease will go into a month to month contract. Lease and all of its addendums are in full force and effect under month to month agreement. Tenant agrees to allow the management company access to property for showing of the unit prior to tenant moving out. Tenant will be given notice that the property will be shown. Tenant also agrees to give sufficient notice that they will be moving out so the property may be rented in a timely manner. Condition of Premises upon surrender: The premise should be turned over in the manner to which occupancy was taken. The premise and all furnishings should be turned over in good repair. A walkthrough will be conducted by Lessor with Lessee present. Lessee may wave the option of being present for final walkthrough, however, if Lessee waves final walkthrough, Lessee agrees that any damages found or repairs that need to be made as a result of misuse or negligence will be the monetary responsibility of said Lessee. Lessee will not have the option of choosing a contractor to make repairs. Lessee will receive a bill for any repairs and/or damages with the security deposit being deducted from the total amount due. If amount exceeds security deposit, Lessee agrees to be responsible for the balance. Breach of Lease: In the event of a breach of any Provision of this Lease by the Lessee which breach properly necessitates legal action to be instituted by Lessor against Lessee, in such event Lessee shall be responsible for payment of reasonable attorney’s fees incurred by Lessor. A default in payment or breach of a provision of this lease shall be considered a breach of the lease and the Lessor may repossess the premises pursuant to 8-402 and 8-402-1 of the Real Property Annotated Code of Maryland.

Understanding of Terms and Conditions: Lessee understands all lease terms and conditions prior herein. If Lessee does NOT understand lease terms and conditions, Lessee has the right to see legal council prior to signing the lease. By signing below, Lessee waives the opportunity to seek council, agreeing that the Lessee understands all terms and conditions.

Please initial ONE of the following: 1. ____Lessee has read and understands all terms and conditions of lease. Lessee has waived the right to seek legal council. OR 2. ____Lessee does not understand all terms and conditions and has requested to seek legal council. OR 3.____Lessee has sought legal council and now fully understands all terms and conditions of lease.

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Multiple Lease Agreements; Please initial ____Lessee does not have any other lease agreement(s) signed with any other company or individual for the listed term. If A2Z Property Services is made aware of another signed lease, lease will not be signed with A2Z Property Services. If this information is not disclosed to A2Z Property Services and we become aware of a previously signed lease, lessee will be entirely responsible for paying all rents and fees associated with the lease signed with A2Z Property Services. In Witness Whereof, the parties have executed this lease in Alleghany County Maryland, the day and year first written above. Lessor__________________________________________Date____________________ Agent for A2Z Property Services, Inc. Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________ Lessee__________________________________________Date____________________

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