Universal Lease Terms
The Universal Lease Terms listed below are included in all leases regardless of the jurisdiction the unit is located. Please speak to your leasing agent if you have any questions regarding the Universal Lease Terms.
Fixed-Term Agreement (Lease)
Tenants agree to lease dwellings for a fixed term of one year. Upon expiration, the Tenant’s lease shall become a month-to-month lease unless either the Tenant or Utopia Development notify the other party in writing at least 30 days prior to expiration that they wish to terminate the lease.
Tenants agree to pay the monthly amount agreed upon with their leasing agent, due by the fifth day of each month during the term of their lease. The first month’s rent and security deposit equal to first month’s rent is required to be submitted on or before move-in or when the lease is signed, whichever is first. Upon agreement, Tenants may pay their security deposit in increments. Tenants must adhere to their Security Deposit Payment Agreement. In the event that a Tenant violates the terms of the Security Deposit Payment Agreement, the entire amount of the security deposit will be due immediately.
Tenants agree to pay their rent in the form of Online Bill Payments, check, money order or cash at one of our offices.
Rent Due Date
Tenants acknowledge that late rent payments will cause Utopia Development to incur costs not contemplated by their lease. In the event rent is not received prior to the fifth day of the month, Tenants agree, per their lease, to be subject to a $15 late fee.
In the event a Tenant’s check is returned as unpaid, Tenants agree to pay a returned check charge of $15. Tenant also agree to be subject to an additional $15 late fee if Utopia Development does not receive the Tenant’s rent payment and returned check fee by fifth day of the month. If for any reason a check is returned as unpaid, checks will no longer be accepted from the Tenant.
Tenants agree to accept property in its present state of cleanliness. Tenants agree to return the unit in the same condition or pay a $150 cleaning fee, deducted from their security deposit, if Utopia Development has to have the unit professionally cleaned.
Utopia Development will not be liable for the loss or theft of Tenant’s property. Tenants acknowledge and agree to make no such claims for any losses or damages against Utopia Development in the event of loss or theft of property. Tenants are strongly advised to purchase renters insurance at their own expense. Tenants acknowledge that if they fail to procure such insurance, it is their responsibility and they alone shall bear the consequences.
Door locks may not be installed on any doors without the written permission of Utopia Development. Tenants agree that Utopia Development will be given duplicate keys for all locks installed at Tenants’ expense before they are installed.
Maintaining a clean and sanitary unit is expected of all Tenants throughout the duration of their lease. Tenants agree not to permit any deterioration or destruction to occur while they are occupying the unit.
Upon being notified by Tenants that a repair is needed, Utopia Development will make repairs with-in 12 hours of being notified. If there is a delay of more than 12 hours in making repairs, due to difficulty in scheduling the work or obtaining parts or for any other reason beyond our control, Utopia Development agree to keep Tenants informed about the progress of work. Utopia Development also agree that, unless the Tenant is responsible for damages resulting in the needed repair, if a repair requires temporary relocation of the Tenant, Utopia Development will pay for lodging expenses for up to fourteen (14) days and/or relocate the Tenant at our expense to a unit of equal size, if available. Tenants agree that if they are responsible for damages resulting in needed repairs, they will be responsible for their temporary relocation expenses, total costs of the repair including labor costs per hour and the Tenant may be subject to eviction on the grounds of damaging the property of Utopia Development. Additionally, the Tenant may be subject to criminal action due to the damage caused.
Tenants are informed that work or repairs that need to be done will be handled by competent professionals, unless Tenants are qualified and capable of doing the work themselves and doing it properly, in a safe manner that meets all federal, state, and local regulations and have written approval from Utopia Development. Tenants further state that they will be legally responsible for any mishap they either do themselves or hire others to do. Utopia Development will be held free from harm and liability in the event that the Tenant performs or hires anyone to perform any maintenance work on the unit they are occupying. In the event that needed repairs are beyond the Tenants' capacity, they are urged to contact their leasing agent or Central Maintenance.
Subletting, Assignments and Lease Transfers
Tenants agree that they will not sublet their unit, nor will they assign or transfer their lease to anyone else without first obtaining the written permission of Utopia Development. Prospective Tenants must submit an application to Utopia Development and must agree to credit, background, reference, and employment verification as well as the obligation to pay a non-refundable $25 application fee. Permission to transfer a lease will be determined by the sole discretion of Utopia Development.
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661 Delaware Ave
Buffalo, NY 14202