Residential Lease Agreement Summary for Solis Kennesaw - Apt 239

Parties, Premises, and Occupancy

• Parties Identified: This Apartment Lease Contract is between the Owner, Kennesaw Pad D Apartments LLC, and the Residents: Rebekah Abate, Bethel Abate, Muluemebet Dinku, and Yenenesh Dinku.

• Premises: Apartment No. $239$, located at 3238 Hidden Forest Court, in Marietta, Georgia, zip code 30066. The premises are to be used exclusively as a private residence.

• Occupants: Only the residents listed above and any authorized occupants (names not provided on form) may stay in the apartment.

  • Guest Limit: Persons not listed must not stay in the apartment for more than $2$ consecutive days without prior written consent, and no more than twice that many days in any one month.

  • Default Limit: If the guest space is left blank, the limit is $2$ days per month.

• Management Disclosure: The apartment is managed by RPM Living. All written or electronic notice to/from managers constitutes notice to/from the owner.

• Licensed Agent Disclosure: The corporate name and license number for the managing agent (per Ga. R. & Reg. 520-1-.10) is RPM Living LLC, license number H-78963.

Lease Term and Renewal

• Initial Term: The lease begins on the $15$ day of June, $2026$, and ends at $11:59\,\text{p.m.}$ on the $14$ day of June, $2027$.

• Renewal Policy: The lease automatically renews month-to-month unless either party provides at least $60$ days written notice of termination or intent to move out. If left blank, the statutory requirement is $30$ days.

• Month-to-Month Termination: Once on a month-to-month basis, either party may terminate with a $30$-day written notice before the end of the renewal term.

Rent and Financial Obligations

• Monthly Rent: The monthly rent is set at $1,992.58$, payable in advance without demand.

• Payment Locations: Payments can be made at the on-site manager's office, via the online payment site (paywithbilt.com/rpm), or at other designated locations.

• Prorated Rent: A prorated amount of $75.00$ is due for the remainder of the first month on September, $2026$.

• Payment Deadlines: Rent is due on or before the $1\text{st}$ day of each month. There is no grace period.

• Late Charges: If rent is not paid by the $3\text{rd}$ day of the month, a flat rate late charge of $75.00$ applies. The total late charge cannot exceed $10\%$ ($199.26$) of the monthly rent payment.

• Returned Payments: A charge of $0.00$ (per pg 1 entry) is listed for returned checks or rejected electronic payments, plus applicable late charges.

• Interest on Debt: All unpaid amounts bear $16\%$ interest per year from the due date, compounded annually.

• Liquidated Damages: Late fees and animal violation charges are considered liquidated damages representing reasonable estimates of administrative expenses.

• Security Deposit: A total security deposit of $150.00$ is due on or before lease signing.

  • Holding Institution: The deposit is placed in an account at Santander Bank located at 1125 Berkshire Blvd, Wyomissing, PA 19610.

  • Interest: The owner may keep any interest earned on the security deposit.

Utilities and Services

• Owner-Paid Utilities: The owner pays for water, gas, electricity, master antenna, wastewater, trash, and cable TV (as checked on pg 1).

• Resident-Paid Utilities (Utility Addendum): Despite Lease Section 7, the Utility and Services Addendum specifies that the resident pays for several utilities through a third-party billing company (Conservice):

  • Sub-metered or Allocated: Water, sewer, gas, trash, electric, and stormwater are billed by the provider to the owner and then allocated to the resident.

  • Allocation Method: Generally "Method 10" (equally divided among all units) or "Method 4" (flat rate).

  • Valet Trash: $30.00$ monthly flat rate.

  • Pest Control: $5.00$ monthly.

  • Common Area Electric: $15.00$ flat rate.

  • Billing Fees:

    • New Account Fee: $15.00$ (not to exceed $25.00$).

    • Monthly Admin Fee: $5.50$ (not to exceed $25.00$).

    • Late Fee: $10.00$ (not to exceed $50.00$).

    • Final Bill Fee: $25.00$.

• Natural Gas Marketer: The resident authorizes management to act as an agent to select the natural gas marketer and enroll the resident in a standard variable price plan.

Insurance and Liability

• Renters Liability Insurance: Residents are required to maintain personal liability insurance with a minimum limit of $100,000.00$.

• Coverage Requirements: The policy must cover damage to the landlord's property from fire, smoke, explosion, water damage, or sewer backup.

• Interested Party: The owner must be listed as an "Interested Party" or "Certificate Holder" at: Solis Kennesaw, P.O. Box 660121, Dallas, TX 75266.

• Non-Compliance Fee: Failure to maintain insurance results in a monthly non-compliance fee of $25.00$.

• Liability Disclaimer: The owner is not responsible for loss of or damage to resident's personal property from fire, flood, water/pipe leaks, theft, or negligence of other residents unless required by law.

Community Policies and Prohibited Conduct

• Behavioral Standards: Loud or obnoxious behavior, disturbing others, or Disrupting business operations is prohibited.

• Prohibited Items: Candles, kerosene lamps/heaters (without approval), cooking on balconies, and glass containers in common areas are banned.

• Illegal Activities: Manufacturing, possessing, or delivering controlled substances or drug paraphernalia is a material breach. Possession of a weapon prohibited by state law or the unlawful discharge of a firearm is prohibited.

• Business Use: Conducting business is prohibited except for lawful "at home" work via computer/phone that does not involve clients visiting the unit.

• Exclusion Power: Owner may exclude guests who violate rules or disturb residents. Owner may require residents to notify them of felony convictions or sex offender status.

• Trash: Trash must be disposed of at least weekly.

• Amenities: A resident over $18$ must accompany those under $14$ in common areas. Pools and fitness centers are used at the resident's risk.

Property Maintenance, Entry, and Alterations

• Condition of Premises: Resident accepts the apartment "as is." An Inventory and Condition form must be signed and returned at move-in to note existing damage.

• Alterations: No painting, wallpapering, carpeting, or electrical changes are permitted without written consent. No stickers or large holes are allowed; a reasonable number of small nail holes for pictures are permitted.

• Repairs: Requests for repairs must be submitted through the online resident portal or in writing (except for emergencies like fire or overflowing sewage).

• Owner Entry: Owner and representatives may enter for repairs, pest control, safety inspections, or showing to prospective residents.

  • Notice: If residents are absent, the owner must leave a written notice of entry in a conspicuous place afterward.

• Locks: Keyed locks are rekeyed before move-in. Residents may not install additional locks without consent. Changing an entry door lock requires providing a key to the office.

• Smoke/CO Detectors: Residents must test regularly and replace batteries. Disabling a detector results in a liability of $100.00$ plus one month's rent.

Default and Remedies

• Default Conditions: Failure to pay rent, violating rules, abandonment, providing false application info, or illegal drug possession.

• Eviction Notice: Owner may provide a $24$-hour notice to vacate for general default or a $3$-day notice for nonpayment of rent.

• Holdover Penalty: Rent increases by $25\%$ during the holdover period. The resident is also liable for rent for the full term of a new resident whose move-in is blocked.

• Contractual Lien: All property in the apartment is subject to a contractual lien for delinquent rent to the extent allowed by law.

• Attorney's Fees: The prevailing party may recover $15\%$ attorney's fees.

Move-Out Procedures and Security Deposit Return

• Moving Out: Residents must provide written notice according to Paragraph 3 requirements. Moving out early does not release the resident from rent liability for the full term.

• Cleaning: The apartment must be thoroughly cleaned upon move-out. Owners will charge for defleaing, deodorizing, and shampooing if an animal was present.

• Inspection:

  • Owner’s Timeline: Owner must inspect and list damages within $3$ business days of vacancy.

  • Resident’s Right: Resident may inspect the damages list within $5$ business days.

• Refund Timeline: The security deposit balance must be returned within $30$ days after the owner obtains possession per O.C.G.A. \S 44-7-34.

• Surrender: Occurs when the move-out date has passed and no one is living in the unit, or all keys are returned.

• Abandonment: Occurs if the resident is in default for $5$ consecutive days, utilities are disconnected, and the resident fails to respond to a $2$-day notice.

Bed Bug and Mold Addenda

• Bed Bug Addendum: Residents represent they have inspected the unit and found no bed bugs. They must notify management within $48$ hours of move-in if pests are found.

  • Cooperation: Residents must follow all eradication protocols, including off-site disposal of infested items.

  • Liability: Residents may be responsible for treatment costs of their unit and neighboring units if they caused the infestation.

• Mold Addendum: Residents must keep the unit clean and dry to minimize mold growth.

  • Requirements: Use exhaust fans in kitchens/bathrooms; keep thermostat set to automatically circulate air if above $80^{\circ}\text{F}$; immediately report leaks.

  • Cleaning Small Areas: Federal EPA suggests cleaning non-porous surfaces with soap and water, then applying biocides like Lysol, Pine-Sol, Tilex, or Clorox Cleanup.

Animal Addendum

• No Approved Animals: The box designating "No approved animals" is checked for this lease.

• Unauthorized Animal Fees:

  • Initial Charge: $100.00$ per animal.

  • Daily Charge: $10.00$ per animal.

• Removal: Unauthorized animals must be removed within $24$ hours of notice.

• Service/Support Animals: Authorized under Fair Housing Act/HUD guidelines and do not require depoists or additional rent.

• Rules: Animals must not disturb neighbors, must be on a leash outside, and cannot enter amenity areas like pools or clubrooms. A $75.00$ fee applies per occurrence for unpicked-up pet waste.

Parking and Vehicle Regulations

• Registration: All vehicles must be registered. Only $1$ vehicle per licensed resident is permitted.

• Towing: Unauthorized vehicles (flat tires, no registration, blocking dumpsters, parked in fire lanes) will be towed at the owner's expense. Immediate towing applies to fire lane or handicapped space violations.

• Speed Limit: Community-wide speed limit is $10\,\text{m.p.h.}$.

• Prohibited: Washing vehicles, on-property repairs, or parking boats/trailers without permission is prohibited.

Satellite Dish and Package Addenda

• Satellite Dish: Residents may install $1$ dish (under $1$ meter diameter) on their exclusive-use balcony or patio.

  • Fees: A $500.00$ non-refundable fee is due prior to installation.

  • Security: An additional security deposit of $0.00$ is listed.

  • Liability: Resident must provide proof of $100,000.00$ liability insurance for the dish.

• Package Acceptance: Owner may accept packages via Luxer One locker system.

  • Storage Limit: Packages are stored for $7$ business days before being returned to sender.

  • Liability: Owner is not liable for lost, damaged, or unordered deliveries.

Lease Buy-Out and Concessions

• Buy-Out Agreement: Resident may buy out of the lease by providing a $60$-day written notice.

• Buy-Out Costs:

  • Fee: $1,992.58$ (equal to one month's rent).

  • Concession Repayment: Full repayment of the $1,500.00$ rent credit and the $2$ months of free rent (applied to September and October $2026$) is required.

• One-Time Concession: A $550.00$ one-time concession is also documented, which must be repaid if the resident defaults.

Other Legal Provisions and Miscellaneous

• Waiver of Jury Trial: Both parties agree to trial by judge, not jury, to minimize legal expenses.

• Limitation on Actions: Legal actions against management/owners must be instituted within $1$ year of the claim arising.

• Force Majeure: Performance is excused during acts of God, epidemics, war, or terrorism beyond control.

• Joint and Several Liability: All residents are collectively and individually responsible for all lease obligations.

• Sustainable Living: Guidelines suggest thermostat settings of $68^{\circ}\text{F}$ in winter and $78^{\circ}\text{F}$ in summer for energy efficiency.

• Bilt Rewards: Mention of paywithbilt.com/rpm for online payments.

• Keys Disclosed: $2$ Apartment keys, $3$ Mailbox keys, and $7$ FOBs were provided at move-in.

• Resident Setup Fee: A one-time $15.00$ resident account setup fee is assessed at move-in.