Chicago Residential Lease Agreement

CHICAGO RESIDENTIAL LEASE AGREEMENT

This Chicago Residential Lease Agreement (the “Agreement”) is made on the Agreement date stated in the Data Schedule by and between the Landlord and Tenant(s) identified there for the residential Premises stated there, located within Chicago, Illinois. If more than one Tenant signs this Agreement, all Tenants are jointly and severally liable for all obligations under this Agreement, including the full amount of Rent, regardless of any private allocation among them. For routine, non-statutory tenancy communications, Landlord may communicate with any Tenant. This sentence does not appoint one Tenant as another Tenant’s agent for service, waive any required recipient or method, or make notice to or from one Tenant effective for another where applicable law requires separate action. Statutory notices shall be served on each required person and in the manner required by applicable law. RLTO coverage is determined by the facts and Municipal Code § 5-12-020, not by the election in Data Schedule B. An erroneous, incomplete, or unchecked election does not waive or limit the RLTO. For good and valuable consideration, Landlord and Tenant agree as follows:

1. TERM

The Commencement Date and the parties’ Term of Tenancy election are stated in the Data Schedule.

No default term is created by leaving both options blank; the parties must complete one option before signing. For a Fixed Term, the fixed term begins on the Commencement Date and ends at 11:59 p.m. on the Termination Date stated in the Data Schedule. Tenant must vacate the Premises by the Termination Date unless Landlord and Tenant sign a written extension or new lease, or unless Landlord accepts Rent for a period after the Termination Date in a manner that creates a month-to-month tenancy under Illinois law. If Landlord intends not to renew this Agreement at the end of the Term, or intends to renew at a different Rent, the notice rules stated below apply. For a Month-to-Month Tenancy, this Agreement continues month to month until terminated by written notice given before the desired termination date. For Landlord’s termination of a periodic tenancy, fixed-term nonrenewal, or Rent increase, Landlord shall give at least the following written notice: thirty (30) days for occupancy under six (6) months; sixty (60) days for occupancy of at least six (6) months but not more than three (3) years; and one hundred twenty (120) days for occupancy over three (3) years, together with any longer notice required by law. Tenant shall terminate a month-to-month tenancy by at least thirty (30) days’ written notice unless a different mandatory rule applies. The longer landlord notice periods are imposed by Municipal Code § 5-12-130 and are not a contractual shortening of Tenant’s rights. Landlord shall not file an action for possession until every notice, cure, and tenant-possession period applicable to that claim has expired, including any period required by Municipal Code § 5-12-130.

2. RENT

Tenant shall pay Landlord the Monthly Rent stated in the Data Schedule, in advance on or before the Rent due day stated there, without demand, setoff, or deduction except as required by law. Acceptable forms of Rent payment (check all that apply; Landlord must make at least one method available at all times that does not require Tenant to pay a transaction fee):

☐ Personal check

☐ Cash, delivered to Landlord or Landlord’s business office at the address stated below, with receipt provided

☐ Money order

☐ Cashier’s check

☐ Electronic payment portal:

☐ Other no-fee method:

Landlord’s required no-fee Rent payment method is: If Landlord uses an electronic payment method or third-party portal that charges Tenant a transaction fee, Landlord shall also allow Tenant to pay Rent by paper check, cash delivered to Landlord or Landlord’s business office, money order, cashier’s check, or another method that does not require Tenant to pay that transaction fee, as required by Illinois law. This no-fee option must remain available throughout the Term unless another lawful no-fee method is substituted by written notice. If Tenant issues a check or other draft that is dishonored upon presentment because Tenant has no account, insufficient funds, or insufficient credit, Tenant is liable only as provided by 810 ILCS 5/3-806: twenty-five dollars ($25.00) or the documented costs and expenses of collection, whichever is greater, plus interest authorized by that statute. Landlord may recover nonlitigated collection costs above $25.00 only after the certified-mail demand, return-receipt requirement, thirty-day payment opportunity, and statutory warning required by § 3-806. This paragraph does not impose a returned-payment fee for an ACH, debit-card, credit-card, or payment-portal reversal. This Agreement does not schedule or authorize any liquidated returned-payment fee for ACH, debit-card, credit-card, or payment-portal failures. Any recovery of actual documented costs for a non-check failure requires separate lawful authority and is not created by 810 ILCS 5/3-806 or by this paragraph. After any dishonored check or draft, or any other failed Rent payment, Landlord may, by written notice, require Tenant for up to three (3) months to use one or more payment methods already selected as acceptable in this Section, provided at least one available method imposes no transaction fee on Tenant and no method requires electronic funds transfer. This payment-method control is separate from any amount recoverable under 810 ILCS 5/3-806 and creates no fee for an ACH, card, or payment-portal failure. A dishonored payment does not authorize any late charge beyond the single monthly cap in § 22 and applicable law.

3. SECURITY DEPOSIT

The Security Deposit, if any, is the numeral amount stated in the Data Schedule and is not Rent. Landlord may apply the Security Deposit only as permitted by the Chicago Residential Landlord and Tenant Ordinance (“RLTO,” Chicago Municipal Code § 5-12-080) and other applicable law, including for unpaid Rent or other lawful amounts owed, damage to the Premises beyond ordinary wear and tear, and other losses recoverable under this Agreement or applicable law.

WRITTEN RECEIPT (RLTO § 5-12-080)

Upon receiving the Security Deposit or any portion of it, Landlord shall provide a written receipt signed by the person accepting the deposit and stating the amount received, the date received, the name of the person receiving it, Landlord’s or owner’s name, the Premises or unit identification, and the name and address of the financial institution where the deposit will be held.

INTEREST ON SECURITY DEPOSIT (RLTO §§ 5-12-080 AND 5-12-081)

If Landlord holds the Security Deposit for more than six (6) months, Landlord shall pay or credit interest on each twelve-month anniversary of the date the deposit was paid, within thirty (30) days after the end of each such twelve-month rental period, at the rate published annually by the City of Chicago Comptroller for the applicable year. Interest shall be paid by cash or rent credit, as permitted by law. Landlord shall attach the current Chicago Security Deposit Interest Rate Summary/Rider when a Security Deposit is taken.

RETURN AND ITEMIZATION (RLTO § 5-12-080)

Within thirty (30) days after Tenant vacates the Premises, Landlord shall deliver to Tenant a written, itemized statement of any deductions for damage beyond ordinary wear and tear, accompanied by paid receipts or, if paid receipts are not yet available, estimates supported by paid receipts delivered within the time required by law. Within forty-five (45) days after Tenant vacates the Premises, Landlord shall return the balance of the Security Deposit plus unpaid accrued interest, except that an earlier deadline expressly imposed by applicable law controls. The RLTO and applicable Illinois security-deposit statutes apply concurrently; the stricter applicable requirement controls.

FORWARDING ADDRESS

Tenant should provide a forwarding mailing address and may provide a verified email address. Damage itemization may be emailed only if every condition of 765 ILCS 710/1 and every stricter RLTO requirement is satisfied. The Security Deposit balance and interest shall be delivered by a method permitted by applicable law. Nothing here expands a statutory no-address safe harbor.

NO WAIVER; RLTO PENALTY NOTICE

This Section does not waive any remedy provided by the RLTO, the Illinois Security Deposit Return Act, or other applicable law, including Tenant’s right under RLTO § 5-12-080 to recover two times the Security Deposit, plus interest, plus reasonable attorney’s fees and costs, for violations of the security-deposit requirements.

NO STATEWIDE CAP; STRICTER LOCAL ORDINANCES

Illinois law does not impose a statewide cap on the Security Deposit. Where the Premises is subject to a local ordinance imposing additional or stricter security-deposit requirements, the stricter requirement controls and is incorporated into this Agreement.

4. USE OF PREMISES

The Premises shall be used and occupied solely by Tenant and the following authorized occupants as a private residence:

Authorized occupants in addition to Tenant:

No other person may use or occupy the Premises as a resident for more than fourteen (14) consecutive days or thirty (30) days in any twelve (12)-month period without Landlord’s prior written consent, which shall not be unreasonably withheld and shall not be withheld for any unlawful or discriminatory reason. Transient relatives and friends who are bona fide guests of Tenant are permitted within these limits. No part of the Premises shall be used for unlawful activity, nuisance, lodging or transient occupancy, short-term rental, hotel use, or any business use that increases risk, violates law, violates insurance requirements, materially disturbs others, or involves customer/client visits, without Landlord’s prior written consent. Routine home-office activity that does not violate zoning, insurance, HOA/ condominium rules, or this Agreement is permitted. Tenant shall comply with all applicable federal, state, and local laws, ordinances, rules, and regulations affecting the cleanliness, use, occupancy, and preservation of the Premises. Nothing in this Section shall be construed or applied to limit occupancy or use in a manner that violates the federal Fair Housing Act, the Illinois Human Rights Act, the Chicago Fair Housing Ordinance, the Chicago Human Rights Ordinance, the Cook County Human Rights Ordinance, the Cook County Just Housing Amendment where applicable, or any other applicable local human-rights ordinance, including with respect to familial status, marital status, disability, source of income (including Housing Choice Vouchers and other lawful rent assistance), criminal-history screening protections, or other protected classifications.

5. CONDITION OF PREMISES

Tenant acknowledges an opportunity to inspect the Premises before signing and to complete a Move-In Condition Checklist if attached. Neither execution of this Agreement nor failure to identify a condition within seven (7) days is an admission that the Premises is clean, defect-free, or habitable, or a waiver of Landlord's duties under the implied warranty of habitability, Municipal Code §§ 5-12-070, 5-12-100, and 5-12-110, or other applicable law. Tenant should promptly report conditions requiring repair, and responsibility for each condition remains allocated by applicable law.

6. ASSIGNMENT AND SUBLETTING

(a) Subletting. As required by Chicago Municipal Code § 5-12-120, Tenant has the right to sublet the Premises. If Tenant seeks to vacate before the end of the Term or otherwise proposes a sublease, Tenant shall give Landlord reasonable advance written notice and provide the proposed subtenant’s name, contact information, proposed occupancy dates, and reasonably requested screening information. Landlord shall accept a reasonable sublease proposed by Tenant without charging additional fees or penalties, but may reject a proposed subtenant or sublease for lawful, non-discriminatory reasons that make the proposal unreasonable. Landlord shall not charge Tenant an additional fee or penalty for a reasonable sublease. Landlord may use ordinary, lawful, and nondiscriminatory screening criteria when evaluating a proposed subtenant. Unless Landlord and Tenant agree in writing to a release, Tenant remains responsible for performance of this Agreement, including Rent and damage caused by the subtenant, to the extent permitted by law. (b) Assignment and License. Tenant shall not assign this Agreement or grant any license to use the Premises without Landlord’s prior written consent, which Landlord may withhold for any lawful, non-discriminatory reason unless applicable law provides otherwise. Landlord’s consent to one assignment or license is not consent to any later assignment or license. Any unauthorized assignment, sublease, or license is voidable by Landlord and constitutes a material default, subject to any notice and cure rights required by applicable law.

7. ALTERATIONS AND IMPROVEMENTS

Tenant shall make no alterations, installations, additions, or improvements to the Premises without Landlord’s prior written consent, except as required by applicable fair-housing or disability-accommodation law. Landlord may condition consent on lawful requirements, including professional installation, permits, lien-free work, restoration at move-out, and proof of insurance where appropriate. Unless otherwise provided by written agreement or applicable law, any Tenant alterations, installations, additions, or improvements become Landlord’s property and remain on the Premises at expiration or earlier termination of this Agreement.

8. NON-DELIVERY OF POSSESSION

If Landlord fails to deliver possession of the Premises on the Commencement Date, Rent abates until lawful possession is delivered. If the Premises is subject to the RLTO, Tenant may exercise every termination, performance, possession, damages, substitute-housing, or other remedy available under the RLTO without waiting through a lease-imposed delivery period. If Tenant terminates, Landlord shall promptly return all prepaid Rent and the Security Deposit, subject only to deductions expressly permitted by law. Only if the Premises is lawfully outside the RLTO under Municipal Code § 5-12-020, Landlord shall have thirty (30) days from the Commencement Date, or the shorter period stated here: days, to deliver possession; if possession is delivered within that period, Rent begins on the delivery date and is prorated for a partial month, and if possession is not delivered, either party may terminate by written notice. Liability for nondelivery is determined by applicable law; this Agreement does not limit it.

9. HAZARDOUS MATERIALS

Tenant shall not store or use explosives, flammable materials, hazardous substances, illegal drugs, or other items that unreasonably increase fire, environmental, safety, or insurance risk, except ordinary household products used and stored in customary quantities and in accordance with law. Smoking, vaping, cannabis cultivation, and open-flame devices are prohibited unless expressly allowed in a written addendum. Nothing in this Section prohibits lawful possession that Landlord may not lawfully restrict. Any cannabis smoking, vaping, cultivation, or other use is governed by the selected smoking/cannabis addendum and applicable law. Tenant remains responsible for resulting damage, nuisance, or odor.

10. UTILITIES

Utilities and services shall be arranged and paid as follows. Tenant shall maintain continuous utility service for all utilities Tenant is responsible for during the Term, except to the extent interrupted by utility-provider outage or other causes beyond Tenant’s control. Landlord shall not shut off, interrupt, or fail to provide essential services except as permitted by law, and nothing in this Agreement limits Tenant’s remedies for essential-services failures under Municipal Code § 5-12-110. If heat for the Premises is individually metered and Tenant will pay the utility supplier directly, Landlord shall, before accepting application money or entering into this Agreement, provide the City-approved disclosure and obtain the signed receipt required by Municipal Code chapter 5-16 and City rules. The disclosure must state that Tenant pays heat and must provide the projected annual cost and projected average monthly cost derived as the City rules require. Shared, allocated, or submetered utility charges may be imposed only if separately lawful and fully described below. Landlord shall comply with applicable minimum-heat and essential-services requirements. If any utility is submetered or allocated (RUBS or similar), the method of allocation shall be:

Any Tenant payment for utility service supplied to areas outside the Premises or measured through a master or building meter must comply with the Rental Property Utility Service Act, 765 ILCS 735, including applicable written-statement, formula-disclosure, and billing-record requirements. Landlord shall provide the statements and copies of bills required by that Act. Separately billed charges shall be billed to Tenant as follows:

UTILITY / SERVICE RESPONSIBILITY

11. MAINTENANCE AND REPAIR; RULES

Tenant shall keep the Premises clean and sanitary, use fixtures and systems properly, promptly notify Landlord of needed repairs, and be responsible for damage caused by Tenant, occupants, guests, invitees, pets, or Tenant’s failure to comply with this Agreement. Landlord remains responsible for repairs and maintenance that are Landlord’s responsibility under this Agreement, the implied warranty of habitability, building and housing codes, Chicago Municipal Code §§ 5-12-070 and 5-12-110, and applicable Illinois law, including structural, roof, electrical, plumbing, heating, and other systems components not damaged by Tenant or Tenant’s guests, ordinary wear and tear, and casualty not caused by Tenant or Tenant’s guests. Without limiting the generality of the foregoing, Tenant shall comply with the following duties:

(a) Not obstruct driveways, sidewalks, courts, entryways, stairs, or halls, which shall be used for ingress and egress only; (b) Keep windows, glass, window treatments, doors, locks, hardware, accessible filters, and plumbing fixtures reasonably clean, use them properly, and pay for repair of damage caused by Tenant, occupants, or guests. Landlord remains responsible for ordinary wear, code compliance, building systems, and repairs imposed on Landlord by law; (c) Not obstruct windows or doors, except by ordinary interior window treatments such as curtains, blinds, or shades that do not block required egress; (d) Not leave windows or doors in an open position during any inclement weather; (e) Not hang laundry, clothing, sheets, or similar items from any window, railing, porch, or balcony, except in areas designated by Landlord or by HOA/condominium rules; (f) Not install or alter locks without Landlord’s prior written consent, except when the Illinois Safe Homes Act or other applicable law permits or requires a lock change; (g) Keep accessible air conditioning filters reasonably clean; (h) Use lavatories, sinks, toilets, and other water and plumbing apparatus only for their intended purposes; Tenant shall not allow sweepings, rubbish, sand, rags, ashes, or other substances to be deposited therein, and shall pay for damage or stopped plumbing caused by misuse; (i) Together with occupants, guests, and invitees, maintain order in and around the Premises and not make or permit loud, improper, or unreasonable noise that disturbs neighbors or other residents; (j) Keep televisions, stereos, speakers, gaming systems, and other audio/video equipment at a sound level that does not unreasonably annoy or interfere with neighbors or other residents; (k) Deposit all trash, garbage, rubbish, and refuse in the locations provided and not allow trash or refuse to be deposited or remain on the exterior of any building or within the common elements; and (l) Comply with all lawful, reasonable, and non-discriminatory rules and regulations adopted by any condominium or homeowners’ association having control over the Premises or common areas, provided that any such rules delivered after the Commencement Date shall not materially change the economic terms of this Agreement unless Tenant agrees in writing. Nothing in this Agreement waives Tenant’s rights or remedies under RLTO § 5-12-110, including repair-and-deduct, rent withholding, termination, damages, essential-services remedies, and attorney-fee remedies where available, or under the Illinois Residential Tenants’ Right to Repair Act, 765 ILCS 742, including statutory notice, eligibility, dollar limits, and procedural requirements. Nothing in these duties transfers Landlord’s responsibility for capital repairs, hardwired or building systems, or other nonwaivable maintenance.

12. INSURANCE

Landlord, Landlord’s agent or manager, and the applicable Condominium or Homeowners’ Association are not responsible for insuring Tenant’s or Tenant’s permitted visitors’ personal property, vehicles, relocation costs, or liability unless required by law.

RENTER’S INSURANCE (CHECK ONE)

☐ Recommended only. Tenant is strongly encouraged to obtain renter’s insurance. ☐ Required. Tenant shall obtain and maintain throughout the Term a renter’s insurance policy with personal-property coverage of at least $ and personal-liability coverage of at least $ (suggested minimum if Landlord requires coverage: $100,000 personal liability, unless a different lawful amount is inserted), naming Landlord as an additional interest (notice-only). If “Required” is selected, Tenant shall provide proof before receiving possession, unless Landlord gives a written extension or applicable law requires an accommodation. Failure to obtain or maintain coverage is subject to every notice and cure right required by law. Tenant shall not engage in conduct or permit conditions caused by Tenant, occupants, guests, invitees, pets, or Tenant’s property that cause cancellation of Landlord’s insurance or an increase in premium. Tenant shall be responsible for premium increases or losses caused by Tenant’s breach, to the extent permitted by law.

13. DAMAGE TO PREMISES

If fire or casualty causes material noncompliance with this Agreement or applicable habitability law, and the damage was not caused by the deliberate or negligent act or omission of Tenant, Tenant’s household, or a person on the Premises with Tenant’s consent, Tenant may exercise every option provided by Municipal Code § 5-12-110. Tenant may immediately vacate and notify Landlord in writing within fourteen (14) days after vacating of Tenant’s intention to terminate, in which event termination and Rent accounting are effective as the RLTO provides; if continued occupancy is lawful, Tenant may vacate the unusable part and Rent is reduced in proportion to the reduction in fair rental value; or Tenant may remain while Landlord diligently restores the Premises and exercise any further statutory remedy if work is not carried out diligently or within a reasonable time. Landlord retains any lawful right to terminate when restoration is impracticable. The Security Deposit, interest, and prepaid Rent shall be returned within the time and subject only to deductions allowed by law. The specific procedures, notice contents, and timing in Municipal Code § 5-12-110 control over this summary.

14. LANDLORD ENTRY / INSPECTION OF PREMISES

Landlord and Landlord’s agents may enter the Premises only as permitted by Chicago Municipal Code § 5-12-050 and other applicable law. Except for an emergency, practical necessity when unexpected repairs or maintenance elsewhere in the building require access, Tenant’s contemporaneous consent, abandonment or surrender, court order, or another exception permitted by Municipal Code § 5-12-050, Landlord shall give Tenant at least two (2) days’ advance notice of intent to enter. A Tenant request for repair or service does not eliminate advance notice unless Tenant consents or the circumstances fall within a lawful exception. If Landlord enters without advance notice because of an emergency or practical necessity, Landlord shall notify Tenant of the entry within two (2) days afterward. Notice may be given by mail, telephone, written notice, or other reasonable means permitted by the RLTO and applicable law. Entry shall be at reasonable times. Entry between 8:00 a.m. and 8:00 p.m. is presumed reasonable under the RLTO. Permitted purposes include inspecting the Premises, making necessary or agreed repairs, decorations, alterations, or improvements, supplying necessary or agreed services, showing the Premises to prospective or actual purchasers, mortgagees, workers, contractors, appraisers, insurers, or tenants, or as otherwise allowed by law. Landlord shall not abuse the right of access or use it to harass Tenant. Landlord may post “For Sale,” “For Rent,” or “Vacancy” signs within sixty (60) days before expiration of the Term, unless applicable law requires otherwise.

15. SUBORDINATION OF LEASE

This Agreement and Tenant’s interest are subordinate to mortgages, deeds of trust, liens, and encumbrances now or later placed on the Premises, and to renewals, modifications, and extensions of them, except to the extent a lender or applicable law provides otherwise. Tenant shall sign a commercially reasonable subordination, non-disturbance, or attornment document requested by Landlord or lender, provided it does not materially increase Tenant’s obligations or reduce Tenant’s possessory rights except as permitted by law.

16. TENANT’S HOLDOVER

If Tenant remains in possession after the Termination Date with Landlord's written consent, the tenancy will be month-to-month unless otherwise agreed in writing. Holdover monthly Rent will be the numeral amount stated in the Data Schedule, or the lawful amount stated in Landlord's written consent. If Tenant remains in possession without Landlord's consent after this Agreement ends, Tenant is a holdover occupant, and Landlord may recover possession and damages as permitted by Illinois law and the RLTO. Acceptance of money after expiration has the effect provided by applicable law; this Agreement does not prevent a periodic tenancy from arising by operation of law.

17. SURRENDER OF PREMISES

At the end of the tenancy, Tenant shall vacate and surrender the Premises, remove Tenant’s personal property, return all keys and access devices, remove trash, and leave the Premises in substantially the same condition as at commencement, ordinary wear and tear and casualty not caused by Tenant excepted. Tenant remains liable for damage beyond ordinary wear and tear and for cleaning, trash removal, lock/access-device replacement, and other lawful charges caused by Tenant’s failure to surrender as required.

18. ANIMALS

Select one:

☐ No pets are permitted without Landlord’s prior written consent.

☐ Tenant may keep the following approved pet(s): , subject to the Pet Addendum.

PET CHARGES, IF ANY

Any non-refundable fee is not a security deposit and will not be held as security for performance. Any refundable pet deposit or other refundable amount held as security for Tenant’s performance will be handled as a security deposit under RLTO § 5-12-080 and other applicable law, including account, receipt, interest, return, and remedy requirements. This Section does not apply to service animals, assistance animals, emotional-support animals, or reasonable accommodations required by the federal Fair Housing Act, the Americans with Disabilities Act where applicable, the Illinois Human Rights Act, the Chicago Fair Housing Ordinance, or local law. Pet rent, pet fees, pet deposits, breed/size restrictions, and pet prohibitions do not apply to approved assistance animals except to the extent permitted by law. Landlord may request reliable documentation only when permitted by applicable fair-housing guidance and shall process accommodation requests in a lawful, non-discriminatory manner. Tenant remains responsible for actual damage caused by any animal to the extent permitted by law.

19. QUIET ENJOYMENT

Tenant shall peacefully and quietly have, hold, and enjoy the Premises for the Term, subject to this Agreement and applicable law. Nothing in this Section limits Landlord’s lawful remedies for Tenant default or Tenant’s non-waivable rights under the RLTO or other applicable law.

20. INDEMNIFICATION

Tenant is responsible, to the extent permitted by law, for actual loss or damage proximately caused by Tenant’s breach or by the negligent, willful, or unlawful acts or omissions of Tenant, occupants, guests, invitees, pets, or Tenant’s agents. Tenant has no duty to defend Landlord and is not responsible for Landlord’s negligence, willful misconduct, violation of law, breach of this Agreement, or nonwaivable duties. Attorney’s fees are recoverable only as stated in § 24.

21. DEFAULT

(a) Nonpayment of Rent. If Tenant fails to pay Rent when due, Landlord may serve a written demand for payment in accordance with Municipal Code § 5-12-130 and 735 ILCS 5/9-209. If Tenant does not pay the full amount demanded within the statutory notice period, Landlord may terminate the tenancy and pursue possession and other remedies as permitted by Illinois law and the RLTO. If Tenant pays the full amount of Rent due, plus any court costs and sheriff’s fees actually paid by Landlord, before entry of judgment, Tenant is entitled to dismissal of the eviction action as provided by Municipal Code § 5-12-130, subject to statutory limits. Any nonpayment demand must contain the language then required by 735 ILCS 5/9-209 and Municipal Code § 5-12-130, including any required full-payment or tender warning, and must be served by a method authorized for that demand. This Agreement does not authorize a shortened cure period or a nonstatutory form of demand. (b) Material breach other than Rent. If Tenant materially defaults under this Agreement other than by nonpayment of Rent, Landlord may serve written notice identifying the default and may terminate the tenancy only after the notice period and process required by Illinois law and the RLTO, including Municipal Code § 5-12-130 and 735 ILCS 5/9-210 where applicable, and any longer period required by local, federal, or subsidized-housing law. Where applicable law gives Tenant a right to cure, Landlord shall provide the required cure opportunity. (c) Remedies; mitigation; acceptance of rent. Landlord may recover unpaid Rent, lawful charges, possession, damages, costs, and other remedies available under this Agreement and applicable law, subject to Landlord’s duty to mitigate damages and any limits imposed by Illinois law or the RLTO. Acceptance of Rent after a default may waive Landlord’s right to terminate for that default unless Landlord expressly reserves rights in writing as permitted by Municipal Code § 5-12-130 and other applicable law. Nothing in this Agreement permits lockout, utility shutoff, seizure of personal property, or other self-help eviction prohibited by RLTO § 5-12-160. Each statutory notice must contain the language and be served on the persons and by the method then required by law. Landlord shall not file an action for possession until every notice, cure, and tenant-possession period applicable to that claim has expired, including any period required by Municipal Code § 5-12-130. If the Premises is a “covered property” under the federal CARES Act, Landlord shall provide every thirty-day notice to vacate required by 15 U.S.C. § 9058 before filing for possession for nonpayment, in addition to any state or local notice.

22. LATE CHARGE

If Rent is not received by Landlord under the late-charge terms, if any, stated in the Data Schedule, Tenant shall pay a late fee only to the extent permitted by Chicago Municipal Code § 5-12-140. The late fee for any month shall not exceed $10.00 for the first $500.00 of monthly Rent plus five percent (5%) of the amount of monthly Rent in excess of $500.00. No other late fee, penalty, administrative charge, or similar charge may be imposed for late Rent except to the extent permitted by applicable law. Only one late fee may be assessed for any month, never to exceed the Municipal Code § 5-12-140 cap. No daily or repetitive late fee is permitted. Late fees are intended to compensate Landlord for administrative costs and inconvenience and are not a penalty. No late fee will be charged to the extent prohibited by applicable state or local law. If any stricter cap or prohibition applies, the stricter rule controls.

23. ABANDONMENT

If Landlord reasonably believes Tenant has abandoned the Premises, Landlord may take possession, secure the Premises, relet, and handle personal property only as permitted by Illinois law, Municipal Code § 5-12-130, RLTO § 5-12-160, and any other applicable local ordinance. Landlord may consider factors such as unpaid Rent, apparent vacancy, removal of substantial personal property, discontinued utilities, returned keys, written statements by Tenant, and other objective evidence. Landlord shall not use lockout, utility shutoff, personal-property seizure, or other self-help in violation of law. Tenant remains liable for Rent and damages through the date of surrender, reletting, or termination as permitted by law, subject to Landlord’s duty to mitigate. Landlord shall provide any notice and storage of abandoned personal property required by applicable law before disposal.

24. ATTORNEYS’ FEES

Attorney’s fees and costs may be recovered only to the extent awarded by a court, provided by applicable statute or ordinance, or otherwise permitted by law. Nothing in this paragraph limits any attorney-fee right Tenant may have under the RLTO, including statutory fee rights under RLTO §§ 5-12-080, 5-12-110, 5-12-150, 5-12-160, or any other applicable statute, ordinance, or court rule.

25. RECORDING OF AGREEMENT

Tenant shall not record this Agreement or any memorandum of this Agreement without Landlord’s prior written consent, except as required by law. If Tenant records this Agreement without Landlord’s consent or legal authority, Landlord may require Tenant to execute and record a lawful release or corrective instrument and may pursue other lawful remedies after any notice and cure required by law. Recording alone is not deemed incurable.

26. GOVERNING LAW

This Agreement is governed by and construed under the laws of the State of Illinois and the Chicago Residential Landlord and Tenant Ordinance, Chicago Municipal Code Chapter 5-12, without regard to conflict-of-law principles. For any covered Chicago dwelling unit, non-waivable RLTO rights and remedies control over any inconsistent lease provision.

27. SEVERABILITY

If any provision of this Agreement or its application is, for any reason and to any extent, held invalid or unenforceable, the remainder of this Agreement and the application of that provision to other persons, entities, or circumstances shall not be affected and shall be enforced to the maximum extent permitted by law.

28. BINDING EFFECT

This Agreement binds and benefits the parties and their permitted heirs, legal representatives, successors, and assigns, subject to the assignment and subletting restrictions in this Agreement.

29. DESCRIPTIVE HEADINGS

The descriptive headings used in this Agreement are for convenience of reference only and shall not affect the rights or obligations of Landlord or Tenant.

30. CONSTRUCTION

Words in the singular include the plural, and words in the plural include the singular, as the context requires. References to a person include individuals and legal entities. Pronouns are intended to be gender-neutral and inclusive.

31. NON-WAIVER

No failure by Landlord or Tenant to enforce any provision of this Agreement is a waiver of that provision or of any later breach, except to the extent applicable law provides otherwise. Acceptance of Rent after a default may waive Landlord’s right to terminate for that default unless Landlord expressly reserves rights in writing as permitted by Municipal Code § 5-12-130 and other applicable law. No agreement, lease clause, addendum, or course of conduct waives or limits Tenant’s non-waivable rights or remedies under the RLTO, including RLTO § 5-12-140.

32. MODIFICATION

This Agreement, together with every completed schedule, selected addendum, and legally required attachment delivered with it, contains the parties’ entire agreement. A mandatory statutory form or notice controls to the extent required by law. This Agreement may be modified only by a written amendment signed by Landlord and Tenant. Electronic signatures and electronic records may be used to the extent permitted by applicable law.

33. NOTICE

Notices under this Agreement must be in writing and may be delivered by personal delivery, U.S. mail, certified mail, telephone where the RLTO allows telephone notice for entry, or another method permitted by applicable law. Posting on the Premises is effective only when permitted by applicable law. EMAIL ELECTION — CHECK EXACTLY ONE:
☐ Courtesy only. Email is a courtesy copy and is not operative notice.
☐ Ordinary contractual notices. Email to the designated notice address is operative only for a routine contractual notice for which no law requires another recipient, form, timing, or delivery method. It is effective when sent unless the sender receives a bounce-back, delivery-failure, or out-of-service notice. Each party shall keep its designated email current by written notice served through a non-email method or successfully delivered to both the old and new email addresses. If neither box is checked, email is courtesy only and is not operative notice. No email election authorizes email or text as a substitute for any method required by statute, ordinance, or federal rule. Regardless of election, email or text alone is not sufficient for: (i) an eviction demand, notice to quit, nonpayment notice, or breach notice governed by 735 ILCS 5/9-209 through 9-211 or the RLTO; (ii) a Chicago termination, nonrenewal, or Rent-increase notice unless counsel has confirmed that the then-current ordinance and proof requirements permit electronic service; (iii) Security Deposit itemization or return except when every condition of 765 ILCS 710/1 and every stricter RLTO requirement is satisfied; (iv) a lead-based-paint, CARES Act, VAWA, subsidized-housing, or other federal notice with prescribed delivery or consent requirements; or (v) any disclosure or notice requiring an official form, attachment, personal service, posting, or certified or registered mail. Statutory notices shall be served independently by every required method.

For any Landlord notice of termination, nonrenewal, or Rent increase, Landlord shall provide at least the notice required by Municipal Code § 5-12-130: thirty (30) days for occupancy under six (6) months; sixty (60) days for occupancy of at least six (6) months but not more than three (3) years; and one hundred twenty (120) days for occupancy over three (3) years. Eviction notices for nonpayment or other breach must satisfy Municipal Code § 5-12-130, 735 ILCS 5/9-209, 735 ILCS 5/9-210, and any other applicable content and service rules. Landlord and Tenant may change their notice address by written notice to the other party. Landlord and Tenant contact information for notices and ordinary communications is stated in Data Schedule D.

34. ADDITIONAL PROVISIONS; STATUTORY DISCLOSURES AND ADDENDA

Landlord makes the following disclosures, which are required by Chicago, Illinois, federal, or local law where the indicated trigger applies. Where a disclosure or official summary is required, the current official form or City/state-issued document must be completed, attached, and signed or acknowledged in the manner that statute or ordinance requires. Signing this Agreement does not replace any separate receipt, signature, initial, or page-by-page acknowledgment required on an official disclosure or summary. Packet assembly certification. A blank box does not excuse a legally required attachment. Before execution, Landlord shall confirm each applicable item:
☐ Current official City of Chicago RLTO Summary attached to every RLTO-covered written lease or renewal.
☐ Official IDHR Summary of Rights for Safer Homes placed before the lease cover as the first page(s) of every written residential lease or renewal executed on or after January 1, 2026, with each Tenant acknowledging the bottom of each page. For every execution of this Agreement, the official Summary shall be ahead of the lease cover, summary table, and all other lease pages. A mid-packet exhibit or checklist reference does not comply.
☐ Current official City security-deposit interest-rate material attached when a Security Deposit is taken.
☐ Current City bed-bug brochure delivered.
☐ City-approved heat-cost disclosure and signed receipt delivered when Municipal Code chapter 5-16 applies.
☐ Current substantially similar, signed Illinois flood disclosure attached when 765 ILCS 705/25 applies.
☐ IEMA Radon Guide, qualifying records, and statutory radon disclosure attached when 420 ILCS 46/26 applies.
☐ Chicago Required Disclosures completed and attached (Addendum D): owner/manager and service-of-process agent under Municipal Code § 5-12-090; code-citation, pending-proceeding, and utility-termination disclosures under § 5-12-100; foreclosure notice under § 5-12-095 when triggered; and the separate § 5-12-140 notice of different termination periods.
☐ Recycling information attached when required for the building.
☐ Separate federal lead-based-paint disclosure and EPA pamphlet attached when applicable.
Other selected or property-triggered addenda:
☐ Smoke Detector / Carbon Monoxide Alarm Acknowledgment
☐ Move-In Condition Checklist
☐ Pet Addendum
☐ Renter’s Insurance Addendum
☐ Condominium/Homeowners’ Association Rules
☐ Housing Choice Voucher / HAP Contract / HUD Tenancy Addendum, if applicable
☐ Other:
Additional property-specific terms, if any:

OWNER / MANAGER / AUTHORIZED AGENT DISCLOSURE

The person authorized to manage the Premises and receive notices, demands, and service of process for Landlord is:

Name

Address

Telephone Email

Owner of record or authorized representative, if different

HEAT COST DISCLOSURE

If heat for the Premises is individually metered and Tenant will pay the utility supplier directly, Landlord shall, before accepting application money or entering into this Agreement, provide the City-approved disclosure and obtain the prescribed signed receipt. The disclosure must state that Tenant pays heat and provide the projected annual cost and projected average monthly cost derived as City rules require.

SAFE HOMES ACT / DOMESTIC AND SEXUAL VIOLENCE — EARLY TERMINATION A qualifying tenant or household member may invoke the Illinois Safe Homes Act, 765 ILCS 750. For a credible imminent threat of domestic or sexual violence, written notice may be given before vacating or within three (3) days after vacating. A separate sexual-violence pathway has distinct timing and third-party evidence rules, including the statute’s occurrence window. Landlord shall not demand documentation beyond the applicable statutory pathway, shall comply with lock-change and confidentiality duties, and shall not retaliate. The Act and the official Summary of Rights for Safer Homes control over this summary.

HOUSING CHOICE VOUCHER / GOVERNMENT-ASSISTED RENT Landlord acknowledges that source of income, including Housing Choice Vouchers (Section 8) and other government rent-assistance programs, is a protected characteristic under the Chicago Fair Housing Ordinance, the Cook County Human Rights Ordinance, and the Illinois Human Rights Act. If Tenant pays Rent in whole or part through a Housing Choice Voucher or similar government program, the executed Housing Assistance Payments (HAP) contract and any required tenancy addendum, including HUD Form 52641-A where applicable, control over any inconsistent provision of this Agreement.

SERVICEMEMBERS CIVIL RELIEF ACT Nothing in this Agreement limits any early-termination, stay, or other right available to a qualifying servicemember or dependent under the federal Servicemembers Civil Relief Act. If SCRA termination rights are exercised, the Act’s notice and effective-date rules control.

NON-RETALIATION Landlord shall not retaliate against Tenant for exercising rights protected by applicable law, including making good-faith complaints, seeking assistance, requesting repairs, exercising rights under the Safe Homes Act or Summary of Rights for Safer Homes Act, organizing tenants, or taking other protected actions. Nothing in this Agreement limits Landlord’s right to enforce this Agreement for lawful, non-retaliatory reasons.

RADON — 420 ILCS 46/26 When 420 ILCS 46/26 applies, Landlord shall provide each prospective Tenant, at the time required by the statute and before Tenant is obligated under this Agreement, the current IEMA “Radon Guide for Tenants,” copies of qualifying radon records or reports, and the completed statutory “Disclosure of Information on Radon Hazards to Tenants” form. Tenant retains every testing and termination right provided by § 26, including the initial testing process and any extended remedy for Landlord’s failure to provide required documents. Any statutory exclusion, including an applicable story-level exclusion under 420 ILCS 46/20, must be factually confirmed. ☐ Required radon packet attached. ☐ Statutory exclusion confirmed: An exclusion box may be used only after factual confirmation that 420 ILCS 46/20 actually excludes the dwelling unit. An incorrect, incomplete, or unchecked exclusion does not waive Tenant’s rights or Landlord’s duties under § 26.

CHICAGO TENANT REMEDIES / ESSENTIAL SERVICES Nothing in this Agreement waives or limits Tenant’s remedies under the RLTO, including remedies for landlord failure to maintain the Premises, material noncompliance, minor defects, essential-services failures, unlawful entry, lockout/self-help eviction, retaliation, security-deposit violations, or prohibited lease terms. Depending on the violation and required statutory notice, Tenant may have rights to terminate, withhold rent, repair and deduct, procure substitute housing, recover damages, recover attorney’s fees, or obtain other relief as provided by the RLTO and applicable law.

RENT INCREASES / RENEWAL PRICING Any Landlord notice of a Rent increase or renewal at a different Rent must be in writing and must comply with Municipal Code § 5-12-130: thirty (30) days for occupancy under six (6) months; sixty (60) days for occupancy of at least six (6) months but not more than three (3) years; and one hundred twenty (120) days for occupancy over three (3) years, together with any longer notice required by applicable law.

Rent concessions. No rent concession is reflected in this form. If a rent concession is granted at or after the making of this Agreement, Landlord must cause this lease to bear the legend and memorandum required by the Illinois Rent Concession Act (765 ILCS 730). For concessions known at signing, use PublicLegal form PL-CHI-RL01-C (Concession Granted), which bears the required face legend and memorandum. Landlord shall attach the current official City of Chicago RLTO Summary (available at chicago.gov/landlords) to this Agreement as required by Municipal Code § 5-12-170.

35. FAIR HOUSING / EQUAL HOUSING COMPLIANCE

Landlord and Tenant shall comply with the federal Fair Housing Act, the Illinois Human Rights Act, and applicable local fair-housing laws. Nothing in this Agreement authorizes discrimination, harassment, retaliation, refusal of a reasonable accommodation, or refusal of a reasonable modification where required by law.

36. SMOKE DETECTOR / CARBON MONOXIDE ALARM ACKNOWLEDGMENT

Pursuant to the Illinois Smoke Detector Act (425 ILCS 60), the Carbon Monoxide Alarm Detector Act (430 ILCS 135), and applicable local law, Landlord represents that the Premises is equipped with operational smoke detectors and, where required by law, carbon monoxide alarms. Tenant acknowledges receipt and operational testing of these devices at move-in:

Landlord shall install all smoke detectors and carbon monoxide alarms required by law and shall provide operating batteries at the beginning of Tenant’s possession. Landlord shall provide the written testing and maintenance information required by law to at least one adult Tenant in the unit. After possession, Tenant shall test and maintain devices, replace batteries to the extent assigned to Tenant by the applicable Act, refrain from disabling any device, and promptly notify Landlord in writing of a missing or malfunctioning device. Landlord remains responsible for replacement, repair, hardwired power, and every other owner duty imposed by law. Any battery-powered smoke alarm installed or replaced must use a self-contained long-term sealed battery where then required by 425 ILCS 60/3. Property-specific instructions consistent with law: .

37. MITIGATION OF DAMAGES

If Tenant breaches this Agreement and Landlord recovers possession of the Premises before the natural expiration of the Term, Landlord shall make reasonable efforts to mitigate damages by reletting the Premises, consistent with Landlord’s obligations under 735 ILCS 5/9-213.1. Landlord’s mitigation efforts shall not be deemed an acceptance of Tenant’s surrender of the Premises or a waiver of Tenant’s continuing liability for Rent, damages, or lawful charges.

38. SEX OFFENDER REGISTRY NOTICE

Information about registered sex offenders is available from the Illinois State Police Sex Offender Registry at https://isp.illinois.gov/Sor. Landlord has not independently verified the registry status of any person residing in or near the Premises. This notice is informational only, is not a representation about any person or neighborhood, and does not alter either party’s duties under fair-housing or other law.

39. COUNTERPARTS; ELECTRONIC SIGNATURES

This Agreement may be executed in counterparts, each of which is deemed an original and all of which together constitute one instrument. Signatures delivered by electronic means, including DocuSign, Adobe Sign, PDF, or another commercially reasonable e-signature platform, have the same force and effect as original signatures to the extent permitted by the Illinois Uniform Electronic Transactions Act and the federal ESIGN Act.

40. CHICAGO RLTO / LOCAL LAW CONFIRMATION

This Agreement is intended for residential Premises located within Chicago, Illinois. RLTO coverage is governed by the front-matter disclosure, Municipal Code § 5-12-020, and the actual facts; no checkbox creates an exclusion or waiver. Chicago RLTO requirements, required disclosures, and nonwaivable tenant rights are incorporated into this Agreement. Any additional county, state, federal, condominium, homeowners’ association, or subsidized-housing addendum required for the Premises must be attached and controls over inconsistent terms to the extent required by law.

41. PROTECTED RIGHTS / ILLINOIS-SPECIFIC PROTECTED STATUSES

Nothing in this Agreement waives or limits rights under applicable federal, Illinois, or local law relating to military status, unfavorable military discharge, order-of-protection status, marital status, sexual orientation, gender identity, ancestry, familial status, disability, source-of-income protections where applicable, pregnancy, arrest record in housing, or other protected classes or statuses.

42. CRIME-FREE / NUISANCE ADDENDA (NOT INCLUDED)

No crime-free, nuisance, or similar addendum is included as a default Chicago lease term. Any such addendum must be reviewed by Chicago counsel before use and must comply with the Illinois Safe Homes Act, the Illinois Human Rights Act, the federal Fair Housing Act, the Chicago Fair Housing Ordinance, the RLTO, VAWA where applicable, and any limits on penalizing tenants or household members for being victims of domestic violence, sexual violence, dating violence, stalking, trafficking, or other protected circumstances.

EXECUTION

The parties have executed this Agreement and agree to be bound by its terms as of the Agreement date stated in the Data Schedule.