2395 W. Washington St.

Suite 106

West Bend, WI. 53095

Professional property management and carpet cleaning services

Stern Properties, LLC

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OFFICE: 262-338-8884

Fax:  262-346-8169


RESIDENTIAL LEASE     (SAMPLE)                                                                                                             


It is mutually agreed by and between LESSOR, Lessor, and LESSEE Lessee, jointly and severally, that Lessor does hereby lease to Lessee the following described premises in the State of Wisconsin  ADDRESS FOR RENT for the term and rent described above.  First months rent is due and payable on the first day of DATE OF MOVE-IN and the entire monthly rent shall be paid on or before the first day of each month thereafter. If this is a month-to-month lease or if by operation of the terms hereof a month-to-month tenancy is created hereunder, Lessee agrees not to vacate the premises during the months of November, December, January and February; (for example, if notice is given September 2nd, you will be liable for rent thru February of that next year) if Lessee vacates in violation hereof, Lessee shall pay for any rent loss, costs of re-renting and utility costs during those months or for the balance of the Lease, whichever is longer.




There shall be no more than    0  adults and  0  children living in the premises during Lessee's tenancy.   $__200.00___/ month additional rent per extra unauthorized person or per animal.



Place of


Payments hereunder are to be made to: ”OWNER” and sent or delivered to: C/O Stern Properties, LLC 2395 W. Washington St. Suite #106  West Bend, WI. 53095 Lessor’s business address, or such other place as Lessor shall designate in writing. All notices and papers for Lessor shall be sent to the same address. 



Heat & Utilities

Lessee is to furnish heat at his/her expense.  If Lessee is responsible for furnishing heat, Lessee agrees to maintain a reasonable amount of heat in cold weather to prevent damage to water pipes, etc. Should any damage occur because of Lessee's failure here under, Lessee shall be held responsible for damage. Lessees are responsible for their own gas and electric bills;     Lessee shall pay municipal sewer, water, and service charges which may be separately metered, if not, they shall be prorated by the number of units in the building.  Municipal charges shall be considered as rent.







The renewal of the ORIGINAL TERM of this lease is not automatic, and tenancy beyond the original term shall be on a month-to-month basis under the provisions and conditions of this lease.  UNDER ANY CIRCUMSTANCES, Lessee must give and Lessor must receive a SIGNED, WRITTEN notice of termination of tenancy AT LEAST 60 DAYS prior to the last day of Lessee’s final month of tenancy or this lease shall continue as a month-to-month tenancy.  The day of delivery of notice to Lessor shall be counted as part of the notice period. For example: If notice is submitted on August 2nd, the 60 day notice will not go into effect until September 1st, and move-out will be October 31st) WRITTEN notice must be SIGNED.  E-mail does not constitute legal notice.  The term of this lease may be shortened in the even the premises are sold if the new owner provides Lessee at least 60 days notice of termination of tenancy.



Security Deposit

Lessee agrees that the security deposit in the amount set forth above shall be held by Lessor and may be commingled with Lessor's operating funds: Lessee waives interest on security deposit and on any pre-paid rent.  THE SECURITY DEPOSIT IS NOT RENT and Lessee may not use it as rent, but is a deposit which will be returned to Lessee after he/she surrenders the premises and returns all keys to Lessor; premises must be left in clean condition and ready for the next occupant.  By "clean condition and ready for the next occupant" is meant clean and the better of: (1) the condition of the premises when turned over to Lessee, or (2) the condition of the premises following the completion of any work performed by either party to improve the premises (normal wear and tear excepted). Lessee agrees to the assignment of security deposit to new Owner in the event of the sale of the property. All sums due under the lease may be set off against security deposit.



Lessee has



Lessee has examined and knows the condition of the premises and has received the same in good order and repair except as otherwise noted and endorsed by both parties on the reverse hereof and no representations as to the condition or state of repair have been made by Lessor except as noted and endorsed by both parties on the reverse hereof.  Lessee shall have seven (7) days after the beginning of occupancy to inspect the premises and advise Lessor of any other damages which existed prior to his occupancy.  Lessee may request in writing a list of physical damages or defects charged to the previous tenant’s security deposit.





Lessee is responsible for insuring his personal property and expressly waives any claim against Lessor for loss or damage thereto by reason of fire, theft, act of God or other cause (other than Lessor's conscious act or active negligence).





Lessee agrees to assume the following duties:(l) to notify Lessor (not a tradesman working for Lessor) of needed repairs and to do so in writing, except for emergencies; (2) To allow lessor / service personnel to enter premises at reasonable time or reasonable times on reasonable notice to inspect, repair, improve, show, or comply with applicable laws or regulations. Lessor may enter without notice at reasonable times upon consent or request of Lessee including a request of Lessee for maintenance services or when a health, safety or repair emergency exists; (3) To use the premises only for lawful residential purposes; (4) To obey all lawful orders, rules and regulations of all government authorities; (5) To leave all alterations or improvements to the premises for Lessor's benefit; (6) Not to assign this lease or sublet premises without prior written consent of Lessor; (7) To obey and abide by the Rules and Regulations printed on the reverse side hereof and the Non Standard Rental Provisions which are part of this lease as though fully set forth herein; (8) Failure to immediately inform Lessor of situations or conditions causing damage to premises may result in Lessee being responsible for that damage.




After Lessee leaves the premises, he shall be liable for the premises as though still in possession for all damages thereto until he has delivered all the keys to Lessor. The burden of proof of delivery of such keys is on Lessee..  If the Lessee removes from the premises and leaves personal property, Lessor may presume, in the absence of a written agreement between the Lessor and the Lessee to the contrary, that the tenant has abandoned the personal property and may dispose of the abandoned personal property in any manner that the Lessor, in his sole discretion, determines is appropriate, except for medical items which shall be treated in accordance with SS 704.05 (5) (am).



Breach of Lease

In the event Lessee violates any of the terms of this lease, Lessor may serve the statutory five or 14 day notices as though Lessee's tenancy was a tenancy for one year or less. In the event Lessee is evicted for failure to abide by the terms of this lease, or otherwise leaves the subject premises prior to the expiration of this lease, Lessee shall remain liable for all rental loss through the end of this lease as well as advertising, utility, city services, and all re-rental costs and fees unless Lessee is expressly released from such obligation by Lessor IN WRITING.




In the event either party defaults on any requirement of this lease and the other party fails to act on account of that default, the failure to act (waiver) shall relate only to the specific act of default. One or more such failures to act (waivers) by either party shall not constitute an amendment of this lease or an indication that later defaults shall result in a similar failure to act (waiver).




See Rules and Regulations.   NO PETS ALLOWED. NO VISITING PETS. 




If Lessee makes representations to Lessor on a rental application or otherwise which induce Lessor to enter into this lease and Lessor thereafter discovers one or more material falsehoods in said representations, Lessor may cancel and rescind this lease upon written notice as though this was a month-to-month tenancy.




The terms “Lessor” and “Lessee” as used herein shall be taken to mean singular or plural, masculine or feminine, as the case may be, and the provisions hereof shall bind all parties, their heirs, successors and assigns.




In the event that sales tax is enacted on rentals, that tax shall be in addition to the rental amount specified shall be part of rent.  Starting the January following execution hereof, the rental amount may be adjusted by Lessor to reflect property tax changes on a pro-rated basis and among the units of the building




Lessee agrees to abide by all Municipal and State recycling regulations and ordinances and acknowledges receipt of brochure on recycling. 



Lead Warning (Applies only to buildings built before 1978)

Housing built before 1978 may contain lead-based paint.  Lead from paint, paint chips, and dust can pose health hazards if not managed properly.  Lead exposure is especially harmful to young children and pregnant women.  Before renting pre-1978 housing, Lessor must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling.  Lessees must also receive a federally approved pamphlet on lead poisoning prevention.  Lessor’s Disclosure:  Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. Lessor has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in the housing.  Lessee’s Acknowledgement:  Lessee acknowledges receipt from Lessor of the EPA pamphlet “Protect Your Family From Lead in Your Home”.  Certification of Accuracy: By signing this lease document, the parties to this lease have through the signatures below acknowledged that they have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate.




Lessee acknowledges and agrees this lease is subordinate to any present or future mortgage on these premises.




Lessee acknowledges that he has read and understands both sides of this document and that he has received a copy of it.