Below you will find the addendum for your lease as well as an explanation line by line. Please note this is not legal advice and you should always consult an attorney before signing any legal document.
The addendum is a living document and does change based on current Massachusetts Law and by property.
The below addendum is current as of 4/12/2023.
Addendum to the Lease:
1. In case any provision in this Addendum or any attached documents to this lease agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions and agreements shall not in any way be affected or impaired thereby.
If any part of this addendum or other documents attached to the lease is not valid, legal, or enforceable, it won't affect the other parts, which will still be valid and enforceable.
2. It is understood that this addendum is incorporated as part of the lease and shall be deemed a “jointly and severally bound” obligation of all Lessee(s) and cosigners.
This addendum is considered part of the lease, and all tenants and cosigners are responsible for following its terms.
3. Lessee(s) understand that the management company does not own the above mentioned property. The management company has no ability to make any decision regarding repairs, renewals, rent increases or any other decision regarding your unit or your tenancy unless otherwise agreed to by the owner of the property.
The management company doesn't own the property and can't make decisions about repairs, renewals, rent increases, or anything else related to the property unless the owner agrees.
4. No water furniture is allowed on the premises.
Water furniture, like waterbeds, is not allowed.
5. No animal, bird, insect, reptile or other pets are to be kept on the premises both inside and outside unless approved by the Lessor and our Pet Addendum accompanies this lease. This includes any pollinating insects such as outdoor kept bees. Should a pet be allowed in the property the Lessor may request an additional rent for the pet. “20-P-1274” Flemming v. Greystar Mgmt. Servs., 177 N.E.3d 1244, (Mass. App. Ct. 2021)
No pets are allowed, including animals, birds, insects, or reptiles, unless approved by the landlord and a separate pet agreement is signed. If a pet is allowed, the landlord may charge extra rent. The legal precedent allowing this in Massachusetts is cited.
6. Tenants are responsible for all individually metered utilities. In the event of water being individually metered the Lessee(s) is responsible for securing the bills from the proper municipality and paying them promptly on time as well as ensuring the start and end date of the metered portions that is Lessee(s) responsibility.
Tenants are responsible for paying utilities, like water, heat, hot water, cable if they are billed individually.
7. Lessee(s) agree to put the utility bills in which they are responsible for in their name within 24 hours of occupancy and grants the permission to the Lessor to activate services on their behalf if after 24 hours.
Tenants must put utility bills in their name within 24 hours of moving in. If they don't, the landlord can put the bills in the tenant's name.
8. Lessor and Lessee(s) acknowledge that the monthly rent amount is $ ________. The last month’s rent amount due is $________. The security deposit due is $________.
This section states the monthly rent, last month's rent, and security deposit amounts.
9. Should a lease be renewed, any deposits on the account carry over, including last month’s rent. Lessee(s) will be responsible for the difference of the last month’s rent of a new lease and the pre-paid last month’s rent deposit on the account.
If the lease is renewed, any deposits carry over to the new lease, including the last month's rent. Tenants are responsible for paying the difference if the rent increases.
10. The Lessor is under no obligation to offer Lessee(s) the option to renew the lease for another term unless otherwise specified. Should the Lessor decide to offer the option to renew the lease for another term, the deadline to sign the renewal lease will be ___________________________________. Any offer presented by Lessor will not be binding or enforceable until a signed lease by both parties is executed. No rent amount or renewal terms are agreed to or binding until a fully signed lease is completed by both parties.
The landlord doesn't have to offer tenants the option to renew the lease. If the landlord offers a renewal, the new lease isn't final until both parties sign it. Rent and renewal terms are not agreed upon until the new lease is signed by both parties. The deadline stated above is when the new lease needs to be signed if renewal is offered (typically around 5 months before the lease end date).
11. Occupancy is limited to the named Lessee(s) on the lease incorporated with this addendum only.
Only the people whose names are on the lease are allowed to live in the property.
12. Unless expressly stated in writing within this lease, the Lessor has not agreed to make any repairs or improvements and the unit is rented in “as is” condition.
Unless the landlord has agreed in writing to make repairs or improvements, the property is rented "as is."
13. Lessee(s) understands that if the apartment will not be vacant for a sufficient time prior to move-in, which is normally the case, the apartment may not have the opportunity to be inspected by Lessor prior to Lessee(s) move-in. Lessee(s) understands any and all concerns will be addressed after Lessee(s) take occupancy. Lessee(s) agree that regardless of how the condition of the property is found Lessee will abide by the move-out and cleaning instructions provided by Lessor at the end of their lease. Failure to abide by these instructions will be cause for deduction in security deposit money.
If the apartment isn't vacant long enough before move-in, the landlord might not have time to inspect it. Any concerns will be addressed after the tenants move in. Tenants must follow move-out and cleaning instructions or risk losing part of their security deposit.
14. Lease begins at 1:00PM on the first day of the lease and terminates at noon on the last day of the lease. Keys must be returned no later than noon of the last day of the lease. There is a $500 fee for all late move-outs and the daily rental rate beyond the lease expiration is $500 per day.
The lease begins at 1:00 PM on the first day and ends at noon on the last day. Keys must be returned by noon on the last day. Late move-outs will be charged $500, and staying beyond the lease expiration will cost $500 per day.
15. Lessee(s) understand any item left behind by prior Lessee(s), unless otherwise stated in writing by the Lessor, will become the responsibility of the current Lessee(s) unless otherwise reported to Lessor within 15 days of the start date of this lease.
Items left behind by previous tenants become the current tenants' responsibility unless reported to the landlord within 15 days of the lease start date.
16. If the leased premises is a condominium, the tenants agree to abide by all condominium rules and regulations and shall be responsible for paying all fees for violations thereof. The Lessee(s) will be responsible for contacting the condo association directly for any issues regarding common areas.
If the property is a condominium, tenants must follow the condo rules and pay any fines for violations. Tenants should contact the condo association for issues with common areas.
17. Lessee(s) agrees that under no circumstances will they add, remove, or alter the locks of the leased premises. Per fire code, no bedroom shall have a lock allowing the door to be locked without a person being in the room. Bedrooms may have “privacy locks” only. There will be a $500 lock change fee charged to any Lessee who adds, changes, or removes any lock on the leased premises including main unit or building doors.
Tenants cannot change, add, or remove locks on the property. Bedroom doors can have privacy locks only. A $500 lock change fee will be charged if tenants change, add, or remove any locks.
18. No Lessee(s) shall smoke, nor permit anyone to smoke, anywhere in the apartment, hallways, stairways, foyers, common areas, balconies and facilities. This includes the forms of tobacco, marijuana and vape products.
Smoking, including tobacco, marijuana, and vape products, is not allowed in the apartment, hallways, stairways, common areas, or balconies.
19. Use of fire escape and roof is restricted and limited to their intended purposes only. Any other use is strictly prohibited.
Fire escapes and roofs can only be used for their intended purposes. Any other use is prohibited.
20. If the unit has its own thermostat, the Lessee(s) agree to keep the heat at a minimum of 59 degrees at all times. Any and all damages resulting from insufficient heat and pipes freezing (i.e. during vacation time, time away from the property); due to the temperature
falling below 59 degrees is the responsibility of the Lessee(s). The Lessee(s) accept all financial responsibility and agree to pay all costs incurred by the Lessor in repairing any and all such damages as a result of such negligence.
If the unit has its own thermostat, tenants must keep the heat at a minimum of 59 degrees. Tenants are responsible for damages caused by insufficient heat or frozen pipes.
21. Lessee(s) shall not have any parties of 5 or more people without the consent of the landlord. Small intimate gatherings e.g. dinner parties, family visits, study sessions are acceptable and within reason do not need Lessor consent. Lessee(s) will keep noise to a minimum and not violate the right to quiet enjoyment of neighbors. Should complaints from neighbors or any enforcement agency be made to Lessor regarding continued noise or gatherings, Lessee(s) understand they will have violated this lease agreement and will be subject to Lessor(s) grounds for immediate eviction and all associated costs.
Tenants can't have parties of 5 or more people without the landlord's permission. Small gatherings are allowed, but tenants must keep noise levels low. If noise complaints are made, tenants may face eviction. This is within reason obviously and you do not need to contact us every time you have more than 5 people in your home. If you are having any sort of event you should let us know but a small dinner party, holiday gathering etc. does not require notice.
22. Lessee(s) agree to pay rent via the tenant portal only and with electronic funds transfer by the first of each month unless otherwise specified on the lease. Monthly bills are not rendered. Cash and checks cannot be accepted. There is a $1 fee per transaction
charged to the Lessee(s) to utilize this service.
Tenants must pay rent electronically through the tenant portal by the first of each month. Cash and checks aren't accepted. There's a $1 fee per transaction.
23. A late fee of $100 will be charged 30 days after rent is due if not paid in full and any past due rent will accrue interest at a rate of 5%.
A $100 late fee will be charged if rent is 30 days overdue, and past due rent will accrue 5% interest.
24. Lessee(s) understand and agree to Ivy Realty acting in the capacity of a dual agency where the broker serves both parties.
During the lease signing process Ivy Realty will conduct business both with the landlord and yourself. This is a simple disclosure just notifying you of the real estate brokerage's part at the initial lease signing process.
25. Lessee(s) understand that any Realtor Fee for introducing and locating the apartment is non-refundable and is due upon the signing of the lease. We agree that should we withdraw from taking possession of the property named above, we will be responsible for any fees related to brokerage services. Money on account may be applied to these fees. Lessee(s) Initials: ______ ______ ______ ______
The non-refundable realtor fee for finding the apartment is due when signing the lease. If tenants don't take possession of the property, they're responsible for any brokerage service fees if the lease has been signed.
26. In the event repairs need to be made, inspections, or appliance deliveries, Lessee(s) understand that they may need to be home to allow service people entry into their apartment unless otherwise specified. Lessor is not available to open doors for
maintenance or deliveries. When applicable a lockbox may be able to be used to allow entry for certain repairs or a key provided to a vendor directly.
Tenants may need to be home for repairs, inspections, or appliance deliveries, as CPM won't open doors for maintenance or deliveries. A lockbox or key may be provided to a vendor for certain repairs if there is an ability to place one at the property. Ultimately, if a vendor needs access to preform a repair the tenant understands they are responsible for providing access.
27. Lessee(s) agree to allow the Lessor or its designated representative entry to the apartment between 8AM and 8PM for any valid purpose (ie: to show the apartment to prospective tenants or buyers, periodic inspections, maintenance and repairs, open houses) with four hour notice and/or without tenants being present. Lessee(s) accept this as reasonable notice. Lessee(s) also acknowledge and agree that their contact information - Name/Phone/Email will need to be shared with licensed real estate agents in order to notify Lessee(s) of showing times and dates as well as certain vendors to coordinate entry for maintenance. Lessee(s) information will be made available to license real estate agents via MLS and YouGotListings.com. Lessor will only share the contact information to licensed real estate agents ONLY while the property is being marketed for rent. This information is not shared with the public. Lessor cannot act as an intermediary to schedule back and forth with Agents and Lessee(s). The more showings and accommodations Lessee(s) make the faster the property will rent and be off the market. Should any Lessee unreasonably continuously deny showings, interfere, disrupt, cause harm or attempt to act with malicious intent with regard to the Lessor’s attempt to show or rent the property, Lessee(s) understands this is a default of this Lease Agreement and is cause for immediate eviction.
Tenants must allow the landlord or any person working on behalf of the landlord to enter the apartment between 8 AM and 8 PM for valid purposes, like showings, inspections, or repairs, with a four-hour notice. Tenants' contact information will be shared with licensed real estate agents for scheduling purposes but not with the public. If tenants repeatedly deny showings or act with malicious intent, they may face eviction for violating the lease agreement.
28. Lessee(s) understand that if a property is "For Sale" it may be shown periodically with prior notice. This lease will not be affected upon sale unless otherwise agreed to by Lessee(s) and Lessor. During this period Lessee(s) agree to work with the owner and their real estate agent or any other designated persons for property photos, individual showings and open houses. Should any Lessee(s) interfere, disrupt, cause harm or attempt to act with malicious intent with regard to the Lessor’s attempt to show or sell the property, Lessee(s) understands this is a default of this Lease Agreement and is cause
for immediate eviction.
If the property is for sale, tenants must cooperate with the owner and their agent for photos, individual showings, and open houses with prior notice. Interfering or causing harm during these events could result in eviction.
29. Lessee(s) are responsible for trash-removal. No trash shall be left in hallways. Trash or any other personal property must be maintained within the confines of the apartment. All trash must be bagged, kept in tightly sealed containers, and placed outside for pick-up. If a dumpster or barrel is provided outside, trash must be neatly deposited and covered.
Tenants are responsible for trash removal. Trash must be kept inside the apartment, bagged, sealed, and placed outside for pick-up. If a dumpster or barrel is provided, trash must be neatly deposited and covered.
30. Lessee(s) agrees to reimburse Landlord for any municipal fines assessed to Landlord for Lessee(s)'s violation of any municipal ordinance.
Tenants must reimburse the landlord for any municipal fines caused by the tenants' violation of any ordinance.
31. A charge of $36 will be assessed for any NSF check.
A $36 fee will be charged for any returned check due to insufficient funds.
32. Lessee(s) and co-signers where applicable, acknowledge and agree that any non-payment of rent or non-fulfillment of lease agreement may be reported to all three national credit bureaus as well as brought to court for judgment.
Tenants and co-signers understand that non-payment of rent or violating the lease agreement may be reported to credit bureaus and taken to court.
33. The security deposit will be held in the following Lessee's name:____________________. Please pay close attention to the bolded line item in section 34.
This is whose name the security deposit will be held in.
34. The security deposit you have given will be held throughout your tenancy. It will not be split between roommates or refunded in any portion while any of the Lessee(s) are still in residence. Security deposit cannot be used in lieu of any rent due. After you have vacated your apartment and a satisfactory inspection has been completed your security deposit will be returned in accordance with Massachusetts State Law. Security deposits may only be held in one Lessee’s name and shall only be returned to that Lessee upon termination of the lease.
Should a unit renew their lease where the original Security Deposit Holder is not renewing, any new or renewing Lessee(s) must work out any money due to the vacating Lessee(s) amongst themselves. We are not able to refund any vacating Lessee(e) any portion of the security deposit as it stays with the property. At the start of the new lease the security deposit will be held in the Lessee’s name referenced above.
The security deposit will be held throughout the tenancy and can't be split or refunded while any tenant is still living there. It can't be used for rent payment. It will be returned according to Massachusetts State Law after a satisfactory inspection upon move-out. If the lease is renewed and the original deposit holder doesn't renew, tenants must sort out any owed money among themselves. The deposit stays with the property.
35. Lessee(s) shall complete an RHA apartment condition statement upon move-in and return it within 15 days. This form is included with your original lease documents.
Tenants must complete an apartment condition statement within 15 days of moving in, which is included in the original lease documents.
36. Lessee(s) agrees to pay all costs (including but not limited to attorney fees, court fees, constable and/or sheriff service fees, and additional property management fees) in any action Lessor initiates involving the enforcement of this lease.
Tenants agree to pay all costs in any action the landlord initiates to enforce the lease, including attorney fees, court fees, constable/sheriff service fees, and property management fees.
37. There is a $100.00 fee expense for each 14 Day Notice to Quit that is necessary.
There is a $100 fee for each 14-Day Notice to Quit issued.
38. Lessor will make every effort to resolve major repair issues, if present upon move-in, within 30 days.
The landlord will try to resolve major repair issues within 30 days of move-in.
39. Cosigners are generally not allowed, however if allowed, all Lessee(s) agree to provide completed guarantor forms, which are due at lease signing. Guarantors must have sufficient income resources to cover the lease obligation and have no derogatory credit. Should the Lessee(s) fail to provide all these forms, the Lessor may, at his discretion, terminate the agreement and rent the property to another party.
Cosigners are generally not allowed, but if they are, tenants must provide completed guarantor forms at lease signing. If tenants fail to provide these forms, the landlord may terminate the agreement and rent the property to someone else.
40. I have been provided with a copy of the "Tenant Lead Law Notification".
Tenants have been provided with a copy of the "Tenant Lead Law Notification." This document is required by Federal Law to be signed at the beginning of any residential lease.
41. Lessor is not responsible for loss or damage to your household goods in the event of fire, water, smoke damage, theft or other misfortune. It is strongly suggested that you obtain a “renter’s” insurance policy to protect your personal property.
The landlord isn't responsible for loss or damage to tenants' belongings due to fire, water, smoke damage, theft, or other misfortune. It's recommended that tenants obtain renter's insurance.
42. Lessee(s) are responsible for insuring their personal belongings.
Tenants are responsible for insuring their personal belongings. Should an event happen in the property, the owner's insurance DOES NOT, cover the tenant's belongings.
43. Upon move-in, Lessee(s) shall report any non-working lights to Lessor in writing. It is the responsibility of the Lessee(s) to replace all lightbulbs, including specialty bulbs, that burn out during tenancy and prior to move-out. At the end of the lease, the total maintenance cost of any light bulbs found that need to be replaced will be deducted from the security deposit.
Tenants must report any non-working lights upon move-in and replace any lightbulbs that burn out during their tenancy. At the end of the lease, the cost to replace any non-working lightbulbs will be deducted from the security deposit.
44. Lessee agrees to inspect and maintain in a good working condition (free of obstruction, changing batteries and monitoring) any and all smoke detectors, heat sensors or carbon monoxide detectors installed in the apartment. Lessee shall not tamper with, remove or replace any parts or equipment of these devices except to change batteries. Lessor shall not be responsible for any injury or damage to persons or property occurring in the premises that in any manner arises from the Lessee(s)’s failure to test, inspect and maintain these devices. Lessee(s) agree to report any non-working, hard-wired smoke
detectors or smoke detectors
Tenants must inspect and maintain all smoke detectors, heat sensors, and carbon monoxide detectors in good working condition. Tenants shouldn't tamper with these devices except to change batteries. The landlord isn't responsible for any injury or damage resulting from tenants' failure to maintain these devices. Tenants must report any non-working, hard-wired smoke detectors to the landlord.
45. Lessee(s) shall be held responsible for costs of repair and painting of all holes or damage to walls due to hanging of artwork, posters, shelving, negligence, etc. This includes holes or damage from nails, screws, hooks, etc. Lessee(s) are never allowed to drill, tape, tack, nail, or permanently secure anything to the walls, floors or ceilings of the property. Should any Lessee use any products such as “Command Strips” or “non-damage” hanging solutions. Any repairs due to paint pulled off the wall while removing these products will be deducted from the Security Deposit.
Tenants are responsible for the costs of repairing and painting any holes or damage to walls due to hanging items, negligence, etc. Tenants are not allowed to drill, tape, tack, nail, or permanently secure anything to the walls, floors, or ceilings. Any repairs needed due to the use nails or "Command Strips" or similar products will be deducted from the security deposit.
46. Maintenance requests are to be submitted via the online tenant portal unless in the event of an emergency where tenants should contact 617-807-0700. Lessee(s) are responsible for any repair or maintenance charge associated with negligence or mistreatment by a Lessee(s) or Lessee’s guest.
Maintenance requests must be submitted through the online tenant portal, except in emergencies, when tenants should call 617-807-0700. Tenants are responsible for any repair or maintenance charges related to their negligence or mistreatment by them or their guests.
47. The rental unit is equipped with a refrigerator and a stove. These items shall be maintained by the Lessor as long as the refrigerator is set to the recommended temperature setting. If the food in the refrigerator spoils because of an electric problem or machine malfunction, the Lessor will not be responsible to reimburse the Lessee(s) for the cost of the contents or anything else related to the issue. If the unit is equipped with a dishwasher, garbage disposal or laundry machine(s) (or laundry is available in the property), they are in “as is” condition and will be maintained by the Lessee(s) unless otherwise decided by the Lessor. Laundry facilities are provided at their own risk, Lessor may discontinue the use of laundry, dishwasher or garbage disposal at any time.
The rental unit includes a refrigerator and a stove, which will be maintained by the landlord. The landlord is not responsible for reimbursing tenants for spoiled food due to electrical problems or appliance malfunctions. If the unit has a dishwasher, garbage disposal, or laundry facilities, they are provided in "as is" condition and maintained by the tenant, unless the landlord decides otherwise. The landlord may discontinue the use of these appliances at any time should they feel they are being mistreated.
48. Patios and Balconies must be kept clean and neat at all times. They are not to be used as storage areas. Outdoor type patio furniture only may be placed on the patio or balcony. No hanging of any article is permitted. No charcoal cookers, broilers, grills, or any gasoline, propane, electric or petroleum gas fired stoves or similar devices shall be ignited or used on the balconies or spaces under the balconies. These types of cookers and grills may not be used inside the apartments either. No smoking is allowed on patios or balconies.
Patios and balconies must be kept clean and cannot be used as storage areas. Only outdoor-type furniture may be placed on them. No hanging items, charcoal cookers, grills, or gas-fired stoves are allowed on patios or balconies, nor inside the apartment. Smoking is not allowed on patios or balconies.
49. Entrances, hallways and other common areas shall not be obstructed or be used for any purpose other than entering, and exiting.
Entrances, hallways, and other common areas should not be obstructed or used for purposes other than entering and exiting. Do not store items or place items in these areas.
50. No Lessee(s) shall make or permit any disturbances by him/herself, family or friends. No Lessee(s) shall play, loiter, or hangout in the hallway, lobby, stairwell of the building. No Lessee(s) shall operate any musical instruments; radio/stereo or television in a manner which will disturb his/her neighbors or permit any boisterous or other actions which will disturb the peace and quiet of the premises.
Tenants needs to be aware that they have to be mindful of their neighbors in regards to the noise they make in their unit. Tenants cannot make noise or do any activity that disrupts someone else's right to quiet enjoyment.
51. In the event of a tenant lockout, it is the Lessee(s) responsibility to gain entry via a roommate or a locksmith and ensure no damage is done to the lock or the door. Lessor does not handle lockout calls. Should the Lessor be able to assist with providing entry there will be a $300 charge for facilitating this service.
In case of a lockout, tenants are responsible for gaining entry through a roommate or locksmith and ensuring no damage is done to the lock or door. The landlord does not handle lockout calls. If the landlord is able to assist with entry, there will be a $300 charge for the service.
52. Lessee(s) may not repaint the apartment without Lessor’s prior written notice. The use of wallpaper and contact paper is not allowed.
Tenants may not repaint the apartment without the landlord's prior written notice. The use of wallpaper and contact paper is not allowed.
53. Lessee(s) are responsible for any service calls that arise from Lessee(s)’s misuse including, but not limited to, plumbing-related calls for clogged drains, toilets and clogged/jammed garbage disposals, electrical-related calls for overloaded circuits, and heating-related calls for failure to properly maintain water levels in boilers (if applicable) that are the Lessee(s)’s responsibility. Should any damage be caused by Lessee(s) improper maintenance, misuse or negligence any and all costs of repairs will be charged to Lessee(s). Lessee(s) agree to install drain guards in shower and tub areas as well as sinks to ensure these drains do not become clogged with hair, food, and other foreign objects. If a maintenance call is submitted for a clogged drain or non-working garbage disposal and it is discovered Lessee(s) were the procuring cause, the cost of the maintenance call will be charged to Lessee(s) lease ledger.
If any damage is caused by tenants' improper maintenance, misuse, or negligence, the costs of repairs will be charged to the tenants. Tenants agree to install drain guards in showers, tubs, and sinks to prevent clogs. If a maintenance call is submitted for a clogged drain or non-working garbage disposal and it is discovered the tenants caused the issue, the cost of the maintenance call will be charged to the tenants' lease ledger.
54. The toilets and other water and sewer apparatus and fixtures, shall not be used for purposes other than those for which they were designed. A charge will be made for unclogging plumbing equipment in cases where malfunctions are caused by the introduction of improper objects therein, such as toys, clothes, grease, diapers, sanitary napkins, hygiene products and other foreign objects. The cost of the repairs or replacement due to negligence will be the responsibility of the Lessee(s).
Charges will be made for unclogging plumbing equipment if malfunctions are caused by the introduction of improper objects such as toys, clothes, grease, diapers, sanitary napkins, hygiene products, or other foreign objects. The cost of the repairs will be charged to the tenants
The remaining sections on subleasing, tenant substitutions, lease breaks and tenants' responsibilities at the end of the lease are already explained on the addendum.