Z Team Property Management Owner Handbook

OWNER
HANDBOOK
OWNER HANDBOOK
Dear Property Owner,
Thank you for your interest in our property management program. Our team is excited for the
opportunity to work with you. Because it is hard to impart our years of real estate experience
in a brief letter outlining our process, we have enclosed several different forms and letters in
hopes that you will receive an accurate view of our total approach to property management.
Always remember that paper work alone does not guarantee a successful experience with investment property. An understanding of your needs, coupled attention to detail increases your
chance of a positive outcome (or cash flow).
We understand the requirements of our investment property owners, which simplifies our role
and allows us the time and energy to concentrate on serving your management needs. To
serve you well, we must communicate successfully with you. Our best communication tool is
our detailed monthly accounting statement, which is emailed to you and it gives you an exact
accounting of the previous months activity.
The fee structure at Z Team Property Management is very competitive and is based upon rents
/monies collected. If your house is vacant, you do not pay management fees until we get it
rented. We actively pursue qualified tenants who are willing to care for your home as if they
own it. We work to develop a solid relationship with each tenant. Our experience has found
that a successful property management program is based on the fragile balance between satisfied & profitable property owners and happy tenants. Happy tenants prefer to stay where they
are and renew their lease.
We are aware of each property, its history and the owners eventual goal for the property. Inspections, scheduled and unscheduled, are necessary to ensure your property is given the level
of care you expect. When the need arises for general maintenance, we work only with trusted
contractors who are licensed and/or insured. We do not make any money or take a percentage override on repairs you incur while having your home managed by our team.
Our teams extensive Internet marketing and direct communication makes getting your property rented a smooth and successful process. We will also advise you on the absolute best
monthly rental rate to charge so that you attract the best tenants possible.
We are continually analyzing our procedures, looking for ideas that will improve our process.
Your input is very important to us. Please take a minute to review the enclosed forms and information. If you have any questions, ideas, or suggestions, please give us a call. Call us anytime
at (847) 804-8706.
We look forward to getting to know you and your management needs better.
Sincerely yours,
Ruta Dobilas
Property Manager, Z Team Property Management
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FAQs
1. What fees will I incur if Z Team Property Management manages
our property? In general, our fees are 10% of gross monies collected
(typically rent) from tenants every month. We also charge a $250 start-up
fee & a $250 yearly renewal fee. Our Residential Management Agreement
explains our fees in more detail.
2. When will I get my money every month? Rents are due in our office
the 1st day of each month. If rents are received by the 5th of the month,
disbursements will be mailed or processed by the 5th of each month or the
first business day after the 5th, should the 5th fall on a weekend or holiday.
As it takes a day or two for banks to process deposits, this means that the
deposits should show in your bank account between the 5th & 10th of the
month. If rent is late, we will make every effort to get disbursements out to
you as quickly as possible after receiving payment.
3. What will I have to do to put my property in management? Initially, all paperwork will be completed and entered into our system. Make sure
that you have the home cleaned thoroughly and the lawn manicured prior
to listing the home and prior to the tenant moving in. If the tenants go into
a clean house with a manicured lawn, we can hold them to the same standards when they move out. Also, the better the property looks, the faster it
will rent. All appliances should be in good working order. If they are not in
good working order, have them repaired or replaced. Getting a home warranty can give you peace of mind that your appliances and systems in the
home will be covered in the event that they fail.
4. What will you do to rent or market my house? We give your home
maximum exposure through our Marketing System. We rigorously scrutinize
the backgrounds of all prospective tenants. Some of the activities that we
utilize in our marketing system include:
FOR RENT SIGNS Posted at the property with our website and phone
number clearly displayed.
MLS Your rental property data is entered in the Chicagoland Multiple
Listing Service (MLS) giving access to other real estate brokers and the
many prospective renters who utilize websites with a direct MLS feed.
All MLS rental listings are now available to home searchers through the
various public internet gateways, such as Realtor.com, Zillow.com, Trulia.com and Z Team Management website as well as many others.
INTERNET LISTINGS Our inventory of currently listed homes for rent
are posted online on the most popular rental websites complete with
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847-804-8706 | www.ZTeamPM.com
FAQs (continued)
photos, maps and property details for the convenience of those searching for a new home. We post our rental listings to Craigslist, Realtor.
com, Homes.com, Zillow, Trulia, BestChicagoProperties.com, Propertyshark.com and others.
WORD OF MOUTH / REFERRALS Current and past tenants, friends
of our tenants, and referrals from other successful real estate agents
CORRECT PRICING Even the best and most incredible homes will not
lease if they are overpriced. We make sure your rental home is priced
correctly from the very beginning so that we get your home leased
quickly and for the highest rent possible. Remember that no amount of
marketing can overcome an overpriced listing.
THOROUGH PREPARATION Even the best located and well-priced
rental homes will not lease quickly if the rental home is not in top showing condition. Homes for rent absolutely must show well and have an
attractive curb appeal or they may sit empty for extended periods. Our
job as your property manager is to make sure your home is presented
to the prospective tenants in a clean and attractive condition so that it
will attract the absolute best tenants.
5. What happens when my home becomes vacant? Our first concern
with your empty home is: What is needed to place a new tenant into your
home as soon as possible? We know that every day a home sits empty is a
wasted opportunity and a non-recoverable cost. A For Rent sign is placed
in front of the property usually after the 60 day notice is received from the
tenant. (It is not uncommon for us to re-rent a home before it becomes
vacant.) When the property becomes vacant, it is inspected and digitally
photographed. From the information gathered at the home and using our
inspection report and photos, we will determine what needs to be done to
get your home rented again and what repairs are chargeable to the prior
tenants deposit. We will also review with you any updates or repairs that
we feel will be needed to attract the absolute best tenants.
6. How are tenants screened? Our tenant screening process is twophased. We first require all tenants, over the age of 18, to undergo a credit
report check. After we receive the credit report, we make three phone calls.
We call the prospective tenants current landlord, prior landlord and employer. The current landlord provides us with a recap of the tenants most
recent payment performance, as well as any comments or problems they
have experienced. The prior landlord gives us an overview of the tenant
including, but not limited to, how the applicant left their former home.
The employer verifies their wage, length of employment, and often offers
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FAQs (continued)
additional insights. Before we rent to anyone, we feel weve gotten to know
them pretty well.
7. Can I exclude smokers, pets, or children? Z Team Property Management generally prohibits smoking in the interest of protecting your investment.
Tenants with pets are a large majority of the market for rental homes. Pet
owners are not a protected class, but allowing pets increases the number of
potential renters. We charge tenants with pets $25 per pet per month. This
is a fee not a deposit so the fee is non-refundable to the tenant. If you
feel very strongly about not allowing pets, we will agree not to show your
property to anyone with pets.
Children are under the protected class of familial status. It is not possible
or legal to discriminate against anyone with children.
8. If a tenant fails to pay rent, how long does it take to get them
out? This is not an issue we deal with frequently. By offering a good product and a thorough screening, we find that we are seldom in this situation.
But, when we are faced with a delinquent and uncooperative tenant, we are
just as effective in the eviction process. Start to finish, a tenant who does not
pay their rent is typically removed within 45 days from when their rent was
due.
9. What if a tenant skips or leaves before the lease expires? Tenants are responsible for rent through the expiration of the lease. If a tenant
skips, we will secure the property by changing the locks, make any repairs
to bring the property back to rentable standards and will begin to try to
re-rent the property. We will also attempt to locate the tenant and collect
outstanding rents, damages, and any other costs. If a tenant breaks their
lease, they remain liable for the rents through the day that your home is
rented again or through the end of the lease, whichever occurs first. (We
cannot collect rent from two parties for the same time period.) Most tenants
do not want negative reporting on their credit and our tenant screening
procedures help ensure that we have as few incidents as possible.
10. How do you make sure the tenant is taking good care of my
home while renting? There are several ways your property manager
learns whether the tenant is taking care of the home. Above all, careful
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FAQs (continued)
tenant selection from the outset protects your property from being rented to
irresponsible people. During the lease term, we may have occasion to enter
the property for repair or maintenance reasons and will use that opportunity to have a look. If we are fortunate enough not to have any repairs or
maintenance at your property over an extended period of time, your property manager will schedule a preventative maintenance walk-through once
a year so that there are no unreported problems at the property.
11. What do you do if they are not taking care of my property as
they should or if they have unauthorized pets? Your property manager gives the tenant an opportunity to correct the situation and usually
they will. If a problem persists, we will make a decision based on that specific situation.
12. How long will my property sit vacant? Unfortunately, we cannot
predict who will walk through our door and what properties they will want
to rent, or if they will even have adequate credit. We make every effort to
lease a property as quickly as possible. Vacant properties are costly to both
of us. The time of year, the condition of the property, location and price all
factor into the time it takes to lease a property. Generally, the rental market
does go through slow periods, but most properties rent within one to two
months, some even within weeks.
13. Can I do my own repairs or use my own contractor? As a protection for you, the tenants, and our company, we require that all contractors
doing work at managed properties be licensed. To maintain good trust with
our tenants, we ask that they be able to respond and complete all work in a
timely manner.
14. Who handles emergencies? Z Team Property Management Experts will
handle all emergency and non-emergency repairs 24 hours a day. We will
keep you informed, but you will never receive a call in the middle of the
night.
15. How often are inspections performed? During the lease term, we may
have occasion to enter the property for repair or maintenance reasons and
will use that opportunity to have a look. If we are fortunate enough not to
have any repairs or maintenance at your property over an extended period
of time, your property manager will schedule a preventative maintenance
walk-thru at least once a year.
Page 6
MANAGEMENT AGREEMENT
All management fees are commission based.
That means:
No Rents = No Management Fees!
Our Management Fee is 10% of all rent / monies collected each
month. We have every incentive to find you absolutely the best
tenants who pay on time and occupy the property for a long time
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RESIDENTIAL MANAGEMENT AGREEMENT

This agreement is made by and between Z Team Property Management, hereinafter referred to
as Broker and __________________________________________________________ hereinafter
referred to as Owner to secure the services of Broker in the management of real property
known as _________________________________________________________, hereinafter
referred to as the Premises, for a period beginning on ______________________ and ending
on ___________________ and automatically renews from year to year and subject to the
following terms and conditions.
1. APPOINTMENT AND AUTHORITY OF BROKER
a. Owner hereby appoints Broker as the sole and exclusive Broker to rent, lease, price,
manage, collect and receipt for rents and operate the Premises. The Owner however,
retains the right to make management decisions concerning establishing some parameters for new tenants, rental terms, and capital or repair expenditures in excess of
$250.00 in any 1 month and must advise Broker of these terms at onset of Agreement.
The herein described property shall be rented for a price determined by comparison
with recently rented comparable properties.
b. Broker is authorized to secure the services of other real estate agents and conduct
other marketing activities for purposes of securing a new tenant. Additionally, Broker is
authorized to split Leasing Fees (pursuant to Paragraph 5b below), with other real estate
agents who assist in the procurement of Tenants for the Premises.
c. It is agreed that the Broker is entitled to compensation as provided herein in connection with any lease that may be executed during the term of this agreement, even if said
lease was negotiated by the Owner or any other party. Broker shall be paid compensation at the rate as provided herein in connection with any lease which is being negotiated at the time of termination of this agreement if the tenant was introduced to the
Premises by Broker.
d. It is agreed that Broker shall make contacts as may be necessary for garbage removal,
pest control, or other services that Broker may deem necessary. The Owner will be liable
for such obligations which may extend beyond the termination date of this agreement.
e. It is agreed that Broker shall only be responsible for paying bills such as property taxes,
fire dues, HOA dues, termite bond renewals, property insurance, etc. after Owner has
instructed Broker to pay such bills in writing.
f. Broker to execute contracts for utilities and services for the operation, maintenance
and safety of the property, as the Broker shall deem advisable and/or necessary. If the
property is under a Home Warranty, Broker will contact Home Warranty Company for
service.
Home Warranty Company ___________________________________________

Policy#___________________________Phone_______________
Page 8
RESIDENTIAL MANAGEMENT AGREEMENT (continued)

2. TERMS: IN THE EVENT THAT THE PREMISES ARE RENTED OR LEASED THROUGH THE
EFFORTS OF BROKER AND THE LEASE TERM RUNS LONGER THAN THE TERMS OF THE
AGREEMENT, BROKER SHALL CONTINUE TO BE COMPENSATED AS STATED IN PARAGRAPH 5. In the event that the Premises are not rented or leased within sixty (60) days of
the date of this Agreement, or remain vacant without being subject to a lease for any sixty
(60) day period, either party may terminate this Agreement upon thirty (30) days written
notice to the other party such intention to terminate, provided that such written notice is delivered to the other party prior to the rental or lease of the premises through the efforts of
Broker. If the Premises contain multiple rental units, the termination provisions of this section will only apply if all units were not rented or leased within sixty (60) days of the date of
this Agreement or all units remained vacant for any sixty (60) day period. Termination of
this Agreement shall not adversely affect the rights of tenants under the existing leases.
3. SPECIFIC AUTHORITY FOR REPAIR AND ALTERATIONS:

a. Owner hereby gives Broker the following authority and powers and agrees to pay

promptly on demand all legitimate expenses in connection with the following:
i: To purchase necessary supplies; to contract for such utility services as Broker may
deem advisable.
ii: To make necessary repairs to the Premises without the express written consent of
Owner, limited to $250 in any one month.
iii: To make Owner authorized alterations and decorations.
b. In addition to other authority of Broker, Broker may pay or incur without limitation on
behalf of Owner monthly or recurring operating charges and/or emergency repair, if,
in the reasonable opinion of the Broker, such repairs are necessary to protect Premises from damage or maintain services to the tenants as called for by Illinois State
Law and/or the Rental Agreement. Broker is authorized on behalf of Owner to hire,
discharge, supervise and pay any employees or contractors for work performed. All
providers of services shall be deemed to be acting on behalf of the Owner and not the
Broker. Broker will not be liable to the Owner or others for any act, default or negligence on the part of such persons, contractors or other workmen, providing Broker
has taken reasonable care in engaging them or their employers.
c. A Reserve Fund will be established and maintained from rental proceeds in the
amount of $250.00 to be paid from first rental payment or in the alternative the
Owner may select to fund the Reserve Fund from personal funds payable at execution
of this Agreement.
4. BROKERS RESPONSIBILITIES: In addition to the foregoing, the Broker will perform the

following functions on Owners behalf:
a. Make reasonable efforts to collect all the rents and other fees due from tenants when
such amounts become due, and deposit same into an agency account maintained on
behalf of the Owner, but Broker does not guarantee the payment of any tenants rent;
b. Broker shall render monthly itemized statements of receipts, charges, and accruals,
and shall remit to Owner receipts less disbursement for future expenses. In the event
Page 9

that disbursements shall exceed receipts, Owner shall promptly remit such excess to
the Broker. Owner assumes full responsibility for the payment of any expenses and
obligations incurred in connection with the exercise of Brokers duties set forth herein.
c. Collect and place into escrow accounts, as required by law, security deposits under any
lease. Broker is authorized to disburse the security deposit at such times and to such
persons as Broker shall in good faith believe to be entitled to such funds in accordance
with the current Illinois laws governing security deposits. Any interest earned on said
deposits, shall with tenants permission, belong to Broker. Broker shall not incur any
liability for bankruptcy or failure of the depository.
5. BROKERS COMPENSATION: In consideration of the services rendered by Broker, Owner

agrees to pay Broker the following forms of compensation:
a. FOR MANAGEMENT: A fee equal to 10% of gross receipts collected including all sums
collectible under any leases, with a minimum fee of $65 per month.
b. LEASING FEE: For the procurement of a Tenant(s) for who a lease is signed, Broker
shall be paid a leasing fee equal to 100% of the First Full Months Rent (as established
in the Lease executed between Broker and Tenant(s) for the subject premises). The
Leasing Fees under this paragraph are earned and payable at the time that this Lease
is executed.
c. LEASE RENEWAL / EXTENSION FEE: Each time a Tenant(s) in the Premises renews or
extends a lease, Owner will pay Broker a renewal or extension fee equal to $250. The
renewal or extension fees under this Paragraph are earned and payable at the time
the renewal or extension is effective. For purposes of this paragraph a new lease for
the same Property with the same tenant then occupying the Property shall be considered an extension or renewal. This paragraph does not apply to month-to-month
renewals or month to- month extensions.
d. LATE FEES: Owner & Broker shall split all Late Fees 50/50 if Tenant(s) pay their monthly rent after the 5th of the month. While Broker does not guarantee that Tenant(s) will
pay the Late Fees, but Broker will make efforts to enforce the Lease Agreement in the
best interest of the Owner.
e. TENANT-OCCUPIED-PROPERTY SET-UP FEE: $100 (Only Applicable if Premises
already has Tenants). This fee shall cover costs associated with setting up tenant(s) in
Brokers system and converting to our lease and/or dealing with prior issues left from
Owner or previous manager. This fee is non-refundable.
f. CHARGES TO TENANTS: Late Rent Administration Charge, Returned Check / NSF
Charges, Releasing Administration Charge and Application Fees to extent allowed
applicable by law paid by tenants under any lease are the property of Broker to offset
expenses in enforcing the respective provisions.
g. SERVICES EXCEEDING NORMAL MANAGEMENT: In the event that the Owner shall request the Agent to request the Agent to undertake work exceeding that usual to normal
management, then a fee shall be agreed upon for such services and paid before the
work begins.
Page 10

6. PAYMENT FROM OWNERS FUNDS: Broker shall have no duty to expend Brokers individual
funds in fulfillment of Brokers responsibilities under this agreement. All payments required
or permitted to be made by Broker shall be made from Owners funds. Owner agrees
to deposit with Broker promptly on demand such funds as may be necessary in Brokers
reasonable judgment for performance by Broker as provided in this Agreement. Broker
shall not be responsible for any loss sustained by Owner by reason of nonpayment or late
payment of expenses for the Premises, which nonpayment or late payment resulted from
Owners failure to deposit funds or make payments as requested by Broker.
7. INSURANCE: Both the Owner and Broker agree that the Owner shall maintain Homeowners Insurance for the above mentioned property so long as GOODWILL REALTY GROUP,
INC. manages the subject Premises on behalf of the Owner. In addition the Owner will
include GOODWILL REALTY GROUP, INC. as an additional insured under the Liability
portion of this policy with a minimum limit of no less than $500,000. Said Policies shall
be written to protect GOODWILL REALTY GROUP, INC. in the same manner and to the
same extent as the Owner. Owner shall provide to Broker evidence of insurance naming
GOODWILL REALTY GROUP, INC. as additional insured within 15 days of the date of this
agreement and at time of each renewal.
8. HOME WARRANTY: Owner shall be required to purchase a home warranty at a cost not to
exceed $550 for a 13 Month Home Warranty through Home Warranty of America for all
homes under managements that were built over 5 years before the date that this property
management agreement is signed. Owner shall renew this home warranty for so long as
property is managed by Broker.
9. ENFORCEMENT OF LEASES: The Owner authorizes the Broker to make all reasonable efforts to enforce the terms of the lease, in accordance with the Illinois Residential Landlord
and Tenant Act and any applicable provision of the Fair Debt and Collection Practices Act
(FDCPA). Owner agrees to pay the costs, including legal fees, incurred by Broker for such
enforcement.
10. LEGAL FEES FOR ADVICE: Owner shall pay all expenses (i.e. attorney fees, court costs,
deposition fees etc.) Incurred by Broker in obtaining legal assistance regarding issues
affecting the Premises. Owner shall also pay the legal expense for legal proceedings as
described in Paragraph 11 herein.
11. LEGAL PROCEEDINGS: Broker is empowered to sign and/or cancel leases on Owners
behalf, to enforce the provisions of same, to institute legal action or other proper proceedings to collect rents and other sums due, and when expedient, to settle, compromise and
release such actions and suits, and to dispossess tenants, and other persons, including
without limit institution of eviction proceedings in the name of and behalf of Owner, Broker
may select the attorney of Brokers choice to handle any such matters and incur court
costs at Owners expense. Should Owner wish to institute and prosecute legal action on
his/her own behalf, Owner must inform Broker in writing of such decision, prior to Broker
engaging in legal proceedings on behalf of Owner. Broker is not responsible for defending
owner against any claims brought against the owner in a proceeding or court action.
Page 11

12. COMMUNICATIONS/NOTICE: Owner agrees to receive any and all communications from
Broker at the address, phone and/or fax numbers and the email address below. Any notice
required or permitted to be given pursuant to the provisions of this agreement shall be
deemed given (1) when delivered personally, or (2) on the date such notice is deposited in
the United States Mail, postage prepaid, certified or registered mail return receipt requested at following addresses.

Owner ___________________________________ Phone_____________________________
Address _____________________________________________________________________
Email _______________________________________________________________________
City _____________________________________ State ____________ Zip ______________
13. OWNER REPRESENTATIONS AND WARRANTIES:

a. Owner represents and warrants to Broker that Owner owns the Premises and the full
right and authority to lease the Premises.
b. Owner represents and warrants to the Broker that, to the best of Owners knowledge,
the Premises are:
i: free of hazardous and/or toxic wastes and/or substances (as such terms are defined under applicable federal and state laws).
ii: fit for human habitation; that there are no hidden or latent defects or conditions
on or affecting the Premises.
iii: not the subject of any order to repair or to demolish or other order of any government authority.
iv. in compliance with all currently applicable laws, statutes and governmental rules
and regulations. The Owner agrees that he/she will at all times during the term of
this Agreement fully and promptly comply with the lawful requirements of all applicable governmental authorities.
c. Owner declares that all mortgage payments have been made and the mortgage accounts are current.
d. Owner acknowledges that he/she is responsible for payment of mortgages, taxes,
liens, insurance, and all assessments.
e. Owner acknowledges that security deposits may not be adequate to cover necessary
maintenance, upkeep, repairs, etc.
f. Owner warrants that there are operating smoke detectors on the premises.
g. Broker (choose one) Shall Shall Not be permitted to allow animals on the property pursuant to any lease pursuant to any lease executed by Broker. If so, such lease
shall provide for the payment of a nonrefundable pet fee in the amount of no less
Page 12

than $250.00 per pet with a limit of ______ pet(s), with each pet not to exceed ____
pounds. Any Pet Fees are non-refundable and will be treated like monthly rent, subject
to Paragraph 5(a) above.
14. AVAILABILITY OF TENANTS: Broker shall make a good faith effort to obtain tenants for the
Premises, but Broker makes no guarantee that tenants can be found.
15. CHANGING LOCKS: Owner agrees that when one tenant leaves the property and another
moves in that he/she will have to pay to have all of the locks re-keyed.
16. DATA & RECORDS: Owner agrees to make available to Broker, all data, records and documents pertaining to the property, which Broker may require to properly exercise his duties
hereunder.
17. LEAD-BASED PAINT DISCLOSURE: For dwellings built before 1978, and as required by
applicable law, a Disclosure of Information on Lead-Based Paint and Lead-Based Paint
Hazards (the Disclosures) must be signed by Owner and attached to this agreement
Owner represents that either (1) the improvements on the Premises were all submitted,
commenced, and constructed after December 31, 1977, or (2) the Disclosure has been
fully completed and is attached to this agreement. Owner agrees to provide Broker with
any such additional information or reports as may come to Owners possession during
the term of this agreement. Owner acknowledges that Broker has informed Owner of the
Owners obligations to provide a tenant of the property with the pamphlet Protect Your
Family From Lead in Your Home, to provide information to a Tenant of the property with
copies of available records and reports with respect to the property and lead-based paint
and lead-based paint hazards, all pursuant to 42 USC 4582(d), as amended.
18. FAIR HOUSING / AMERICANS WITH DISABILITY ACT: Owner acknowledges that Owner
and Broker must adhere to Federal Fair Housing and ADA requirements. Therefore Broker
shall have the final decision in the event Broker determines that any Owners decision
conflicts with said laws. Owner shall be liable for any and all fines and costs incurred to
defend Owner and/or Broker that are assessed against Owner and/or Broker for such
violations.
19. BINDING EFFECT: This agreement shall be binding on, and for the benefit of the parties
hereto and their respective heirs, successors and assigns. This agreement shall be governed by, interpreted under and enforced in accord with the laws of the State of Illinois.
This is the entire agreement between the parties and may not be modified except in writing
signed by both parties.
20. BINDING AUTHORITY: This agreement shall be binding upon the successors and assigns
of Broker, and upon the heirs, administrators, executors, successors, and assigns of Owner.
21. INDEMNIFICATION: Owner agrees (a) to indemnify, defend and save the Broker harmless
from all loss, expense, damage, claim suits and costs whatsoever (including without limit
attorneys fees and expenses) incurred and arising from performance or attempted performance by Broker of its duties and powers hereunder whether for personal injury and/or
property damage suffered by any person whomsoever on or about the Premises or otherwise. The Broker also shall not be liable for any error of judgment or for any mistake of
Page 13

fact or law or for anything; which, Broker may do or refrain from doing, hereinafter, except
in cases of willful misconduct or gross negligence. The Broker shall not be responsible for
any damage to the Premises, under any circumstance, by the tenant or others.
22. SURVIVAL: Indemnification and other provisions of this Agreement which benefit Broker
shall survive any termination of this Agreement.
23. FORCE MAJEURE: Any delays in the performance of any obligation of Broker under this
Agreement shall be excused to the extent that such delays are caused by wars, national
emergencies, natural disasters, strikes, labor disputes, utility failures, governmental regulations, riots, adverse weather, and other similar causes not within the control of Broker, and
any time periods required for performance shall be extended accordingly.
24. FACSIMILE AND OTHER ELECTRONIC MEANS: The parties agree that the offer, and
counteroffer and/or acceptance of any offer or counteroffer may be communicated by use
of a fax, electronic signature or other secure electronic means, including but not limited to
electronic mail and the internet, and the signatures, initials and handwritten or typewritten
modifications to any of the foregoing shall be deemed to be valid and binding upon the
parties as if the original signatures, initials and handwritten or typewritten modifications
were present on the documents in the handwriting of each party.
25. TERMINATION: Owner shall comply with Illinois Uniform Residential Landlord Tenant Act
and any other applicable laws. If Broker is unable to comply with such laws due to the
action or inaction of Owner concerning Premises, Broker may immediately terminate this
agreement by reason of frustration of compliance with law, by providing written notice of
termination to Owner. Upon written notice of the termination of the management agreement to the tenant(s) of Premises, Broker shall have no liability to the tenant(s) concerning
any events relating to their tenancy occurring after the termination of this agreement.
An Owner may also terminate this Agreement by giving Broker 30 days written notice. Owner
agrees to pay Goodwill Realty Group, Inc. a severance fee of 7% of the monthly rent for
the period remaining in the current lease, reimbursement of costs, such as advertisement,
co-brokerage fees, etc. accrued to date by the Broker. Owner may terminate without penalty, if notice is given in reasonable time of the property being vacant so that no advertising costs or administrative costs are incurred.

WHEREFORE, the parties have executed this Residential Management Agreement or

caused the same to be executed by their authorized representative.
THIS AGREEMENT supersedes all prior written or oral agreements and can be amended
only through a written agreement signed by both parties.
__________________________________________________

Broker / Property Manager

Z Team Property Management
____________________
Date

__________________________________________________

Owner
____________________
Date
Page 14
OWNER INFORMATION SHEET

OWNER NAME ____________________________________________________
HOME ADDRESS __________________________________________________

__________________________________________________

PHONE ________________________ CELL ________________________
WORK ________________________
FAX ________________________
EMAIL _____________________________________________________
EMERGENCY CONTACT
CONTACT NAME _________________________________________________
CONTACT NUMBER __________________________________
Page 15
PROPERTY INFORMATION
PROPERTY ADDRESS __________________________________________________

__________________________________________________
HOA NAME AND NUMBER

________________________________________________
________________________________________________
WHAT IS THE HOA FEE? _______________
WILL IT BE INCLUDED IN THE RENT? YES
NO
PREFERRED RENT AMOUNT $__________________

APPLIANCES TO REMAIN WITH PROPERTY
WARRANTY?
RANGE
YES
NO
FRIDGE
YES
NO
DISHWASHER
YES
NO
MICROWAVE
YES
NO
WASHER
YES
NO
DRYER
YES
NO
GARAGE DOOR OPENER
QUANTITY _____
BLINDS
QUANTITY _____
CURTAINS
QUANTITY _____
Page 16
PROPERTY INFORMATION (Cont.)

IMPORTANT LOCATIONS
WATER HEATER__________________________________________________
WATER CUT OFF_________________________________________________

GAS CUT OFF___________________________________________________

CIRCUIT BREAKER________________________________________________

1. Is the property currently vacant? YES
NO
2. What is the best way for us to gain access for showings? _______________
_________________________________________________________________
3. If property is occupied please provide a copy of lease and any contact info
for current tenant. Also, please provide any info that would be important
for us to know about the tenants/property. ____________________________
_________________________________________________________________
4. How can we get access to keys? ____________________________
5. Will you accept pets? YES
NO
6. When will property be available for tenant move in? ___________________

7. When can we make appt to take pictures for marketing? ________________
8. Is there an association? YES NO If so, what are regulations for
tenants? _________________________________________________________
9. Gate code? _______
Parking space #_______ Mailbox # _______
10. Is yard currently being taken care of or is that something we need to set
up? ____________________________________________________________
11. How did you hear about us? ________________________________________
_________________________________________________________________
Page 17
Homework Worksheet
Professionally clean carpet
Clean fireplace
Have bushes trimmed back tight and gardens weeded
Have gutters cleaned out
3 copies of front door keys
Leave garage door openers
Leave utilities on until new tenant moves in property
List us as point of contact with your homeowners association. Give copies
of association rules & regs to our office and list us as a point of contact.
List us as point of contact with your condo association. Give copies of
association rules & regs to our office and list us as a point of contact.
Change your lawn care company to send bills to our office. (If applicable)
Add Z Team Property Management as an additional insured on your homeowners insurance.
Ask insurance company to send copy of declaration page of insurance to
our office. Email: ruta@callzteam.net
Page 18
W-9
Form
(Rev. December 2014)
Department of the Treasury
Internal Revenue Service
Request for Taxpayer

Identification Number and Certification
Give Form to the

requester. Do not
send to the IRS.
Print or type
See Specific Instructions on page 2.
1 Name (as shown on your income tax return). Name is required on this line; do not leave this line blank.
2 Business name/disregarded entity name, if different from above
3 Check appropriate box for federal tax classification; check only one of the following seven boxes:
C Corporation
S Corporation
Partnership
Trust/estate
Individual/sole proprietor or
single-member LLC
Limited liability company. Enter the tax classification (C=C corporation, S=S corporation, P=partnership)
Note. For a single-member LLC that is disregarded, do not check LLC; check the appropriate box in the line above for
the tax classification of the single-member owner.
4 Exemptions (codes apply only to

certain entities, not individuals; see
instructions on page 3):
Exempt payee code (if any)
Exemption from FATCA reporting
code (if any)
(Applies to accounts maintained outside the U.S.)
Other (see instructions)

5 Address (number, street, and apt. or suite no.)
Requesters name and address (optional)
6 City, state, and ZIP code

7 List account number(s) here (optional)
Part I
Taxpayer Identification Number (TIN)
Enter your TIN in the appropriate box. The TIN provided must match the name given on line 1 to avoid
backup withholding. For individuals, this is generally your social security number (SSN). However, for a
resident alien, sole proprietor, or disregarded entity, see the Part I instructions on page 3. For other
entities, it is your employer identification number (EIN). If you do not have a number, see How to get a
TIN on page 3.
Note. If the account is in more than one name, see the instructions for line 1 and the chart on page 4 for
guidelines on whose number to enter.
Part II
Social security number
or
Employer identification number
Certification
Under penalties of perjury, I certify that:

1. The number shown on this form is my correct taxpayer identification number (or I am waiting for a number to be issued to me); and
2. I am not subject to backup withholding because: (a) I am exempt from backup withholding, or (b) I have not been notified by the Internal Revenue
Service (IRS) that I am subject to backup withholding as a result of a failure to report all interest or dividends, or (c) the IRS has notified me that I am
no longer subject to backup withholding; and
3. I am a U.S. citizen or other U.S. person (defined below); and
4. The FATCA code(s) entered on this form (if any) indicating that I am exempt from FATCA reporting is correct.
Certification instructions. You must cross out item 2 above if you have been notified by the IRS that you are currently subject to backup withholding
because you have failed to report all interest and dividends on your tax return. For real estate transactions, item 2 does not apply. For mortgage
interest paid, acquisition or abandonment of secured property, cancellation of debt, contributions to an individual retirement arrangement (IRA), and
generally, payments other than interest and dividends, you are not required to sign the certification, but you must provide your correct TIN. See the
instructions on page 3.
Sign
Here
Signature of
U.S. person
Date
General Instructions
Form 1098 (home mortgage interest), 1098-E (student loan interest), 1098-T
(tuition)
Section references are to the Internal Revenue Code unless otherwise noted.
Form 1099-C (canceled debt)
Future developments. Information about developments affecting Form W-9 (such

as legislation enacted after we release it) is at www.irs.gov/fw9.
Purpose of Form
Form 1099-A (acquisition or abandonment of secured property)

Use Form W-9 only if you are a U.S. person (including a resident alien), to
provide your correct TIN.
An individual or entity (Form W-9 requester) who is required to file an information

return with the IRS must obtain your correct taxpayer identification number (TIN)
which may be your social security number (SSN), individual taxpayer identification
number (ITIN), adoption taxpayer identification number (ATIN), or employer
identification number (EIN), to report on an information return the amount paid to
you, or other amount reportable on an information return. Examples of information
returns include, but are not limited to, the following:
If you do not return Form W-9 to the requester with a TIN, you might be subject
to backup withholding. See What is backup withholding? on page 2.
Form 1099-INT (interest earned or paid)
3. Claim exemption from backup withholding if you are a U.S. exempt payee. If
applicable, you are also certifying that as a U.S. person, your allocable share of
any partnership income from a U.S. trade or business is not subject to the
withholding tax on foreign partners' share of effectively connected income, and
Form 1099-DIV (dividends, including those from stocks or mutual funds)

Form 1099-MISC (various types of income, prizes, awards, or gross proceeds)
Form 1099-B (stock or mutual fund sales and certain other transactions by
brokers)
Form 1099-S (proceeds from real estate transactions)
By signing the filled-out form, you:

1. Certify that the TIN you are giving is correct (or you are waiting for a number
to be issued),
2. Certify that you are not subject to backup withholding, or
4. Certify that FATCA code(s) entered on this form (if any) indicating that you are
exempt from the FATCA reporting, is correct. See What is FATCA reporting? on
page 2 for further information.
Form 1099-K (merchant card and third party network transactions)

Cat. No. 10231X
Page 19
Form W-9 (Rev. 12-2014)
W9
(continued)
Page 20
W9
(continued)
Page 21
W9
(continued)
Page 22
ACH DIRECT DEPOSIT FOR PROPERTY OWNERS
This is my authorization to Goodwill Realty Group, (_______________________) to

COMPANY ID #
Automatically credit my checking savings account ______________________________

NUMBER
________________________at _________________________ in____________________________ ,
BANK TRANSIT/ABA NO.
FINANCIAL INSTITUTION
CITY
________________________ Monthly $ ____________________

STATE
I understand that this authorization will be in effect until I notify my financial institution that I no
longer desire this service, allowing it reasonable time to act on my notification. I also understand that if corrections in the credit amount are necessary, it may involve an adjustment (credit
or debit) to my account.
THIS AUTHORIZATION IS NON-NEGOTIABLE AND NONTRANSFERABLE

_________________________________________ _____________________________________
Property Owners Name
Signature
______________________________________________________________________
Property Address
Page 23
LEASE & RENTAL

WALK-THRU INSPECTION
The foundation of a well-run property management program is the rapport
that develops between the Landlord and Tenant. These two forms go a long
way in establishing that great relationship
Page 24
MAINSTREET ORGANIZATION OF REALTORS

RESIDENTIAL LEASE
1
2
3
4
5
6
LESSEE (Tenant):______________________________________________________________________
ADDRESS OF PREMISES:______________________________________________________________
LESSOR (Landlord):____________________________________________________________________
LESSORS ADDRESS:_________________________________________________________________
10
TERM OF LEASE: COMMENCEMENT DATE: ___________________________________________
11
EXPIRATION DATE: __________________________________________________________________
12
MONTHLY RENTAL: $___________________ SECURITY DEPOSIT: $_______________________
13
(To be paid in advance as directed by Lessor)
14
LATE PAYMENT PENALTY:_____% of monthly rental if not received by________________________
15
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If Dual Agency applies, complete Paragraph 19.
(Form 6010)
(Not for use in the City of Chicago)
In consideration of the mutual covenants and agreements herein stated, Lessor hereby leases to Lessee and Lessee
herby leases from Lessor for a private dwelling, the unit designated above (the Premises), for the above term.
1. RENT: Lessee shall pay Lessor, at Lessors address stated above or such other address as Lessor may designate
in writing, as rent for the Premises, the sum stated above monthly in advance, including any late charges and
amounts to be paid by Lessee under paragraph 2 hereof, from the beginning of this term until termination of this
Lease. Time of each payment is of the essence of this agreement. Monthly rent payments are due on the
____________________ day of each month.
2. LESSEES OBLIGATIONS: In addition to the monthly rental specified above, Lessee shall be responsible for
the following:
Electricity Gas/ Heating Fuel Rubbish removal
Water Service
Sewage Disposal Service
Landscape maintenance/snow removal

Homeowners Association dues currently $______________ per month
Other _____________________________________________________________________________
______________________________________________________________________________________
In the event one of the above utilities is not levied specifically on or in respect of the Premises, the Lessee shall pay
to Lessor as rent _________________ % of the utilities charged on the building of which the Premises is a part. If
Lessee fails to pay the above marked bills, the Lessor may pay them on Lessees behalf and the same if paid by the
Lessor shall be due as rent with the next payment due under the terms of this lease.
Lessee agrees that if, as a result of Lessees failure to timely pay any of the aforementioned utility charges, such
services are stopped or interrupted and damage results, Lessee shall be absolutely liable to Lessor for such damage.
Lessee Initial __________ Lessee Initial __________ Lessor Initial ___________ Lessor Initial________
Address______________________________________________________________________________
Page 1 of 6
Form 6010 Rev. 02/2009 Mainstreet Organization of REALTORS
Page 25
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3. LESSORS OBLIGATIONS: Lessor shall, at Lessors cost, provide to the premises:

Electricity
Gas/Heating Fuel
Rubbish removal
Water Service
Sewage Disposal Service
Refrigerator
Oven/Range/Stove
Microwave
Dishwasher
Garbage Disposal
Trash Compactor
Washer
Dryer
Other _____________________________________________________________________________
______________________________________________________________________________________
Lessor shall not be liable for failure to furnish the above when such failure is beyond Lessors control or when the
applicable system is under repair.
64
____________________________________________________________________________________________
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4. SECURITY DEPOSIT: Lessee has deposited with Lessor the Security Deposit stated above as security for the
performance of all covenants and agreements of Lessee hereunder. Lessor may at any time apply all or any portion
thereof in payment of any amounts due Lessor from Lessee. Upon termination of the Lease and full performance of
all Lessees obligations hereunder, so much of the Security Deposit as remains unapplied shall be returned to
Lessee. The Security Deposit shall not bear interest.
5. CONDITION OF PREMISES: Lessee acknowledges that Lessee has inspected the Premises and that the
Premises are in good repair, except as specified below, and that no representations as to the condition or repair
thereof have been made by the Lessor, or Lessors Designated Agent, prior to or at the execution of this Lease, that
are not herein expressed.
DEFECTS (if any) _____________________________________________________________________________
6. REPAIRS BY LESSEE: The Lessee covenants and agrees with the Lessor to take good care of and keep in
clean and healthy condition, the Premises and its fixtures, and to commit or suffer no waste therein; that Lessee will
make all repairs required to the walls, windows, glass, ceilings, paint, plastering, plumbing work, pipes, and
fixtures belonging to the Premises, whenever damage or injury to the same shall have resulted from Lessees
misuse or neglect; and Lessee agrees to pay for any and all repairs that shall be necessary to put the Premises in the
same condition as when Lessee entered therein, reasonable wear, acts of God, and loss by fire excepted; and Lessor
shall have the right to make said repairs and recover the cost of same from Lessee as rent.
7. REPAIRS BY LESSOR: In the event repairs are necessary as a result of normal wear and tear or acts of God,
Lessor shall make them within a reasonable time. Lessee shall not, without consent of the Lessor, have the right to
make repairs to the Premises and charge them against the rent due or withhold rent. In case the Premises shall be
rendered untenable by fire or other casualty, Lessor may at Lessors option terminate this lease or repair the
Premises within thirty days, and if Lessor fails to do so, this lease is terminated.
8. USE; SUBLET; ASSIGNMENT; ALTERATIONS: Lessee will not allow the Premises to be used for any
purpose that will increase the rate of insurance thereon or disturb the neighboring tenants, nor for any purpose other
than that hereinbefore specified nor to be occupied, in whole or in part, by any other person, and will not sublet the
same, or any part thereof, nor assign the lease without the Lessors prior written consent, which consent shall not be
unreasonably withheld, and will not permit the transfer, by operation of law, of the interest in the Premises
acquired through this lease, and will not permit the Premises to be used for unlawful purpose(s) or any purpose(s)
that will injure the reputation of the same or of the neighborhood; and will not permit any alteration (including but
not limited to painting, wall papering and other decorating) of or upon any part of the Premises without the prior
written consent of the Lessor, nor allow any signs or placards posted or placed thereon, except by written consent of
the Lessor; all alterations and additions to the Premises shall remain for the benefit of the Lessor unless otherwise
Address______________________________________________________________________________
Page 2 of 6
Page 26
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provided in said consent. LESSEE WILL KEEP NO DOGS, CATS OR OTHER ANIMALS OR PETS IN OR
ABOUT THE PREMISES EXCEPT AS SET FORTH HEREIN NO PETS PETS ALLOWED (List
number and weight)__________________________________________________________________ (Additional
security deposit may be required). LESSEE WILL NOT PERMIT THE PREMISES TO REMAIN
UNOCCUPIED WITHOUT PROVIDING ADEQUATE CARE TO PREVENT DAMAGES OF ANY KIND TO
THE PREMISES. Lessee shall keep the Premises in a neat and sanitary condition.
9. RIGHT TO RELET, TERMINATION REMEDIES: If Lessee shall abandon or vacate Premises, the same
may be re-let by the Lessor on behalf of the Lessee for such rent and upon such terms as Lessor may see fit, and if a
sufficient sum shall not be thus realized, after paying the expenses of such re-letting and collecting of rent, to
satisfy the rent specified herein, the Lessee agrees to satisfy and pay all deficiency. If the Lessee retains possession
of the Premises after the term of this lease expires, the Lessor may either accept further rent payments by the
Lessee, in which case a month-to-month tenancy shall be created, or sue for possession; and Lessor shall be entitled
to recover from Lessee all damages sustained by him as a result of Lessees failure to vacate the Premises,
including but not limited to lost rent, court costs and attorneys fees. In the event Lessee retains possession without
Lessors consent beyond the term of this lease, it is agreed rent shall be double the rent for the preceding term.
Lessees right of possession may be terminated without terminating Lessees liability to pay rent. All remedies
herein provided shall be cumulative. No waiver of a breach or default by either party shall be deemed a continuing
waiver. Lessee or Lessor shall pay all reasonable attorneys fees and court costs incurred by the other in enforcing
the terms of this agreement as a result of a default by the other or in defending against acts or omissions of the other
as ordered by a court of competent jurisdiction.
10. DESCRIPTION OF PREMISES: Premises includes the residential unit described above together with the
garage, out buildings, and common elements, if any.
11. ACCESS: Lessor shall have free access to the Premises at all reasonable hours, and at all times in cases of
emergency, for the purposes of examining or exhibiting the same for sale or rent or for making any repairs to the
Premises which the Lessor may deem fit to make. Lessor shall have the right to place upon the Premises, at all
times, For Sale/Rent signs and Lessee will not interfere with same. Lessor shall have the right to install any
necessary key box and Lessee hereby authorizes same. Lessor shall be provided with and may retain and use copies
of all keys necessary for access to the Premises. Lessee acknowledges that Lessor has advised Lessee of the need
for safeguarding and insuring Lessees personal property and valuables located upon the Premises.
12. COMPLIANCE: Lessee will in every respect comply with applicable local ordinances with the rules and
orders of the health officers thereof, with the orders and requirements of the police department, with the
requirements of any underwriters association so as not to increase the rates of insurance upon the building and
contents thereof, with the rules and orders of the fire department with respect to any matters coming within their
jurisdiction, with the rules and bylaws of any applicable homeowners association and with any Lessors rules
attached hereto.
13. LIMITATION OF LIABILITY: Lessor shall not be liable for damage or injury to the Lessee, Lessees
invitees, or licensees, or the Lessees personal property on the Premises, or in storage areas, or parking areas,
provided by the Lessor, occasioned by leaking plumbing, gas or water pipes, or water, snow or ice, nor for any
damage arising from acts or neglect of any owners or occupants of adjacent property. Lessor is not an insurer of
Lessees person or possessions. Lessee agrees that all of Lessees person and property in the Premises shall be at
risk of Lessee only and that Lessee will carry such insurance as Lessee deems necessary.
Address______________________________________________________________________________
Page 3 of 6
Page 27
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14. RENT AFTER NOTICE OR SUIT: After the service of notice, or the commencement of a suit or after final
judgement for possession of the Premises, the Lessor may receive and collect any rent due, and the payment of said
rent shall not waive or affect said notice, said suit or said judgement.
15. PLURALS; SUCCESSORS: The words Lessor and Lessee wherever used herein shall be construed to
mean Lessors and Lessees. In cases where more than one person constitutes either party to this lease, all such
persons shall be jointly and severally liable. All the covenants and agreements herein contained shall be binding
upon and inure to the benefit of their respective successors, heirs, executors, administrators and assigns. The rights,
powers and duties under this Lease may be exercised by Lessors or Lessees attorney or agent.
16. SEVERABILITY: If any clause, phrase, provision or portion of this lease or the application thereof to any
person or circumstance shall be invalid, or unenforceable under the applicable law, such event shall not affect,
impair or render invalid or unenforceable, the remainder of this lease nor any other clause, phrase, provision or
portion hereof, nor shall it affect the application of any clause, phrase, provision or portion hereof to other persons
or circumstances.
17. SUBORDINATION: This lease is subordinate to any mortgages and other security devices now or hereafter
placed against the Premises.
18. LEAD-BASED PAINT DISCLOSURE:
If applicable, prior to signing this Lease, Lessee [check one] has has not received the EPA Pamphlet,
Protect Your Family From Lead in Your Home and [check one] has has not received a Lead-Based Paint
Disclosure.
19. CONFIRMATION OF DUAL AGENCY: The Parties confirm that they have previously consented to
_____________________________________________________ (Licensee) acting as a Dual Agent in providing
brokerage services on their behalf and specifically consent to Licensee acting as a Dual Agent with regard to the
transaction referred to in this Lease.
20. ATTORNEY REVIEW: The parties agree that their respective attorneys may approve or make modifications
to this Lease, other than stated rental price, within five (5) business days after the date of the Lease. If within ten
(10) Business Days after the Date of Acceptance, written agreement cannot be reached by the Parties with respect
to resolution of proposed modifications, then either Party may terminate this Lease by serving written notice to the
other Party, whereupon this Lease shall be null and void and security deposit shall be refunded to Lessee by Lessor.
IF WRITTEN NOTICE IS NOT SERVED WITHIN THE TIME SPECIFIED, THIS PROVISION SHALL BE
DEEMED WAIVED BY THE PARTIES, AND THIS LEASE SHALL REMAIN IN FULL FORCE AND
EFFECT.
21. NOTICE: All notices required shall be in writing and shall be served by one party to the other party. Notice to
any one of the multiple-person party shall be sufficient notice to all. Notice shall be given in the following manner:
1. By personal delivery of such notice; or
2. By mailing of such notice to the addresses recited herein by regular mail and by certified mail, return
receipt requested. Except as otherwise provided herein, notice served by certified mail shall be
effective on the date of mailing; or
3. By sending facsimile transmission. Notice shall be effective as of date and time of facsimile
transmission, provided that the notice transmitted shall be sent on business days during business hours
(9:00 a.m. to 5:00 p.m. Central time). In the event fax notice is transmitted during nonbusiness hours,
Address______________________________________________________________________________
Page 4 of 6
Page 28
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the effective date and time of notice is 9:00 a.m. Central time of the first business day after
transmission.
4. By sending email transmission. Notice shall be effective as of date and time of email
transmission, provided that the Notice transmitted shall be sent on Business Days during Business
Hours. In the event email Notice is transmitted during non-business hours, the effective date and
time of Notice is the first hour of the next Business Day after transmission.
5. By commercial overnight delivery (e.g., FedEx). Such Notice shall be effective on the next Business
Day following deposit with the overnight delivery company.
22. MUTUAL WAIVER OF SUBROGATION RIGHTS: Whenever any loss, cost, damage or expense resulting
from fire, explosion or any other casualty or occurrence is incurred by either of the parties to this Lease in
connection with the Premises, and such party is covered in whole or in part by insurance with respect to such loss,
cost, damage or expense, then the party so insured hereby releases the other party from any liability it may have on
account thereof, provided that such release of liability and waiver of the right of subrogation shall not be operative
in any case where the effect thereof is to invalidate such insurance coverage or increase the cost thereof.
23. ENTIRE AGREEMENT: This document and the documents incorporated herein are the entire agreement of
the parties and no representations of either party are binding unless contained herein.
THIS FOLLOWING OPTIONAL PARAGRAPH APPLIES ONLY IF INITIALED BY ALL PARTIES.
___ ___ ___ ___ 24. AGREEMENT FOR PROPOSED FUTURE PURCHASE BY LESSEE: On or before the
Commencement Date of this Lease, the Lessor and Lessee shall enter into a mutually acceptable agreement for the
Lessees proposed future purchase of the Premises. In the event such agreement has not been executed this Lease
shall be null and void.
THIS LEASE HAS BEEN APPROVED BY THE MAINSTREET ORGANIZATION OF REALTORS AND THE DUPAGE
COUNTY BAR ASSOCIATION. THE PARTIES ARE CAUTIONED THAT THIS IS A LEGALLY BINDING
AGREEMENT. IF THE TERMS ARE NOT UNDERSTOOD, PLEASE SEEK LEGAL COUNSEL BEFORE SIGNING IT.
DATE______________________________________
DATE__________________________________________
___________________________________________
LESSEE (Tenant)
_______________________________________________
LESSOR (Landlord)
___________________________________________
LESSEE (Tenant)
_______________________________________________
LESSOR (Landlord)
GUARANTEE
For value received, the undersigned hereby guarantees the payment of the rent and the performance of the
covenants by the Lessee in the within Lease covenanted and agreed, in manner and form as in said Lease provided.
DATE____________________________________
_______________________________________________
GUARANTOR
_______________________________________________
GUARANTOR
Address______________________________________________________________________________
Page 5 of 6
Page 29
232
FOR INFORMATION ONLY IF APPLICABLE
233
____________________________________________ _______________________________________________
234
Lessees Broker Office
235
___________________________________ ____________________________________
236
Lessees Designated Agent
237
____________________________________________ _______________________________________________
238
Phone
239
____________________________________________
______________________________________________
240
E-mail
E-mail
241
____________________________________________ _______________________________________________
242
Lessees Attorney
243
____________________________________________ _______________________________________________
244
Phone
245
____________________________________________ _______________________________________________
246
Homeowners/Condo Association (if any)
MLS #
MLS #
Fax
Lessors Broker Office (Listing Office)
Lessors Designated Agent
Phone
E-mail
Lessors Attorney
Fax
Phone
Phone
MLS #
Management Co./Other Contact
MLS #
Fax
E-mail
Fax
Phone
Address______________________________________________________________________________
Page 6 of 6
Page 30
Condition of
Rental
Property
Checklist
Instructions: Tenant(s) complete(s) this checklist within three days of moving in and
tenant(s) and landlord or manager review property and completed checklist together and
mutually agree on the condition of the property upon move-in by signing this form. Each
party keeps a copy of signed checklist. Tenant(s) and landlord or manager uses the
move-in checklist during the pre-move out inspection and again when determining if any
of the tenants deposit will be retained for cleaning or repairs after move-out.
BE SPECIFIC and DETAILED when filling out the checklist.
Tenant Name (Print)
Tenant Name (Print)
Property Address
Tenant Name (Print)

Tenant Name (Print)
Landlord/Manager Name (Print)
Tenant Name (Print)
ITEM
CONDITION
ON ARRIVAL
CONDITION
ON DEPARTURE
LIVING ROOM
Floor & Floor Covering
Walls & Ceiling
Door(s)
Door Lock(s) & Hardware
Lighting Fixture(s)
Window(s) & Screen(s)
Window Covering(s)
Smoke Alarm
Carbon Monoxide Alarm
Fireplace
KItcheN
Floor & Floor Coverings
Walls & Ceiling
Door(s)
Door Lock(s) and Hardware
Window Covering(s)
Light Fixture(s)
Cabinets
Counters
Stove/Oven/Range Hood
Refrigerator
Dishwasher
Sink(s) & Plumbing
Garbage Disposal
Fire Extinguisher
Other
Page 1
Page 31
CONDITION OF RENTAL PROPERTY CHECKLIST

ITEM
CONDITION
ON ARRIVAL
CONDITION
ON DEPARTURE
DINING ROOM
Floor & Floor Covering(s)
Walls & Celing
Light Fixture(s)
Window Covering(s)
Other
BathROOM #1
Floors & Floor Covering(s)
Walls & Ceilings
Counters & Surfaces
Window Covering(s)
Sink & Plumbing
Bathtub/Shower
Toilet
Light Fixture(s)
Door(s)
Door Lock(s) & Hardware(s)
Other
BathROOM #2
Walls & Ceiling
Counters & Surfaces
Window Covering(s)
Sink & Plumbing
Bathtub/Shower
Toilet
Light Fixture(s)
Door(s)
Door Lock(s) & Hardware(s)
Other
Page 2
Page 32

ITEM
CONDITION
ON ARRIVAL
CONDITION
ON DEPARTURE
BeDROOM #1
Walls & Ceiling
Window Covering(s)
Closet(s), including Doors & Tracks
Lighting Fixture(s)
Smoke Alarm
Door(s)
BeDROOM #2
Walls & Ceiling
Window Covering(s)
Closet, including Doors & Tracks
Lighting Fixtures
Smoke Alarm
Door(s)
BeDROOM #3
Walls & Ceiling
Window Covering(s)
Closet, including Doors & Tracks
Lighting Fixtures
Smoke Alarm
Door(s)
haLL
Smoke Alarm
Page 3
Page 33

IteM
cONDItION
ON DePaRtURe
cONDItION
ON aRRIVaL
OtheR
Heating System
Air Conditioning
Stair(s)
Hallway(s)
Lawn(s) & Garden(s)
Patio, Terrace, Deck, etc
Parking Area(s)
Other
Other
Other
Other
# of Keys Received:
Tenants acknowledge that all smoke alarms, carbon monoxide alarms, and fire extinguishers were tested in
their presence and found to be in working order, and that the testing procedure was explained to them.
Tenants agree to test all detectors at least once a month and to report any problems to Landlord/Manager in
writing.
Comments: ______________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
________________________________________________________________________________________
MOVe-IN INSPectION Date:
MOVe-OUt INSPectION Date:
Owner/agent Signature
Owner/agent Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
tenant Signature
Page 4
Revised 2/14
Page 34
PET AGREEMENT
1. Pet Information

Pet Name ________________________________ Species ______________________________
Breed __________________________________ Color _________________________________
Age ______________ Weight ______________ Spayed/Neutered Yes__ No__
2. Permission

Owner grants permission to Tenant to keep the Pet, and no others, on the Premises, subject
to the terms and conditions of the Lease and this Addendum. Owner may revoke permission at any time if Tenant fails to comply with any of the terms of the Addendum or Lease.
3. Pet Deposit and Fee

Tenant has deposited the Pet Deposit for the faithful performance of all terms and conditions of the Lease and this Addendum, including, but no limited to, the return of the Premises in good and clean condition, free of pet damage and flee and other pest infestation,
at the completion of the Term, the Pet Deposit shall be added to the Security Deposit and
be subject to all of the other terms and conditions regarding the Security Deposit. Tenant
has paid the Per Fee as a non-refundable fee to induce Owner to grant permission for the
Pet. Tenant understands that Per Fee is non refunded, even if the Pet subsequently removed
from the Premises or if there is no damage to the Premises at the end of the Term.
4. Pet Rent

In addition to the Rent, Tenant shall pay Pet Rent for each month, or part of the month, that
the Pet is on the Premises. The Pet shall be considered to be on the Premises until the Pet
is removed, Tenant has Owner and Agent written notice that the Pet has been removed,
Owner has confirmed by the inspection of the Premises, all pests have been exterminated.
The Pet rent shall be payable in the same manner as Rent.
5. Pet Control

Tenant shall keep the Pet in accordance with all applicable laws and ordinances, including
licensing the Pet, keeping current all applicable shots, and leashing the Pet when outdoors.
Tenant shall promptly remove and properly dispose of all pet waste, and shall not curb
the Pet on the shrubbery, flowers and small trees. Tenant shall not permit the Pet to bark,
howl, or otherwise emit noises in such level, frequency, or time as to disturb others. Tenant
shall not keep the Pet on the Premises if the Pet is or becomes vicious or threatening, bites
or attacks any person or other pet, or otherwise is or becomes a nuisance. Tenant shall not
leave the pet on the Premises unattended for any period in excess of 10 hours. Tenant shall
provide proper care, food, and shelter for the Pet and not abuse the Pet in any way. No
breeding of the Pet shall be permitted on the Premises.
6. Condition of Premises

Tenant shall be responsible for all damage caused by the Pet to the Premises, including all
repairs and replacements considered appropriate by Owner or Agent. Upon termination
of the Lease or removal of the Pet from the Premises, whichever occurs first, Tenant shall
have the Premises professionally exterminated and the carpets professionally cleaned and
deodorized at Tenants cost through companied approved by Agent.
Page 35
PET AGREEMENT (Continued)
Tenant shall provide Agent with copies of paid receipts for the extermination and cleaning.
Tenant shall remain liable for dormant infestation and latent pet odor (including extermination costs and carpet replacement/floor refinishing, if necessary) for 30 days after
the Pet is removed from the Premises and the required extermination and cleaning are
complete. Even if prior to that time Security Deposit and Pet Deposit have been returned to
Tenant.
7. Additional Entry Rights

In addition to Owners rights under the Lease, if the Owner receives any complaint regarding the Pet or otherwise has reason to believe that a violation regarding the Pet has
occurred, Owner and/or Agent may enter the Premises to investigate the possible violation.
Owner and Agent will only enter the Premises under this provision on reasonable notice
and at reasonable time unless the circumstances require otherwise, such as in the event of
an emergency, tenants absence from the Premises, or Tenants attempted evasion of the
requirements of the Lease or this Addendum.
8. Removal of Pet

In an emergency, or if the Pet becomes vicious, appears severely ill, or otherwise behaves
in manner that Owner or Agent believes poses an immediate threat to the health and safety of the Pet or others, Owner and Agent may enter the Premises and remove, or cause to
be removed, the Pet and take any other action which Owner or Agent considers appropriate, including placing the Pet in the shelter or other similar facility. In such an event, Tenant
shall be responsible for all the costs incurred. Owner shall only act under this paragraph if
Tenant has failed to take corrective action within a reasonable time after being requested
to do so or if the Tenant is not available.
9. Interpretation

This Addendum supplements the terms and conditions of the Lease. If any provision of this
Addendum conflicts with any provision of the Lease, this Addendum shall control. All rights
and remedies of Landlord are cumulative. Any default under this Addendum shall constitute a default under the Lease.
10. Additional Provisions

$25 per month per pet is charged as Pet Rent. This is not refundable and cannot be
charged until current lease is up. This is a fee that is not negotiable and it is for a full year
whether pet remains at property for that year or not.
This is a legally binding contract. If any of these terms are unclear to you, seek competent
advice before signing.
_____________________________________ ______________________________________
Owner Tenant
_____________________________________ ______________________________________
Date Tenant
Page 36
ILLINOIS ASSOCIATION OF REALTORS
DISCLOSURE OF RADON HAZARDS

(For Leases/Rentals of a Residential Dwelling Unit)*
Address of Dwelling Unit: _______________________________________________________________
LESSORS DISCLOSURE (Check which of the following applies and sign and date where indicated)
(a)
A Lessee has provided written notice to Lessor that a radon test has indicated that a radon hazard* may
exist in the dwelling unit that has not been remediated by an IEMA licensed contractor.
(b)
Lessor has conducted a radon test in the dwelling unit and the test results indicate the existence of a
radon hazard* in the dwelling unit that has not been remediated by an IEMA licensed contractor.
_____________________________________
LESSORS Signature
______________________
Date
LESSEES ACKNOWLEDGEMENT OF RECEIPT OF DISCLOSURE (Sign and date where indicated)
_____________________________________
LESSEES Signature
______________________
Date
_____________________________________
LESSEES Signature
______________________
Date
*Radon hazard means radon concentrations at or above EPA or IEMA recommended Radon Action Level, or 4.0
picocuries of radon per liter of air (pCi/L) (www.epa.gov/radon/pubs/mitstds.html).
*NOTE: This disclosure should be provided to a new residential Lessee of a dwelling unit
any time the Lessor becomes aware of a possible radon hazard* in the dwelling unit and
that has not been remediated by a radon contractor licensed by the Illinois Emergency
Management Agency (IEMA). This disclosure should also be provided to an existing
residential Lessee if the Lessor conducts a test of the dwelling unit which indicates a
radon hazard* that has not been remediated by a radon contractor licensed by IEMA.
FORM 422L (6/14/13) COPYRIGHT ILLINOIS ASSOCIATION OF REALTORS
Page 37
1/1
MAINSTREET ORGANIZATION OF REALTORS

PRE-1978 HOUSING RENTAL AND LEASES DISCLOSURE OF INFORMATION
LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS
Lead Warning Statement
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 pre1978 housing, lessors 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.
Property commonly known as:

City of
County of
, Illinois.
Lessors Disclosure (Initial)

__________(a)
Presence of lead-based paint and/or lead-based paint hazards (check one below):
Known lead-based paint and/or lead-based paint hazards are present in the
housing (explain):
Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in

the housing.
__________(b)
Records and Reports available to the lessor (check one below):

Lessor has provided the purchaser with all available records and reports
pertaining to lead-based paint and/or lead-based paint hazards in the housing
(list documents below):
Lessor has no reports or records pertaining to lead-based paint and/or

lead-based paint hazards in the housing.
Lessees Acknowledgment (Initial)
__________(c)
Lessee has received copies of all information listed above.
__________(d)
Lessee has received the pamphlet Protect Your Family From Lead in Your
Home.
Lessors Designated Agent Acknowledgment (Initial)
__________(e)
Lessors Designated Agent has informed the lessor of the lessors obligations
under 42 U.S.C.4852 (d) and is aware of his/her responsibility to ensure
compliance.
Certification of Accuracy
The following parties have reviewed the information above and certify to the best of their
knowledge, that the information they have provided is true and accurate.
Lessor
Lessee
Lessor
Lessee
Date
Date
Lessors Designated Agent
Lessees Designated Agent
Date
Date
Rev. 1.2012 MAINSTREET ORGANIZATION OF REALTORS
Page 38
MONTHLY STATEMENT
This monthly statement is sent to the Owner with invoice, if any, usually by
the 11th day of the Month
Page 39
579 W North Ave, Ste 300B, Elmhurst, IL 60126

Office: (847) 804-8706 Fax: (630) 600-4667
www.ZTeamPM.com

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OWNER

RESIDENTIAL MANAGEMENT AGREEMENT

RESIDENTIAL MANAGEMENT AGREEMENT (continued)

RESIDENTIAL MANAGEMENT AGREEMENT (continued)

RESIDENTIAL MANAGEMENT AGREEMENT (continued)

RESIDENTIAL MANAGEMENT AGREEMENT (continued)

Owner ___________________________________ Phone_____________________________

City _____________________________________ State ____________ Zip ______________

13. OWNER REPRESENTATIONS AND WARRANTIES:

RESIDENTIAL MANAGEMENT AGREEMENT (continued)

RESIDENTIAL MANAGEMENT AGREEMENT (continued)

WHEREFORE, the parties have executed this Residential Management Agreement or

OWNER INFORMATION SHEET

HOA NAME AND NUMBER

PREFERRED RENT AMOUNT $__________________

GARAGE DOOR OPENER

PROPERTY INFORMATION (Cont.)

6. When will property be available for tenant move in? ___________________

Parking space #_______ Mailbox # _______

Request for Taxpayer

Give Form to the

4 Exemptions (codes apply only to

Other (see instructions)

Requesters name and address (optional)

6 City, state, and ZIP code

Taxpayer Identification Number (TIN)

Social security number

Under penalties of perjury, I certify that:

Form 1099-C (canceled debt)

Future developments. Information about developments affecting Form W-9 (such

Form 1099-A (acquisition or abandonment of secured property)

An individual or entity (Form W-9 requester) who is required to file an information

Form 1099-INT (interest earned or paid)

Form 1099-DIV (dividends, including those from stocks or mutual funds)

By signing the filled-out form, you:

Form 1099-K (merchant card and third party network transactions)

Form W-9 (Rev. 12-2014)

ACH DIRECT DEPOSIT FOR PROPERTY OWNERS

This is my authorization to Goodwill Realty Group, (_______________________) to

________________________ Monthly $ ____________________

LEASE & RENTAL

MAINSTREET ORGANIZATION OF REALTORS

TERM OF LEASE: COMMENCEMENT DATE: ___________________________________________

EXPIRATION DATE: __________________________________________________________________

MONTHLY RENTAL: $___________________ SECURITY DEPOSIT: $_______________________

(To be paid in advance as directed by Lessor)

LATE PAYMENT PENALTY:_____% of monthly rental if not received by________________________

If Dual Agency applies, complete Paragraph 19.

(Not for use in the City of Chicago)

3. LESSORS OBLIGATIONS: Lessor shall, at Lessors cost, provide to the premises:

FOR INFORMATION ONLY IF APPLICABLE

Lessees Broker Office

Lessees Designated Agent

Homeowners/Condo Association (if any)

Lessors Broker Office (Listing Office)

Lessors Designated Agent

Management Co./Other Contact

Tenant Name (Print)

Landlord/Manager Name (Print)

Tenant Name (Print)

CONDITION OF RENTAL PROPERTY CHECKLIST

CONDITION OF RENTAL PROPERTY CHECKLIST

CONDITION OF RENTAL PROPERTY CHECKLIST

MOVe-IN INSPectION Date:

Owner _______ Phone_

City _______________________ State Zip

Parking space #_ Mailbox # _

____ Monthly $

MONTHLY RENTAL: $_ SECURITY DEPOSIT: $_____

LATE PAYMENT PENALTY:_% of monthly rental if not received by____________________

Pet Name __ Species

Breed __ Color _

Age ____ Weight Spayed/Neutered Yes No