13412 Epping Way, Tustin, CA 92780

Corner of Red Hill and Bryan in Tustin; near Pine Tree Park 1 bed, 1 bath 540 sqft ADU in backyard of single family residence. Utilities (electricity, water, trash, sewer) included in rent. Unit centrally located in Tustin half mile east of 5 freeway near junction 5/55. Distance to: Irvine/Tustin Marketplace 2.5 miles Irvine Spectrum 5 miles Disneyland 7 miles Newport Beach 10 miles Irvine Regional Park 5 miles Irvine Valley College 6 miles Amenities: Mini-split in living room and bedroom Street parking Refrigerator, dishwasher in unit Washer & dryer hookup in unit Quiet neighborhood Landlord lives on-site 1. Single occupancy only (no additional occupants without landlord's prior written approval) 2. Initial term: 12 months, from start date to 12 months later - **After the initial term The tenancy continues month-to-month on the same terms, unless either party ends it with written notice as required by California law. - **Move-in Tenant may not move in until the lease is signed, first month's rent and the security deposit (one month's rent) are paid, and a move-in walkthrough / condition report (with photos) is completed. 3. Rent - **Monthly rent $2,490, due on the 1st of each month. - **Payment method Bank transfer / Zelle / check - **First month Due at signing / before move-in, prorated if the start date is not the 1st: $2,490 divide by days in that month x days occupied. - **Rent increases No increase during the initial 12-month term. After that, up to 5% increase per year. 4. Fees and deposits - **Application / screening fee $35 - **Security deposit $2,490 (one month's rent). The deposit is fully refundable, less only lawful deductions (unpaid rent, damage beyond normal wear and tear, cleaning to return the unit to its move-in condition). - **Deposit return Within 21 calendar days after move-out. - **Late fee $125 (5% of rent) if rent is not received within a 5-day grace period. - **Returned payment fee $25 for the first returned payment, $35 for each later one - **No other mandatory fees No separate pet deposit, cleaning deposit, key deposit, or "convenience" / notice-posting fee beyond the amounts above. 5. Utilities included in rent The following are included in the $2,490 rent at no separate charge: - Gas, electricity, water, sewer, trash / recycling, and water heater **Not included: Internet / Wi-Fi tenant arranges and pays for their own service or landlord provides Wi-Fi **Fair use Tenant agrees to normal, single-occupant residential use. Excessive use (for example, running a business, crypto mining, or a grow operation from the unit) is a lease violation. 6. Tenant responsibilities - Keep the unit clean and sanitary; dispose of trash/recycling as directed. - Report maintenance problems promptly in writing (text/email is acceptable). - Do not disable or remove smoke alarms or carbon monoxide detectors. - No alterations, painting, or fixture changes without prior written approval. Tenant must restore the unit to its move-in condition at move-out, except normal wear and tear. - No illegal activity, and no business use that increases utility use, traffic, or noise without prior written approval. 7. House policies - **Smoking No smoking or vaping inside the ADU, including cannabis. - **Pets No pets allowed. - **Guests Guests may stay up to 7 consecutive days and no more than 14 days in any 12-month period. A longer stay requires written approval and may require the guest to apply as an occupant. - **Parking Street parking for 1 vehicle. Move vehicle for street sweeping on Tues 7-9am. - **Quiet hours 9:00 PM - 8:00 AM, given the landlord lives on the same lot. No loud music, parties, or construction noise during quiet hours. - **Subletting / short-term rental No subletting, assignment, or Airbnb / short-term rental. - **Storage / yard No storage of hazardous materials, inoperable vehicles, or large items in shared yard areas. - **Renter's insurance Recommended 8. Ending the tenancy - **Tenant notice (month-to-month phase) At least 30 days' written notice. - **Landlord notice Termination notice at least 30 days in advance written notice. - **Nonpayment / lease violation A 3-day notice to pay or quit. - **Move-out Tenant returns all keys / fobs, leaves the unit clean and empty of personal property, and completes a move-out walkthrough. Property left behind will be discarded. **Move-in money summary (market tenancy, at $2,490 rent) - First month's rent: $2,490 - Security deposit: $2,490 - **Total due before move-in: $4,980** (plus any lawful application fee already paid)