(Undisclosed Address), San Jose, CA 95111

Brand-New 2-Bedroom ADU with Private Entrance and Convenient Location Beautifully newly built ADU featuring two bedrooms, one bathroom, and an open-concept living room and kitchen area. The unit has its own private side entrance and brand-new finishes throughout. Water and trash are included. Washer and dryer hookups are installed and ready to use, allowing tenants the option to install their own appliances. No dedicated parking is included. Conveniently located near major freeways, including Highway 101 North and South, Highway 87, and Highway 85. Nearby shopping and everyday necessities include Costco, Lowe's, and Safeway. This private, move-in-ready ADU is an excellent opportunity for those looking for a new and conveniently located home. CALIFORNIA RESIDENTIAL LEASE AGREEMENT SAN JOSE, CALIFORNIA ADU This Residential Lease Agreement ("Agreement") is entered into between the following parties: LANDLORD / OWNER: Name: ______________________________________________ Phone: _____________________________________________ Email: ______________________________________________ TENANT(S): Tenant 1: ___________________________________________ Tenant 2: ___________________________________________ RENTAL PROPERTY / ADU ADDRESS: San Jose, California __________ The parties agree to the following terms and conditions. 1. PREMISES Landlord rents to Tenant the residential dwelling described above ("Premises"). The Premises is an approximately 512-square-foot, unfurnished ADU (Accessory Dwelling Unit) located in San Jose, California. The Premises consists generally of: Two (2) bedrooms One (1) bathroom One (1) kitchen/living area Refrigerator Microwave/over-the-range hood Stove/range No dishwasher Other fixtures/appliances specifically identified in the move-in condition checklist The Premises is rented unfurnished. Unless specifically included in this Agreement or otherwise provided in writing by Landlord, Tenant has no right to use other portions of the property, structures, storage spaces, garages, sheds, yards, or other areas belonging to Landlord. Any shared areas, if applicable, shall be specifically identified in writing. 2. TERM OF TENANCY Move-In Date: ______________________________ The tenancy shall be: Fixed-term tenancy ending ______________________________ OR Month-to-month tenancy beginning _______________________ Any renewal, extension, or modification of the tenancy shall comply with applicable California and San Jose law. Nothing in this Agreement waives any tenant protection that cannot legally be waived. 3. MONTHLY RENT Monthly rent is: $2,800.00 Rent is due on or before the 1st day of each calendar month, unless otherwise agreed in writing. Tenant is responsible for ensuring that the full amount of rent is received when due. Payment method: Landlord may change the payment method upon reasonable notice, provided the method complies with applicable law. Tenant shall not withhold, deduct, or offset rent except where legally permitted. Any late fee or returned-payment fee must comply with California and applicable local law. 4. SECURITY DEPOSIT The security deposit is: $2,800.00 The security deposit is not last month's rent and is not a non-refundable fee. The security deposit may be used only for purposes permitted by California law, including, where legally permitted: Unpaid rent; Repair of damage beyond ordinary wear and tear; Necessary cleaning to restore the Premises to the legally required condition; Repair or replacement of Landlord's property damaged by Tenant; and Other deductions specifically permitted by California law. Landlord shall comply with all applicable California requirements concerning the handling, accounting, inspection, documentation, and return of the security deposit. Tenant may not use the security deposit as payment for the final month's rent without Landlord's written agreement. 5. RENTERS INSURANCE REQUIRED Tenant is required to maintain renters/tenant insurance throughout the entire tenancy. Tenant shall obtain insurance providing reasonable personal-property and personal-liability coverage appropriate for Tenant's occupancy. Minimum personal liability coverage required: $100,000 per occurrence, unless a different amount is required or permitted by applicable law. Tenant shall provide proof of insurance to Landlord: Before taking possession, and Upon reasonable request during the tenancy. Tenant shall maintain continuous coverage and shall not intentionally allow the policy to lapse. Tenant shall promptly notify Landlord if the policy is cancelled, terminated, or materially changed. Landlord's property insurance does not insure Tenant's personal belongings. Tenant is responsible for obtaining coverage for Tenant's personal property, personal liability, loss of use, and other risks associated with Tenant's occupancy. To the extent permitted by law, failure to maintain required insurance may constitute a breach of this Agreement. Landlord's remedies for any breach shall be limited to those permitted by applicable law. 6. UTILITIES Landlord shall pay: Water Tenant shall pay: Gas Electricity Tenant shall establish and maintain required utility accounts in Tenant's name where the utility provider permits. Tenant shall keep required utility accounts current throughout the tenancy. Tenant shall not intentionally disconnect, damage, tamper with, or interfere with utilities serving the Premises. If any utility is shared with another dwelling or occupant, the parties shall establish a separate written utility arrangement consistent with applicable law. 7. OCCUPANCY Only the following persons are authorized to reside at the Premises: Tenant 1: ______________________________________ Tenant 2: ______________________________________ No additional person may establish residency at the Premises without Landlord's prior written approval when approval is legally permitted. Tenant shall not assign the Agreement, sublease the Premises, or transfer possession without Landlord's prior written consent except where California law provides otherwise. Nothing in this provision is intended to restrict legally protected occupants or reasonable accommodations required by law. 8. GUESTS Reasonable temporary guests are permitted. Guests may not establish residency at the Premises without Landlord's prior written approval when legally permissible. Tenant is responsible for the conduct of Tenant's guests and invitees to the extent permitted by law. Tenant shall ensure that guests comply with applicable property rules. 9. NO PETS No pets are permitted at the Premises. Tenant shall not keep, board, foster, or permit pets or other animals to reside at the Premises without Landlord's written authorization. This restriction does not apply to an assistance animal that Tenant is legally entitled to have as a reasonable accommodation under applicable law. Tenant remains responsible for legally recoverable damage caused by an animal under Tenant's responsibility. 10. NO SMOKING Smoking is prohibited at the Premises and in all areas designated as non-smoking areas. This prohibition includes: Cigarettes; Cigars; Pipes; Vaping/e-cigarettes; Marijuana/cannabis smoke; and Other smoke-producing products, to the extent legally permitted. Tenant shall not permit guests to violate this provision. Tenant may be responsible for legally recoverable costs associated with damage, odor, cleaning, deodorization, or restoration caused by a violation. 11. QUIET HOURS AND NOISE Tenant shall respect the peace and quiet of neighbors and other occupants. Quiet hours are from 9:00 PM through 9:00 AM. During quiet hours, Tenant and guests shall not create or permit loud or unreasonable: Music; Parties; Television/audio; Shouting; Gatherings; Amplified sound; or Other disruptive noise. Regardless of the time of day, Tenant shall not create unreasonable noise that materially interferes with another person's peaceful enjoyment of their property. Tenant agrees to be respectful of neighbors. Repeated or material violations may constitute a breach of the Agreement subject to applicable law and required notices. 12. CLEANLINESS Tenant shall maintain the Premises in a clean, sanitary, and reasonably safe condition. Tenant shall: Properly dispose of garbage; Keep food and trash from attracting pests; Maintain reasonable cleanliness; Properly use plumbing fixtures; Properly use appliances; Keep exits and access areas clear; Promptly report leaks or water intrusion; and Promptly report conditions that could cause damage to the Premises. Tenant shall not intentionally or negligently create unsanitary or hazardous conditions. 13. APPLIANCES Landlord provides the following appliances: Refrigerator Stove/range Microwave/over-the-range hood Dishwasher: None provided. Tenant shall use appliances in a reasonable manner and shall not intentionally damage, remove, modify, or replace appliances without Landlord's written consent. Tenant shall promptly notify Landlord of malfunctioning appliances. Tenant shall not attempt major repairs to appliances. 14. ALTERATIONS Tenant shall not make alterations or improvements to the Premises without Landlord's prior written consent where such consent is legally permitted. This includes, but is not limited to: Painting; Remodeling; Installing permanent fixtures; Changing flooring; Installing appliances; Modifying plumbing; Modifying electrical systems; Installing permanent exterior equipment; Changing locks; or Making structural modifications. Tenant shall not remove Landlord's fixtures or property. 15. DAMAGE TO PROPERTY Tenant shall promptly notify Landlord of: Water leaks; Plumbing problems; Electrical problems; Gas problems; Broken fixtures; Appliance problems; Mold or suspected mold; Water intrusion; Pest infestations; Fire damage; Structural problems; or Other conditions requiring attention. Tenant shall take reasonable steps to prevent additional damage after discovering a problem. Tenant is responsible, to the extent permitted by law, for damage caused by Tenant's negligence, misuse, intentional conduct, or by persons under Tenant's control. Tenant is not responsible for ordinary wear and tear or conditions for which Landlord is legally responsible. 16. MAINTENANCE AND REPAIRS Landlord shall maintain the Premises as required by California and applicable local law. Tenant shall promptly report needed repairs. Tenant shall not hire contractors or authorize repairs on behalf of Landlord without written authorization except where applicable law expressly permits otherwise. Tenant shall reasonably cooperate with lawful maintenance and repair appointments. 17. LANDLORD ACCESS Landlord may enter the Premises as permitted by California law. Permitted reasons may include: Repairs; Maintenance; Inspections; Services; Showing the Premises to prospective purchasers or tenants; Showing the Premises to contractors or authorized professionals; Emergencies; Compliance with governmental requirements; Court orders; or Other legally permitted purposes. Except where the law permits entry without notice, Landlord shall provide the notice required by California law. Tenant shall not unreasonably interfere with lawful access. 18. ILLEGAL ACTIVITY Tenant shall not use the Premises for unlawful activity. Tenant shall not manufacture, distribute, or store illegal controlled substances at the Premises. Tenant shall not engage in conduct creating an unreasonable health, safety, fire, or property risk. Tenant shall comply with all applicable federal, California, county, and San Jose laws. 19. FIRE AND SAFETY Tenant shall not: Block required exits; Tamper with smoke detectors; Tamper with carbon monoxide detectors; Disable safety equipment; Overload electrical outlets; Create unreasonable fire hazards; Store hazardous materials in violation of law; or Engage in conduct creating an unreasonable safety risk. Tenant shall promptly notify Landlord of fire, smoke, gas leaks, flooding, or other dangerous conditions. 20. PARKING Parking included with the Premises: No dedicated parking is included. Tenant and guests shall comply with all applicable parking restrictions. Tenant shall not block driveways, emergency access, sidewalks, or other areas where parking is prohibited. 21. KEYS AND ACCESS DEVICES Tenant shall not duplicate keys or change locks without Landlord's written permission except where permitted by law. Tenant shall not give keys, access codes, remotes, or other access devices to unauthorized persons. Lost keys or access devices must be reported promptly. All keys and access devices belonging to Landlord must be returned at the end of the tenancy. 22. NO NUISANCE Tenant shall not create or permit unreasonable interference with the safety, comfort, or peaceful enjoyment of neighbors. This includes, where prohibited by law: Excessive noise; Repeated disturbances; Threatening behavior; Harassment; Dangerous conduct; Excessive garbage; or Other unreasonable nuisance behavior. 23. PROPERTY RULES Tenant agrees to comply with reasonable written property rules provided by Landlord, provided such rules are lawful and consistent with California and San Jose law. Landlord may establish reasonable rules concerning: Noise; Parking; Trash; Shared areas; Safety; Maintenance; Access; Guests; and Protection of the property. 24. NO SHORT-TERM RENTALS Tenant shall not list, advertise, rent, license, or otherwise provide the Premises to third parties for short-term occupancy through platforms or similar services without Landlord's written consent, except to the extent prohibited by applicable law. 25. NO COMMERCIAL USE The Premises shall primarily be used as a private residence. Tenant shall not operate a business from the Premises that materially increases: Traffic; Noise; Utility usage; Liability; Property damage; Insurance risk; or Wear and tear without Landlord's written consent where legally permissible. Nothing in this section prohibits activities that Landlord is legally required to permit. 26. RESPONSIBILITY FOR GUESTS Tenant is responsible, to the extent permitted by law, for the conduct and property damage caused by Tenant's guests and invitees. Tenant shall ensure that guests follow applicable property rules. 27. RENT AND PAYMENT RESPONSIBILITY Tenant agrees to pay rent in full and on time. If multiple Tenants sign this Agreement, each Tenant may be jointly responsible for rent and other obligations lawfully owed under the Agreement, to the extent permitted by law. Tenant shall not intentionally delay or avoid payment. 28. DEFAULT A material violation of this Agreement may constitute a breach of the tenancy. If Tenant fails to pay rent, materially violates the Agreement, causes legally attributable damage, or otherwise violates a legal obligation, Landlord may provide any notice required by law and pursue legally available remedies. Landlord shall follow all legally required procedures. Nothing in this Agreement authorizes unlawful lockouts, utility shutoffs, self-help eviction, threats, retaliation, or other conduct prohibited by law. 29. TENANT PROTECTION LAWS This Agreement is subject to all applicable California and local tenant-protection laws. Nothing in this Agreement waives rights that cannot legally be waived. If California or San Jose law provides Tenant with greater rights than a provision of this Agreement, applicable law shall control. Any provision determined to be unlawful shall be limited or interpreted to the extent necessary to comply with applicable law. 30. RENT INCREASES Any rent increase must comply with all applicable California and San Jose laws and applicable notice requirements. Nothing in this Agreement authorizes an increase that exceeds a legally applicable limitation. 31. MOVE-IN CONDITION Tenant shall have the opportunity to inspect the Premises before or at move-in. The parties should document the condition of the Premises with: A written move-in checklist; Photographs; Notes regarding existing damage; and Appliance condition. Tenant shall promptly notify Landlord of any condition that Tenant believes requires correction. 32. MOVE-OUT REQUIREMENTS At the end of the tenancy, Tenant shall, subject to applicable law: Vacate the Premises; Remove personal property; Remove garbage; Return keys; Return access devices; maximum extent permitted by law, Tenant shall be responsible for losses, claims, damages, or expenses caused by Tenant's negligent or wrongful acts or omissions, or those of Tenant's guests or invitees, to the extent legally attributable Leave the Premises reasonably clean; Avoid damage beyond ordinary wear and tear; Return Landlord's property; and Provide a forwarding address. Tenant shall not abandon personal property. Landlord shall handle abandoned property according to applicable California law. 33. SECURITY DEPOSIT INSPECTION Tenant acknowledges that California law provides certain rights concerning a pre-move-out inspection. Landlord shall comply with applicable requirements concerning the inspection and security-deposit accounting. 34. ATTORNEY FEES AND COSTS To the extent permitted by California law, the prevailing party in an action arising from this Agreement may recover attorney's fees and costs when such recovery is authorized by applicable law. Nothing in this provision creates a right to attorney's fees where the law prohibits or restricts such recovery. 35. INDEMNIFICATION To the maximum extent permitted by law, Tenant shall be responsible for losses, claims, damages, or expenses caused by Tenant's negligent or wrongful acts or omissions, or those of Tenant's guests or invitees, to the extent legally attributable to Tenant. Nothing in this section requires Tenant to indemnify Landlord for liability that cannot legally be transferred to Tenant. 36. INSURANCE AND PROPERTY DAMAGE Tenant understands that Landlord's insurance does not insure Tenant's personal belongings. Tenant is encouraged and required, as stated above, to maintain appropriate renters insurance. Tenant should maintain sufficient coverage for personal belongings and liability associated with Tenant's occupancy. 37. RESPECT FOR NEIGHBORS Tenant agrees to be a responsible occupant and to respect: Neighbors; Other residents; Landlord; Property managers; Contractors; and Visitors. Tenant shall not engage in threatening, abusive, harassing, or repeatedly disruptive conduct prohibited by law. 38. GOVERNMENT AND REQUIRED DISCLOSURES Landlord shall provide all disclosures required by California and applicable San Jose law. Depending on the property and circumstances, required disclosures may include disclosures relating to: Lead-based paint; Mold; Flooding/flood risk; Bed bugs; Hazardous substances; Methamphetamine/fentanyl contamination where applicable; Death on the property where legally required; Megan's Law; Shared utilities; Rent-control or tenant-protection status; Government notices; Ownership/management information; and Other legally required matters. Required disclosures shall be provided separately or attached to this Agreement as required by law. 39. FAIR HOUSING Landlord and Tenant shall comply with applicable federal, California, and local fair-housing laws. Nothing in this Agreement permits discrimination or retaliation prohibited by law. 40. NOTICES Landlord's notice address: Landlord's phone: Landlord's email: Tenant's notice address, if different from the Premises: Notices shall be delivered in the manner required by California and applicable local law. Electronic communications may be used for ordinary communication where appropriate but shall not replace legally required notices unless legally permitted. 41. EMERGENCY CONTACT Tenant's emergency contact: Name: __________________________________________ Relationship: ___________________________________ Phone: _________________________________________ 42. ENTIRE AGREEMENT This Agreement and its attached addenda constitute the written agreement between Landlord and Tenant concerning the Premises. Any amendment shall be made in writing and signed when legally required. 43. SEVERABILITY If any provision of this Agreement is determined to be unlawful or unenforceable, the provision shall be limited or interpreted to the minimum extent necessary to comply with applicable law. The remaining provisions shall remain effective to the extent permitted by law. 44. NO WAIVER Landlord's failure to enforce a provision on one occasion does not automatically waive the right to enforce the provision in the future, subject to applicable law. Acceptance of rent does not automatically waive a previous breach where applicable law permits enforcement. 45. ACKNOWLEDGMENT By signing below, the parties acknowledge that they have read and understand this Agreement and agree to comply with its terms, subject to applicable California and San Jose law. LANDLORD / OWNER Name: _____________________________________________ Signature: __________________________________________ Date: ______________________________________________ TENANT 1 Name: _____________________________________________ Signature: __________________________________________ Date: ______________________________________________ TENANT 2 Name: _____________________________________________ Signature: __________________________________________ Date: ______________________________________________ ADDENDUM A PROPERTY & HOUSE RULES The following rules apply to the Premises, subject to applicable law: Monthly Rent: $2,800. Security Deposit: $2,800. Water: Paid by Landlord. Gas: Paid by Tenant. Electricity: Paid by Tenant. Renters Insurance: Required. Smoking: Prohibited. Pets: Prohibited except legally protected assistance animals. Quiet Hours: 9:00 PM through 9:00 AM. Occupancy: Only approved occupants may reside at the Premises. Guests: Temporary guests permitted subject to applicable law. Noise: Tenant must avoid unreasonable noise at all times. Cleanliness: Tenant must maintain the Premises in a clean and sanitary condition. Damage: Tenant must promptly report damage or maintenance problems. Neighbors: Tenant and guests must respect surrounding neighbors. Short-Term Rentals: Not permitted without written authorization where legally permissible. Alterations: No material alterations without written authorization where legally permissible. Illegal Activity: Prohibited. Safety Equipment: Tenant shall not tamper with smoke or carbon monoxide detectors. Appliances: Tenant shall properly use the refrigerator, stove/range, and microwave/hood provided by Landlord. Tenant Initials: __________ Landlord Initials: __________ ADDENDUM B MOVE-IN CONDITION CHECKLIST Property: ________________________________________ Move-In Date: ____________________________________ Area / Item Condition Notes Living/Kitchen __________ __________________ Bedroom 1 __________ __________________ Bedroom 2 __________ __________________ Bathroom __________ __________________ Walls/Ceilings __________ __________________ Floors __________ __________________ Doors/Locks __________ __________________ Windows __________ __________________ Refrigerator __________ __________________ Stove/Range __________ __________________ Microwave/Hood __________ __________________ Cabinets __________ __________________ Plumbing __________ __________________ Electrical __________ __________________ Smoke Detectors __________ __________________ CO Detectors __________ __________________ Other __________ __________________ Move-in photographs taken: Yes No Tenant acknowledges opportunity to inspect: Yes Landlord Signature: _________________________________ Date: ______________________________________________ Tenant Signature: ___________________________________ Date: ______________________________________________ RENTAL TERMS SUMMARY Property: 512 sq. ft. Unfurnished ADU Location: San Jose, California Monthly Rent: $2,800 Security Deposit: $2,800 Water: Owner pays Gas: Tenant pays Electricity: Tenant pays Renters Insurance: Required Smoking: Prohibited Pets: Prohibited, subject to legally protected assistance animals Quiet Hours: 9:00 PM 9:00 AM Bedrooms: 2 Bathroom: 1 Kitchen/Living Area: 1 Refrigerator: Included Stove/Range: Included Microwave/Range Hood: Included Dishwasher: Not provided Furnished: No Authorized Occupants: __________________________________ Lease Start Date: ______________________________________ Lease End Date / Month-to-Month: ________________________