Our residential lease

1. Parties & Home

This Residential Lease ("Lease") is between Corvus Homes, LLC ("Landlord") and [tenant names] ("Tenant"). Landlord manages the home for its owner and is authorized to lease it, collect rent, receive notices, and act for the owner under this Lease.

• Home: [home address], in [county] County: the whole house and its yard ("Home"), offered [furnished or unfurnished].
• Shared Responsibility: Each person named as Tenant is responsible for the whole Lease, including all of the rent, not just a share of it.
• Who May Live Here: Only Tenant. Guests may stay up to 14 nights in any six months without Landlord's written consent.
• Residential Use: Tenant uses the Home only as a private residence. Tenant may not sublet it, assign this Lease, or offer the Home for short-term rental without Landlord's written consent.

2. Term

• Dates: The Lease begins on [start date] and ends on [end date].
• After the Term: Unless Landlord and Tenant sign a renewal, or the tenancy is ended lawfully, the Lease then continues month-to-month on the same terms.
• Ending a Tenancy: Landlord will end or decline to renew Tenant's tenancy only as Colorado law allows, with the notice it requires, including the for-cause protections that apply once a tenant has lived in a home for 12 months or more.
• Tenant's Notice: Landlord asks Tenant to give at least 30 days' written notice before the end date if Tenant won't be renewing. There is no fee or penalty for not giving it; Tenant is responsible only for any actual loss it causes.
• Ending Early: If Tenant moves out before the term ends, Tenant remains responsible for rent until the Home is re-rented or the term ends, whichever comes first, and Landlord will make reasonable efforts to re-rent it. This doesn't apply, or applies only as far as Colorado law allows, when the Lease ends because a Tenant dies, when a survivor of domestic violence, sexual assault, stalking, or other abuse ends it early under C.R.S. 38-12-402, or when a service member ends it under federal law.

3. Rent

• Monthly Rent: [monthly rent], including internet service, due in advance on the 1st day of each month.
• Total Monthly Price: [total monthly price]. There are no other monthly fees; utilities are billed separately at cost, as the Utilities & Services section explains.
• First Payment: Rent for the first month, prorated if the Lease begins after the 1st, is due on or before [start date].
• How to Pay: Through the payment methods Landlord provides in writing before the first payment, which will always include at least one way to pay with no fee, such as a bank (ACH) transfer. Any credit-card surcharge is no more than 2%, and none applies to debit cards. Landlord gives a receipt on request.
• Late Fee: If rent isn't paid in full within 7 days after it's due, Tenant owes a late fee of [late fee] for that month. Colorado limits it to the greater of $50 or 5% of the past-due rent. Landlord bills it within 180 days, charges it once per late payment, and never charges interest on it or takes it out of a later rent payment. A late fee isn't rent, no late fee applies to utility or other charges, and Landlord won't end the tenancy or evict for unpaid late fees.
• Rent Changes: Rent stays the same for the term. After that, Landlord may change rent only with at least 60 days' written notice, and no more than once in any 12 months.

4. Security Deposit

• Amount: [deposit amount], due when Tenant signs. It secures Tenant's obligations under this Lease and isn't a payment of rent, including the last month's.
• Return: Within [30 or 60 days] after the Lease ends or Tenant surrenders the Home, whichever is later, Landlord returns the deposit, less lawful deductions, with a written statement of the exact reasons for any amount kept and the balance. Landlord may send the statement to Tenant's email address in this Lease or to a forwarding address Tenant provides and, with Tenant's consent, refund by secure electronic transfer.
• Deductions: Only for unpaid rent, unpaid utility charges under the Utilities & Services section, other charges this Lease lists, and necessary repairs of damage beyond normal wear and tear that wasn't there when the tenancy began. Never for normal wear and tear, for cleaning needed only because of ordinary use, or for anything that existed before the tenancy.
• Move-In Record: Landlord records the Home's condition, with dated photos, before move-in and gives Tenant a copy. Tenant may add anything missing from it in writing within 7 days of moving in.
• Supporting Records: Within 14 days of Tenant's written request, Landlord provides the photos, inspection records, receipts, and estimates behind any deduction.

5. Utilities & Services

• Internet Included: Landlord provides internet service, included in the rent, through a provider and plan Landlord chooses. An outage caused by the provider isn't a breach of this Lease; Landlord will work with the provider to restore service.
• Everything Else: Tenant pays for every other utility and service used at the Home during the Lease: electricity, natural gas, water, sewer, stormwater, and trash and recycling collection, and any other utility billed for the Home.
• Billed Monthly, in Arrears: These accounts stay in Landlord's or the owner's name, and Landlord pays the providers directly. Each month Landlord bills Tenant for the amounts the providers billed for the Home for the previous month, with a copy of each provider's bill. Tenant pays Landlord exactly what the providers charged: no markup, no administrative or billing fee. These charges aren't refundable.
• Not Rent: Utility charges aren't rent. No late fee applies to them, and Landlord won't use the remedies for unpaid rent to collect them. Utility charges still unpaid at move-out may be deducted from the security deposit.
• When Due: Within 10 days after Landlord sends the invoice. A billing period that runs partly before the Lease begins or after it ends is prorated by day, and final bills are prorated to Tenant's move-out date.
• Service Continues: Landlord keeps every utility in service and will never interrupt one to collect a charge or to make Tenant leave.
• Added Services: Tenant arranges, in Tenant's own name, and pays for any service Tenant adds, such as television or home security.

6. Using & Caring for the Home

• Care: Tenant keeps the Home clean, safe, and sanitary, uses its systems and appliances properly, and leaves it in the condition Tenant received it, except normal wear and tear.
• Lawn & Landscaping: Tenant mows, waters, and keeps the yard and landscaping tidy, following any local watering rules. This is routine upkeep, not a repair Landlord must make to keep the Home habitable.
• Snow & Ice: Tenant clears snow and ice from the Home's walks, steps, and driveway, including any public sidewalk, within the time local law requires. This is routine upkeep, not a repair Landlord must make to keep the Home habitable.
• Cold Weather: Tenant keeps the heat at 55°F or higher, including while away, to prevent frozen pipes, and reports any leak, moisture, or mold right away.
• Cooling: Tenant may use a portable air conditioner or evaporative cooler that is installed safely, plugged directly into an outlet, and doesn't damage the Home.
• Alterations: Tenant may not paint or make other alterations without Landlord's written consent. If Tenant changes or rekeys a lock, Tenant gives Landlord a working key promptly, except as Colorado law provides for a survivor of domestic violence, sexual assault, stalking, or other abuse.
• Smoking & Cannabis: No smoking or vaping of any substance inside the Home, and no growing marijuana at the Home.
• Safety Alarms: Landlord provides working smoke and carbon monoxide alarms, with batteries, at move-in. Tenant keeps and tests them, replaces batteries as needed, never disables them, and tells Landlord in writing if one is missing, broken, or needs a battery Tenant can't replace.

7. Pets

• No Pets: No pets may live at or visit the Home without Landlord's written approval.
• Assistance Animals: Assistance animals, including emotional support animals, aren't pets. Tenant may request one as a reasonable accommodation. No pet deposit, pet rent, or pet fee applies to it; Tenant remains responsible for any actual damage it causes.

8. Safe & Healthy Housing

Every tenant is entitled to safe and healthy housing under Colorado's warranty of habitability. Landlord may not retaliate against Tenant for reporting a condition, requesting a repair, or asserting this right.

To give Landlord written notice of a condition that makes the Home unsafe or unhealthy, email hello@corvushomes.com or write to Corvus Homes, LLC, 209 Kalamath St, Unit One, Denver, CO 80223.

Todo inquilino tiene derecho a una vivienda segura y saludable según la garantía de habitabilidad de Colorado. El Arrendador no puede tomar represalias contra el Inquilino por reportar una condición, solicitar una reparación o hacer valer este derecho.

Para notificar por escrito al Arrendador sobre una condición que hace que la Vivienda sea insegura o insalubre, envíe un correo electrónico a hello@corvushomes.com o escriba a Corvus Homes, LLC, 209 Kalamath St, Unit One, Denver, CO 80223.

• Landlord's Duty: Landlord keeps the Home fit to live in throughout the Lease, including working heat, hot and cold water, plumbing, and electrical systems, and protection from the weather.
• Reporting: Tenant reports any needed repair promptly in writing, by email or mail as above. For an emergency, such as a gas smell, flooding, or no heat in freezing weather, Tenant also calls (+1) 303.578.9560 right away.
• Landlord's Response: Landlord responds within 24 hours of written notice, and begins repairs within 24 hours for a condition that threatens life, health, or safety, and within 72 hours for any other condition that makes the Home unfit to live in. Other repairs are made within a reasonable time.
• Bed Bugs: Tenant reports suspected bed bugs promptly to hello@corvushomes.com or (+1) 303.578.9560. Landlord inspects and treats the Home as Colorado law requires, at Landlord's cost, and Tenant cooperates with the preparation treatment requires.
• Tenant-Caused Damage: Tenant pays for repairing damage caused by Tenant, Tenant's occupants, guests, or pets, beyond normal wear and tear.

9. Entry

• Notice: Landlord may enter the Home at reasonable times to inspect, make repairs, or show it to prospective tenants, buyers, or lenders, after giving Tenant at least 24 hours' notice. For a repair Tenant reported, Tenant may decline a proposed time and suggest another reasonable one.
• Emergencies: Landlord may enter without notice in an emergency that threatens people or property, and will tell Tenant promptly afterward.

10. Insurance & Liability

• Renter's Insurance: Tenant keeps renter's insurance throughout the Lease, including at least $100,000 of personal liability coverage, and gives Landlord proof of it before move-in. It covers Tenant's belongings and liability; it never replaces Landlord's duty to make repairs, and Landlord's and the owner's insurance don't cover Tenant's belongings.
• Responsibility: Each party is responsible for injury or damage caused by its own negligence or misconduct, and by that of the people it is responsible for.

11. Defaults & Eviction

• Unpaid Rent: If rent goes unpaid, Landlord may give Tenant a written demand allowing 10 days to pay before starting an eviction.
• Other Breaches: If Tenant breaks another term of this Lease, Landlord may give Tenant the written notice to comply that Colorado law provides before taking further action.
• Court Process Only: Landlord won't remove Tenant, change the locks, remove Tenant's belongings, or shut off utilities to force Tenant out. A tenant can be removed only through the court process Colorado law requires.
• Legal Notices: Demands, notices to quit, and other notices that the law requires to be delivered a particular way are delivered that way, on paper, not only by email.

12. Moving Out

• Walk-Through: Either side may ask for a walk-through before the Lease ends, in person or by live video, once Tenant's belongings are out. Any damage found is listed in writing.
• Condition: At move-out Tenant leaves the Home as clean as it was at move-in, apart from normal wear and tear, removes all belongings and trash, and returns every key, fob, and remote.
• Forwarding Address: Tenant gives Landlord a forwarding address in writing for the deposit statement and any final utility bills.
• Staying On: If the tenancy has lawfully ended and Tenant stays without Landlord's written consent, Tenant owes rent at the Lease rate for each day, and Landlord may seek possession only through the courts.

13. Radon Disclosure

The Colorado Department of Public Health and Environment strongly recommends that ALL tenants have an indoor radon test performed before leasing residential real property and recommends having the radon levels mitigated if elevated radon concentrations are found. Elevated radon concentrations can be reduced by a radon mitigation professional. Residential real property may present exposure to dangerous levels of indoor radon gas that may place the occupants at risk of developing radon-induced lung cancer. Radon, a Class A human carcinogen, is the leading cause of lung cancer in nonsmokers and the second leading cause of lung cancer overall. A landlord is required to provide the tenant with any known information on radon test results of the residential real property.

• What Landlord Knows: [any known radon test results, reports, and mitigation for the home, or a statement that there are none]
• Brochure: Tenant has received the Colorado Department of Public Health and Environment's current brochure on radon in real estate and rental transactions, linked from the signing page.

14. Notices

• Landlord: Corvus Homes, LLC, 209 Kalamath St, Unit One, Denver, CO 80223 · hello@corvushomes.com · (+1) 303.578.9560. Landlord will tell Tenant within one business day if this changes.
• Tenant: [each tenant's name and email], or at the Home.
• Email: Everyday notices, including repair requests, may be sent by email. Either side may update its email address by telling the other in writing.

15. General Terms

• Governing Law & Venue: This Lease is governed by Colorado law. Disputes will be heard in the courts of [county] County.
• Attorney Fees: In a legal action about this Lease, the court may award reasonable attorney fees and costs to the prevailing party, whether that is Landlord or Tenant.
• Fair Housing: Landlord doesn't discriminate on any basis federal or Colorado law prohibits. Colorado law (C.R.S. 24-34-502(1)) prohibits discrimination based on a tenant's source of income, and Landlord accepts any lawful, verifiable source of money paid to or on behalf of Tenant, including housing vouchers and other assistance.
• Entire Agreement & Changes: This Lease, with the move-in record and any inventory and disclosures it mentions, is the whole agreement. Changes must be in writing and signed by Landlord and every Tenant.
• Severability & Waiver: If any term is unenforceable, the rest still applies. Not enforcing a term once doesn't waive it later.
• Electronic Signatures: Landlord signs this Lease electronically when it issues it, and each Tenant signs separately online. Electronic signatures and records have the same effect as signed paper. The Lease is binding once every Tenant has signed, and each Tenant is emailed a copy, signed by Landlord and that Tenant, at signing. Tenant may ask for a paper copy at any time, free.