1666 4th St, Ripon, CA 95366

Single-family home in Ripon $2,700/mo 12-month lease 3 bed 2 bath ~1,476 sq ft Built 1995 Garage + workbench Bright, well-kept home on a quiet street with central heating & A/C, automated front-yard sprinklers, and a full two-car garage (workbench included). Strict no-smoking/vaping home; fireplace not in use. Pets under 15 lb considered (max 2) with deposit; assistance animals welcome. Highlights Central HVAC (no space heaters) Landlord provides dishwasher + microwave Tenant brings refrigerator + washer/dryer Lawn irrigation on programmed sprinklers (must remain active) Side-yard parking by written approval only due to nearby PG&E gas line (no third-party RV/boat storage) Tenant pays all utilities Terms Rent: $2,700/mo Lease: 12 months Deposit: $2,700 Application & screening via Zillow (employment, credit, income, rental history) Equal Housing Opportunity RESIDENTIAL LEASE AGREEMENT (DRAFT FOR ZILLOW LISTING) Single Family Residence 1666 West 4th Street, Ripon, CA 95366 Landlord(s): Edward Brown and Kaitlin Brown ("Landlord") Tenant(s): __________________________________________ ("Tenant") This draft reflects the intended lease terms for Zillow marketing. Final terms are subject to good faith negotiation and will be memorialized in a signed lease and required addenda. Nothing here waives fair housing rights or obligations. LEASE TERMS SUMMARY FOR ZILLOW (You may paste this in "Lease Terms" on Zillow) Rent: $2,700/month; 12 month lease; Tenant pays all utilities (electric, gas, water, sewer, garbage, internet). Security Deposit: $2,700 (or per law as amended by AB 12; small landlord exception may apply). Pets: Up to 2 pets under 15 lb (adult weight) with approval + deposit; assistance animals accommodated per law. No smoking or vaping of any substance anywhere on the property. No cannabis cultivation on or in the premises. Appliances: Landlord provides microwave & dishwasher; Tenant provides refrigerator & washer/dryer. Irrigation: Front sprinklers must remain active per Landlord's schedule; Tenant maintains lawn health. Fireplace: Not in use no wood or gas flames. Space heaters: Prohibited (central HVAC provided). Garage: Full access + workbench; no attic access. Side yard: Storage of RV/boat/trailer by written approval only due to PG&E gas line; no third party storage; insurance & clearance rules apply; permission revocable. Screening: Zillow application with employment/credit/income & rental history verification; consistent criteria apply; income measured on tenant portion only if subsidized. Negotiability: Move in date, minor improvements, and certain non essential terms may be negotiated with qualified applicants before signing. Equal Housing Opportunity. FULL DRAFT LEASE (for execution after negotiation) 1. PREMISES & USE Landlord leases to Tenant the single family dwelling located at 1666 West 4th Street, Ripon, CA 95366 (the "Premises"), including attached two car garage and side yard parking pad, but excluding the garage attic and main attic spaces. The Premises shall be used solely as a private residence by Tenant and approved occupants. 2. TERM Fixed term of twelve (12) months beginning ____________ and ending ____________. After the initial term, tenancy continues month to month unless renewed in writing or terminated per statute. 3. RENT; PAYMENT; LATE/NSF Monthly rent is $2,700, due on the ___ day of each month, payable to Landlord at: ______________________________ or by the following accepted methods: [ ] Check [ ] Cashier's Check [ ] Money Order [ ] EFT [ ] Other: __. Late Fee: $ if rent is not received by 11:59 p.m. on the ___ day after due date (intended as a reasonable estimate of administrative costs). Returned payment fee: $25 first item; $35 subsequent items. Landlord may require certified funds after any NSF. 4. SECURITY DEPOSIT A security deposit of $2,700 (or the lawful maximum then in effect) is due before possession. The deposit is not rent and may be used only for amounts permitted by law (e.g., unpaid rent, repair of damage beyond ordinary wear and tear, cleaning to move in level, key/remote replacement). Within 21 days after Tenant vacates and returns keys, Landlord will provide an itemized statement and any balance due. If the deposit is insufficient, Tenant shall promptly pay any deficiency. (California deposit limits as amended by AB 12 apply; a small landlord exception may allow up to two months' rent Landlord will disclose applicability.) 5. OCCUPANTS & GUESTS Only the following persons may reside at the Premises: ______________________________________. Guests staying more than 14 cumulative days in any 12 month period require prior written approval. No short term rentals, subletting, or assignment without Landlord's written consent. 6. UTILITIES Tenant pays for and timely establishes all utilities and services, including electricity, gas, water, sewer, garbage, internet, and cable. Tenant shall not shut off utilities or allow service to lapse. 7. PETS; SERVICE/ASSISTANCE ANIMALS With prior written approval, Tenant may keep up to two (2) domestic pets each under fifteen (15) pounds adult weight, subject to a refundable pet deposit of $____ and reasonable rules (licensing, vaccinations, waste removal). Breed/weight limits do not apply to assistance animals; Landlord will reasonably accommodate verified service or support animals in accordance with fair housing laws. Pets/animals may not cause damage, odors, or noise nuisances. 8. NO SMOKING / NO CANNABIS CULTIVATION Smoking or vaping of tobacco, cannabis, or any plant/synthetic substance is prohibited anywhere on the Premises, including yards and parked vehicles. Cannabis cultivation (indoor or outdoor) is prohibited on the Premises. 9. FIREPLACE; HEATING & COOLING; SPACE HEATERS The fireplace is inoperable/not approved for use; Tenant shall not ignite wood or operate any gas log set. The home includes central HVAC; portable space heaters (electric, kerosene, or other types) are prohibited. Tenant agrees to replace HVAC filters at least every 90 days (or as posted) and report any comfort or safety issues promptly. 10. APPLIANCES Landlord provides a built in microwave and dishwasher and maintains those appliances. Tenant provides the refrigerator and clothes washer/dryer and is solely responsible for installation, maintenance, and repairs, including water line/hoses (braided steel only) and any water or electrical damage caused by tenant provided appliances. Tenant shall not install refrigerators with icemaker water lines without braided steel supply and Landlord approval of connection point. 11. GARAGE, WORKBENCH, STORAGE; ATTIC ACCESS Tenant may use the garage for vehicle parking and general storage, and may use the workbench for non hazardous hobby or storage purposes. Storage of flammables or hazardous materials is prohibited. Tenant shall not access the garage attic or main house attic. 12. SIDE YARD PARKING / RV BOAT TRAILER RULES (PG&E GAS MAIN) Due to the location of the PG&E natural gas meter and service riser along the side yard, storage or regular parking of RVs, boats, trailers, or oversized vehicles in the side yard is prohibited unless Landlord gives prior written approval for a specific tenant owned unit. If approval is granted, Tenant must: (a) Maintain a minimum 36 inch horizontal clearance around the gas riser/meter and avoid all contact with utility equipment; (b) Use spotters when backing; limit to two reversing attempts per entry/exit; (c) Keep the unit currently registered, insured, operational, and free of fluid leaks; (d) Use the existing sewer hook up properly if grey/black water discharge is permitted and comply with all County/City rules; (e) Provide proof of liability insurance with at least $300,000 per occurrence coverage; (f) Refrain from third party storage; only Tenant's own listed unit may be stored; and (g) Comply with all applicable Ripon municipal parking rules for RVs/trailers. Permission is revocable with 24 hour written notice for any safety or compliance concern. Any damage to the fence, gate, dwelling, driveway, or PG&E equipment is a material breach; Landlord may deduct actual repair costs from the deposit and pursue additional recovery if needed. Tenant shall indemnify and hold Landlord harmless from claims arising from Tenant's or guests' use of the side yard. 13. LANDSCAPING & IRRIGATION Landlord provides a pre programmed sprinkler schedule for the front yard. Tenant shall not disable or materially alter the irrigation system and shall keep landscape vegetation healthy and free of excessive weeds. Tenant shall visually inspect sprinkler heads monthly and promptly report leaks or malfunctions. Tenant negligence resulting in turf/plant loss or excessive water bills may be charged to Tenant at actual cost of repair/replacement. Potted plants are permitted; in ground planting or digging requires prior written approval specifying species and irrigation plan. 14. OWNER SUPPLIED MATERIALS (PAINT); HAZARD SAFE STORAGE Landlord may leave sealed, labeled cans of interior/exterior latex paint in the garage for touch ups and color matching. Paint must remain in original, sealed containers and be stored off the floor in a secondary lidded bin. Any oil based materials (if present) must remain sealed, in minimal quantities, stored away from ignition sources and sunlight. Tenant shall not use Owner's paint without written permission. Disposal must be via Household Hazardous Waste or a PaintCare drop off; do not dispose in trash, drains, or soil. Tenant shall report any leaking containers immediately. 15. MAINTENANCE; REPAIRS; ALTERATIONS Tenant shall keep the Premises clean and sanitary, promptly report defects, and pay for damage caused by Tenant, occupants, or guests beyond ordinary wear and tear. Tenant may not alter, paint, drill into exterior surfaces, or install satellite dishes on the roof or outside of exclusive use areas without Landlord's prior written consent. Outdoor grills must be used in compliance with safety clearances and never within prohibited distances of structures or eaves. Tenant shall promptly notify Landlord of water leaks, overflows, or moisture intrusions; failure to timely report may result in Tenant liability for secondary damage, staining, or mold growth. 16. ENTRY; NOTICE Landlord may enter the Premises as permitted by California Civil Code 1954, including for emergencies (no notice required), necessary repairs, improvements, or to show the Premises to prospective purchasers, lenders, or tenants with reasonable notice. Landlord will leave a notice of entry if Tenant is absent. 17. SAFETY & EMERGENCIES Tenant acknowledges the locations of the main electrical panel, gas shutoff, and water main. In case of suspected gas leak, Tenant shall evacuate, call 911 and PG&E, and not attempt relighting or repairs. Tenant shall not disable or remove smoke or carbon monoxide detectors and shall test and replace batteries as needed, informing Landlord of any malfunction. 18. INSURANCE Tenant is strongly encouraged (and may be required) to maintain renter's liability insurance with minimum limits of $100,000 $300,000 per occurrence and to list the Landlord (or property manager) as an "interested party" for notice purposes only. Tenant's personal property is not insured by Landlord. 19. PARKING; VEHICLE RULES Tenant may park passenger vehicles in the garage or driveway and on public streets consistent with law. No major mechanical work, painting, or fluid changes may be performed on site. Tenant is responsible for cleanup of any automotive fluid leaks. 20. QUIET ENJOYMENT; CONDUCT Tenant shall not create excessive noise or nuisances and shall respect local quiet hours. Offensive conduct, criminal activity, or harassment is a material breach. Tenant shall secure trash/recycling in lidded bins and place/return bins per city schedule. 21. FAIR HOUSING; SCREENING CRITERIA; INCOME CALCULATION Landlord adheres to all fair housing and source of income laws. Screening typically includes credit/background checks, rental history verification, employment verification, and income verification. Standard affordability guideline: combined gross monthly income at least 3x the tenant's share of rent; if the applicant has a housing subsidy or voucher, the income multiple applies to the tenant portion only. If credit history is used for subsidized applicants, alternative evidence of ability to pay will be reasonably considered as required by law. All criteria are applied consistently to all applicants. 22. DISCLOSURES & ADDENDA (ATTACHED AND INCORPORATED) A. Smoke & Carbon Monoxide Detector Statement B. Lead Based Paint Disclosure (if pre 1978) C. Bed Bug Information Disclosure D. Mold Notice E. Flood Hazard Disclosure F. Megan's Law Notice G. Pest Control Treatment Notice (if applicable) H. Proposition 65 Warning (if applicable) I. Water Heater Bracing/Safety Statement J. AB 1482 Addendum (Rent Cap/Just Cause) or SFR Exemption Notice (as applicable) K. Side Yard Parking/RV Boat Trailer Addendum (if approval granted) L. Move In/Move Out Condition Checklist with photo inventory M. Paint Storage & Disposal Notice 23. AB 1482 STATUS (CHECK ONE) [ ] Covered Unit: Lease is subject to the Tenant Protection Act of 2019 (rent cap & just cause). [ ] Exempt Single Family Residence: Exempt because the property is a single family home not owned by a REIT, corporation, or certain LLCs; statutory notice provided. (If "Covered Unit," just cause termination rules apply; if "Exempt," statutory notice periods still apply.) 24. EARLY TERMINATION; RIGHTS OF VICTIMS Early termination is governed by law and this Agreement. Tenants who are victims of domestic violence, sexual assault, stalking, human trafficking, or other qualifying crimes may be entitled to early lease termination protections upon proper documentation as provided by California law. 25. DEFAULT; REMEDIES Failure to pay rent, maintain the Premises, follow no smoking or irrigation rules, misuse the side yard, or otherwise comply with this Agreement constitutes a material breach. Landlord may pursue all lawful remedies including notices to perform or quit, repair and deduct limitations, and recovery of actual damages. Violations causing safety hazards (e.g., striking the gas meter) may result in immediate corrective action and revocation of any related permissions. 26. ATTORNEYS' FEES; MEDIATION In any action arising out of this Agreement, the prevailing party may recover reasonable attorneys' fees if allowed by law or contract. Prior to filing suit (except in cases of immediate injunctive relief or unlawful detainer), the parties agree to attempt good faith mediation. 27. NEGOTIABILITY; MODIFICATIONS; NO WAIVER Certain non essential terms (e.g., move in date, minor improvements, parking logistics, pet arrangements within policy) may be negotiated with qualified applicants prior to signing. Any modification must be in a written addendum signed by all parties. Failure to enforce any term is not a waiver of the right to enforce later. 28. SEVERABILITY; ENTIRE AGREEMENT; NOTICES If any provision is found invalid, the remainder remains enforceable. This Agreement and incorporated addenda constitute the entire understanding of the parties. Notices shall be in writing and delivered personally, by certified mail, or by any other method permitted by law. 29. SIGNATURES Landlord: ________________________________ Date: ____________ Landlord: ________________________________ Date: ____________ Tenant: _________________________________ Date: ____________ Tenant: _________________________________ Date: ____________ OPTIONAL ATTACHMENT A SIDE YARD PARKING/RV BOAT TRAILER PERMIT (If Landlord chooses to allow) Approved Unit (VIN/HIN/Plate): __________________________________________ Insurance Carrier/Policy/Limits ($300,000 min): _____________________________ Clearance: Maintain 36" radius around PG&E meter/riser; no contact with utility equipment. Maneuvering: Spotter required for all backing; no more than two reversing attempts. Sewer Hookup: If used, connect properly; no spills; follow all County/City rules. Term: Revocable at will with 24 hour notice for safety/compliance concerns. Breach: Any damage to fences, gates, structures, driveway, or utilities = material breach. Tenant Acknowledgment: __________________________________ Date __________ OPTIONAL ATTACHMENT B MOVE IN / MOVE OUT CHECKLIST (Room by room condition notes, meter readings, keys/remotes, photo inventory references.) OPTIONAL ATTACHMENT C PAINT STORAGE & DISPOSAL NOTICE (Inventory of cans, colors, and safe storage/disposal instructions; HHW/PaintCare locations.) DISCLAIMER: This draft is provided for informational purposes only and does not constitute legal advice. Parties should verify local ordinances (City of Ripon/San Joaquin County) and consult a qualified California real estate attorney or professional association forms (e.g., CAA/CAR) before execution.