17 Spring St, Wakefield, RI 02879

RESIDENTIAL LEASE AGREEMENT Property Address: 17 Spring Street, Wakefield, RI 02879 Landlord: Amanda S. Bingham Tenant: __________________________________________ Date of Agreement: ________________________________ Additional Occupants (if any): ________________________________ 1. RENT & FEES Base Rent: $2,950.00 per month, payable via Venmo or check, due on the third (3rd) day of each month. Electricity (Utility Fee): Tenant shall pay a flat monthly utility fee of $350.00, due at the time rent is paid. This fee reflects typical residential usage. Landlord reserves the right to adjust this fee with thirty (30) days' written notice or to charge additional amounts for excessive or abnormal usage beyond normal residential standards. Trash Removal: A fee of $49.00 per month shall be paid to Landlord and is due with rent. Tenant agrees that no trash, recycling, moving boxes, or cardboard shall be stored on the interior or exterior of the Premises, including decks, yard areas, or common areas, except in proper containers designated for scheduled pickup. All trash and recycling must be disposed of in accordance with local collection schedules. Failure to comply may result in additional cleanup or removal charges billed to Tenant. WiFi / Internet: WiFi is included in the monthly rent. Landlord does not guarantee uninterrupted service. Other Utilities: Tenant is responsible for any additional services not expressly included above. 2. PREMISES & FURNISHINGS The Premises is offered as a fully furnished, turnkey residential rental and includes furnishings, appliances, and household items, including: Queen bedroom with pillow-top mattress Loft bedroom with XL twin bed Stainless steel appliances Bosch induction stove and cookware Quartz countertops LG mini-split heating/cooling system LG flat screen television with Apple TV Electric fireplace Living room and dining furnishings Rugs, mirrors, blinds, and solar shades Private deck with outdoor dining Use of Premises: Tenant shall maintain all furnishings and appliances in good condition, reasonable wear and tear excepted. No storage is available on site. Tenant agrees to use the front door as the primary entrance and not the slider for regular ingress/egress. 3. SECURITY / MOVE-IN Tenant shall pay a non-refundable furnishings move-in fee of $1,500.00 prior to occupancy. Any security deposit shall comply with Rhode Island law and shall not exceed one (1) month's rent. 4. PET POLICY Pets are not preferred and will only be considered on a strictly limited, case-by-case basis at the sole discretion of Landlord. If approved in writing: A non-refundable pet fee of $900.00 shall apply No more than one (1) pet will be considered Breed, size, age, and temperament must be disclosed in advance Tenant agrees to: Maintain the Premises in exceptionally clean condition Prevent odors, noise, or disturbance Prevent damage to floors, furnishings, and property Tenant shall be fully responsible for: Any and all pet-related damage Professional cleaning and remediation if required Repair or replacement of damaged items Landlord reserves the right to revoke pet approval if the pet causes damage, nuisance, or violates this Lease. Unauthorized pets shall constitute a material violation of the Lease. 5. INSPECTION RIGHTS Landlord reserves the right to enter and inspect the Premises to ensure proper care, maintenance, and compliance with this Lease. Reasonable notice shall be provided, typically not less than 24 hours Entry shall occur at reasonable hours Tenant agrees to provide access In the event of emergency, Landlord may enter without prior notice as permitted by law. 6. TERM & TENANCY This Agreement is offered as a year-round residential tenancy on a month-to-month basis. The Premises is not a seasonal or short-term rental and is intended for continuous residential occupancy. While offered on a month-to-month basis, Landlord prioritizes tenants seeking longer-term, stable occupancy. Either Landlord or Tenant may terminate this Agreement by providing thirty (30) days' written notice prior to the end of any rental period. Tenant remains responsible for rent and all obligations through the notice period. 7. USE & OCCUPANCY The Premises is intended for quiet residential use only. No parties or large gatherings Maximum occupancy: 2 persons unless otherwise agreed in writing Tenant agrees to respect the quiet nature of the property and surrounding neighborhood 8. LIABILITY Tenant acknowledges that Landlord shall not be liable for personal injury, property damage, or loss occurring on the Premises except as required by law. Tenant assumes responsibility for safe use of the Premises and all furnishings. 9. GOVERNING LAW This Agreement shall be governed by the laws of the State of Rhode Island. SIGNATURES Landlord Signature: ________________________________ Date: ___________ Amanda S. Bingham Tenant Signature: _________________________________ Date: ___________ Name: ____________________________________________ MONTH TO MONTH FURNISHED RESIDENTIAL LEASE AGREEMENT Property Address: 17 Spring Street, Wakefield, RI 02879 Landlord: Amanda S. Bingham Tenant:Date of Agreement: 2025 1. RENT & FEES Base Rent: $3250 per month, payable via Venmo, Cash, money order or check, due on the third (3rd) day of each month. Electricity: Thermostat set to 72 max in winter. Depending on supply/demand set by RI Energy. Landlord agrees to continually review and obtain the most cost-effective energy plan at least once every six (6) months. An additional charge of up to 300 monthly may be required in extremen heat and cold weather months. TBD Trash Removal: (standard two bags weekly) no extra cardboard or recycling Other Utilities: (WiFi incluuded) 2. PREMISES & FURNISHINGS The Premises is a furnished residential rental and includes: Master bedroom with new pillow-top luxury queen mattress sleigh bed Loft second bedroom with XL twin pillow-top day bed and walnut frame and down comforters Brand new stainless steel appliances LG mini-split heating/cooling system (tutorial provided, "Set it and Forget It" tutorial upon move in) LG 43-inch flat screen television Electric fireplace Cuisinart PRO stainless steel toaster oven Bosch glass-top electric induction stove Induction-safe pots and pans set Couch / settee Coffee table Dining table with four (2) chairs Two (2) kitchen island bar stools Bedding for queen bed and extra-long twin bed Three (3) mirrors Three (3) rugs (for floor protection) One (1) bookcase Window blinds throughout Smith and Noble solar shades Use of Premises: Tenant shall maintain all furnishings and appliances in good condition, reasonable wear and tear excepted. There is no storage for extra belongings on site. Private outdoor space is limited to the rear deck. On-street protected parking is available for up to two cars except in Winter. Tenant agrees to use the front door entrance only and not the slider as a point of egress. 3. SECURITY / MOVE-IN FEE Tenant shall pay a non-refundable furnishings move-in fee of $1500.00 prior to occupancy. In accordance with Rhode Island law, the total security deposit may not exceed one (1) month's rent. If the furnished unit's replacement value exceeds $5,000.00, an additional deposit (not exceeding one month's rent) may be required. 4. PET AGREEMENT NEGOTIABLE Tenant shall remain responsible for maintaining the Premises in a sanitary condition, including cleaning, odor control, and repair of any damage caused by pets, including but not limited to urine staining. No other animals shall be permitted without the prior written consent of Landlord. 5. LIABILITY WAIVER Tenant expressly acknowledges and agrees that Landlord shall not be liable for any personal injury, accident, property damage, or loss occurring on the Premises, whether inside or outside the dwelling. This includes, but is not limited to, any injuries or damages resulting from use or malfunction of furniture, appliances, or equipment provided. Tenant assumes all risks associated with occupancy of the Premises and use of furnishings. 6. GOVERNING LAW This Agreement shall be governed by and construed in accordance with the laws of the State of Rhode Island. Both parties acknowledge that Rhode Island landlord-tenant law restricts security deposits to one month's rent, with certain exceptions for furnished units. SIGNATURES Landlord: ____________________________ Date: 09/15/2025 Amanda S. Bingham Tenant: _____________________________ Date: ___________ ADDENDUM: FURNISHINGS & INVENTORY CHECKLIST Property Address: 17 Spring Street, Wakefield, RI 02879 Tenant: Date of Move-In: ___________________________ This Addendum is attached to and made part of the Residential Lease Agreement. It serves as acknowledgment by Tenant of the furnishings, appliances, and condition of the Premises at the time of move-in. Tenant agrees to return all items in substantially the same condition, reasonable wear and tear excepted. Any loss or damage beyond normal use may be charged to Tenant, notwithstanding any non-refundable fees. Furnishings Inventory & Condition Report Item Condition at Move-In Condition at Move-Out Luxury Queen Sleigh Bed (Excellent) XL Twin Day Bed ( Excellent) Stainless Steel Appliances ( Excellent) LG Mini-Split Heating/Cooling System ( Excellent) LG 43-inch Flat Screen TV (New) Electric Fireplace ( excellent) Cuisinart PRO Stainless Steel Toaster Oven (New) Bosch Induction Stove ( New) Induction-Safe Pots & Pans Set ( New) Couch / Settee (Excellent) Coffee Table ( Excellent) Dining Table with 4 Chairs ( very good) Two Kitchen Bar Stools ( New) Bedding (Queen + XL Twin) ( Excellent) Three Mirrors ( New) Three Rugs (floor protection) (New) Bookcase ( Excellent) Blinds (all windows) (New) Smith & Noble Solar Shades ( New) Acknowledgment Tenant acknowledges receipt of the above-listed furnishings in good condition except where noted at move-in. Tenant Signature: ____________________________ Date: ___________ Landlord Signature: __________________________ Date: ___________ Amanda S. Bingham