Luxurious 2 Bedroom Furnished Carriage House Rental-Prime Location. Available now, NEVER BEEN LIVED IN. THIS NEWLY RESTORED beautifully appointed spacious two bedroom home offers a rare combination of luxury, sustainability and convenience. Just steps from the bike path and within walking distance of Mainstreet street's shops and dining. Property Highlights: Open Concept living with Hardwood Floors and abundant natural light from Skylights. Modern gourmet Kitchen featuring Bosch induction stove, quartz countertops and premium appliances. Romantic Coastal Carriage House _2BR, Chefs Kitchen, Private Sun filled living space with hardwood floors. Stylish comfortable funishings throughout. Private mahogany Treetop deck with outdoor dining area. This is a rare opportunity for month to month opportunity ideal for a single professional or those seeking a turnkey rental. Quiet setting in historic gardensin a sought-after coastal community within ten minutes of the University of Rhode Island. 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: $2,590.00 per month, payable via Venmo, Cash, money order or check, due on the third (3rd) day of each month. Electricity: Tenant shall pay for electricity directly. A minimum of $300.00 per month shall be paid, with actual charges typically ranging from $350 $450 depending on weather and supply/demand set by RI Energy. Landlord agrees to continually review and, if possible, obtain a more cost-effective energy plan at least once every six (6) months. Trash Removal: $40.00 per month, paid directly to Landlord, for weekly curbside trash service. Other Utilities: Tenant is responsible for internet (WiFi), cable, and any other services not provided by Landlord. 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 Brand new stainless steel appliances LG mini-split heating/cooling system (tutorial provided, "Set it and Forget It") 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 (4) 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. 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 $1,500.00 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
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