Leases

What makes my leases the “BEST”? 

  • I draft ALL of my leases to be favorable to the landlord.
  • My leases include provisions you simply will not find on other lease forms and certainly not on any of the “standard” lease forms.
  • I have been drafting Arizona leases and rental agreement forms for 30+ years and I have NEVER had a client tell me they were unhappy with the final product.

I offer several types of lease forms:

  • “Regular” Residential Lease/Rental Agreement
    • Custom-Drafted OR Readymade
  • “Short-Term” Residential Rental Agreement
    • Custom-Drafted OR Readymade
  • Asset Protection Lease/Rental Agreement
    • Can be used in conjunction with a “Regular” or “Short-Term” Residential Rental Agreement
  • Special Use Lease Forms
    • For Real Estate Professionals (e.g., brokers, property managers)
    • Commercial lease agreements

“REGULAR” RESIDENTIAL LEASE/RENTAL AGREEMENT *

For individuals who own and manage their own rental properties, I offer two types of “Regular” Lease/Rental Agreement forms. The two lease forms below are the most commonly used Lease forms.

  • These lease forms are used by a landlord renting a “regular” residential property to one or more tenants.
  • These lease forms can be used for a fixed-term tenancy (e.g., 1-year, 6-months) or a month-to-month tenancy.
  • These lease forms, the rental property, and the tenants are subject to the Arizona Residential Landlord and Tenant Act.

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  • BEST LEASE – Custom-Drafted Residential Lease Agreement – $695
    • BY FAR – the best Lease form I offer. I custom-draft this Lease specifically for you and your rental property(ies).
    • GUARANTEED to allow you to receive more money than any other lease form.
    • Drafted to protect you — the landlord.
    • Includes all notices required by State and Federal law and all addenda you need.
    • Includes MANY “landlord friendly” provisions you will not find elsewhere.
    • GO HERE to learn more…
  •  GREAT LEASE – Readymade Residential Lease Agreement – $199 (purchase and download NOW)
    • Includes all notices required by State and Federal law.
    • Includes all addenda that you will need.
    • Includes “landlord friendly” provisions.
    • BY FAR the best readymade Lease form available that complies with Arizona law.
    • GO HERE to learn more…

“SHORT-TERM” RESIDENTIAL LEASE AGREEMENT **

For individuals who own and manage their own short-term rental properties, I offer two types of “Short-Term” Residential Rental Agreement forms.

  • These lease forms are used by an owner/host renting a “short-term” residential rental property to one or more guests for a short period of time.
    • Used for short-term residential rental properties (e.g., vacation, recreational lodging, etc.).
    • Used for vacation rentals advertised on VRBO, Airbnb, FlipKey, and similar online platform.
  • These lease forms, the rental property, and the guests ARE NOT subject to the Arizona Residential Landlord and Tenant Act.
  • BY FAR the best readymade Short-Term Rental Agreement available that complies with Arizona law!
  • Available in “readymade” or “Custom-Drafted” for you and your specific rental property.
  • GO HERE to learn more…

“ASSET PROTECTION” LEASE/RENTAL AGREEMENT ***

  • Includes “Master Lease” and “Sublease.” One or more individual owners lease the rental property to an LLC, then the LLC sublets the rental property to the tenant.
  • MUCH BETTER, Faster, and less expensive than transferring ownership of a rental property to an LLC. ***
  • Can be used for a “Regular” residential property OR a “Short-Term” residential property.
  • Available in “Readymade” OR “Custom-Drafted,” BUT you and your rental property MUST meet some specific requirements to use QUALIFY
  • GO HERE to learn more…

SPECIAL USE LEASE FORMS

  • For Real Estate Professionals (e.g., brokers, property managers).
  • For commercial rental properties.

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  • READYMADE SUPPLEMENT TO AAR RESIDENTIAL LEASE – $199 (purchase and download NOW)  
    • This makes the AAR Lease MUCH BETTER for the owner/landlord.
    • MUST be used in conjunction with the AAR October 2019 Residential Lease Agreement.
    • Gives YOU and your clients more rights.
    • Includes MANY “landlord friendly” provisions NOT included in the AAR Lease.
    • GO HERE to learn more…
  • COMMERCIAL LEASE (e.g., gross rent, triple-net, etc.) – Contact me about this service:
    • Call me: 1-602-255-0101   or
    • Send me an e-mail with your phone number and the best time to contact you and I will call you to schedule an appointment: [email protected]

 

Footnotes from above:

* A “Regular” Residential Lease/Rental Agreement is subject to the Arizona Residential Landlord and Tenant Act. This is the most common type of lease form. This is used when a person (landlord) rents to another person (tenant) on a month-to-month basis or on a fixed-term basis (e.g., 6 months, 1 year, etc.).

** A “Short-Term Residential Rental Agreement” IS NOT subject to the Arizona Residential Landlord and Tenant Act. Although becoming more prevalent in recent years, this is still a “special” type of rental agreement that can ONLY be used if the necessary criteria are met. This form is used when a person (owner) rents to another person (guest) for a short period of time (e.g., days or weeks). This form is used for vacation rentals and/or recreational lodging. This form is typically used when offering short-term rental property on VRBO, Airbnb, FlipKey, HomeAway, and similar sites, but can also be used without using any online platform.

*** “Asset Protection Lease/Rental Agreement.” Many landlords attempt “Do It Yourself (DIY) Asset Protection” by “transferring” title of their rental property by signing a quit claim deed from themself, as the owner, to an LLC that the owner owns or controls. That transaction (as just described) violates the “Arizona Fraudulent Transfer Act” (Arizona Revised Statutes, Sections 44-1001 thru 44-1010). In addition to violating the law, it fails to protect your assets. Someone (e.g., a tenant) who sues the LLC/landlord can easily have that fraudulent transfer set aside, which then exposes all of the owner’s privately held assets. That is not merely bad, it is catastrophic. And the bad news may continue because signing a quit claim deed (or any other deed) is a “transfer,” which means the lender that made the loan for the rental property may call the loan immediately due and payable, unless the lender approved (in writing) the transfer BEFORE the transfer was made. Also, a “transfer” terminates the title insurance issued to the owner/landlord when the rental property was purchased, unless the owner buys an “endorsement.” There may also be tax consequences as a result of the “transfer.” Rather than accomplishing “DIY asset protection,” this is DIY self-destruction.

 

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