High risk
This lease strips away nearly every standard tenant protection - habitability, entry notice, deposit limits, fee caps, and eviction notice - so it is extremely risky for the tenant as written.
California, United States · July 3, 2026
Red flags
This lets the landlord raise your rent by any amount, at any time, once you're month-to-month, with only 15 days' notice. Most places give tenants more notice and often limit how much or how often rent can rise.
Landlord may increase the rent at any time during a month-to-month tenancy upon giving Tenant fifteen (15) days written notice, in any amount Landlord determines.
What to do: Ask the landlord to cap increase amounts and extend the notice period (commonly 30-90 days is expected); verify what applies locally before agreeing.
A late fee that grows without limit can turn a short delay into a massive debt. Courts often view uncapped, escalating penalty fees as unenforceable, but you shouldn't have to fight that after signing.
$40 for each additional day the rent remains unpaid, without limit.
What to do: Ask for a fixed, reasonable late fee (a flat amount or small percentage of rent) instead of an open-ended daily charge.
This clause tries to make you responsible for all repairs (plumbing, electrical, heating) regardless of cause and waives your ability to claim the unit is unlivable or to use repair-and-deduct remedies. Habitability protections generally can't be signed away.
Tenant accepts the Premises strictly AS-IS ... Tenant waives any claim against Landlord for the condition of the Premises, including any claim relating to habitability.
What to do: Do not accept this clause. Ask the landlord to remove it and confirm in writing that the landlord remains responsible for keeping the unit livable and for major system repairs.
This removes your right to advance notice before the landlord enters your home for almost any reason, which is a major privacy issue.
Landlord and Landlord's agents may enter the Premises at any time and without prior notice for inspection, repairs, or to show the unit to prospective tenants or purchasers.
What to do: Ask for a standard notice period (commonly 24 hours) before entry except in emergencies, and get it in writing.
This says you lose your entire deposit AND still owe all rent through lease end if you leave early, with no mention of the landlord's duty to re-rent the unit and reduce your loss.
If Tenant vacates before the end of the term for any reason, the entire security deposit is forfeited and Tenant remains liable for all rent through the end of the term.
What to do: Ask whether the landlord will apply standard mitigation (re-renting the unit) and only charge you for actual losses, and ask this clause be revised to reflect that.
A very short, no-cause termination right for the landlord is unusual and may conflict with local eviction protections that often require longer notice and/or a valid reason, especially after an initial lease term.
Landlord may terminate this tenancy and require Tenant to vacate at any time, with or without cause, upon three (3) days written notice.
What to do: Ask the landlord to clarify what notice and cause requirements apply, and verify with a local tenant rights resource whether this clause is enforceable as written.
You'd have to pay the landlord's legal fees even if you win a dispute, and you're giving up the right to a jury trial or to join a class action against the landlord. This significantly weakens your ability to fight back if something goes wrong.
Tenant shall pay Landlord's attorney fees and costs regardless of which party prevails. Tenant waives the right to a jury trial and to participate in any class action.
What to do: Push for a mutual attorney-fee clause (loser pays, or each side pays their own) and ask that the jury trial/class action waiver be removed.
Charging you to report a maintenance problem - even one that isn't your fault - discourages you from reporting real issues like leaks or unsafe conditions.
a $75 fee for any maintenance request Tenant submits, whether or not the issue is Tenant's fault
What to do: Ask that this fee only apply when the tenant caused the damage, not for normal repair requests.
This fee has no defined amount or cap and can change whenever the landlord decides, making your real monthly cost unpredictable.
a monthly "building services surcharge" in an amount to be set by Landlord from time to time
What to do: Ask for the current surcharge amount in writing and a cap or formula for future changes.
Charging for ordinary wear and tear (not damage) is unusual - deposits are typically meant to cover actual damage beyond normal use, not routine cleaning or repainting from ordinary living.
security deposit of $10,200 (three months' rent) ... non-refundable to the extent Landlord applies it to cleaning, repainting, and "general wear and tear," which Tenant agrees are chargeable to Tenant.
What to do: Ask the landlord to remove 'general wear and tear' as a chargeable item and clarify how much of the deposit is refundable; check local deposit-amount limits.
Since you can't see future rules, you could unknowingly break one and face immediate eviction. This gives the landlord broad, unpredictable power.
which Landlord may amend at any time in Landlord's sole discretion, and any violation is a material breach permitting immediate termination.
What to do: Ask to see current house rules now and request advance written notice (e.g., 30 days) before any rule changes take effect.
60 days is longer than the timeframe commonly used for returning deposits, delaying your access to that money.
Landlord shall return any remaining balance within sixty (60) days after Tenant vacates.
What to do: Ask if the landlord will agree to a shorter return period and confirm what's commonly expected locally.
This is money you pay upfront that you never get back, separate from rent and deposit - worth factoring into your total move-in cost.
non-refundable move-in administration fee of $500
What to do: Ask exactly what this fee covers and whether it's negotiable or waivable.
Clause by clause
1. Term
Standard12-month lease starting the first of the month after signing, converting to month-to-month afterward unless either side gives notice.
2. Rent
UnusualRent is $3,400/month, due the 1st, late after the 2nd. Late fees start at $200 plus $40 per additional day with no cap. Once month-to-month, the landlord can raise rent any amount with just 15 days' notice.
3. Security Deposit
UnusualDeposit is $10,200 (three months' rent). Landlord can use it for cleaning, repainting, and normal wear and tear. Remaining balance returned within 60 days after move-out.
4. Fees
UnusualTenant pays a $500 non-refundable move-in fee, an undefined monthly 'building services surcharge' set by the landlord, and a $75 fee for any maintenance request regardless of fault.
5. Repairs and Condition
UnusualTenant accepts the unit as-is and is responsible for all repairs (plumbing, electrical, heating, appliances) regardless of cause, waiving repair-and-deduct rights and habitability claims.
6. Entry
UnusualLandlord can enter at any time without prior notice for inspections, repairs, or showings.
7. Termination
UnusualIf tenant leaves early for any reason, the full deposit is forfeited and tenant still owes rent through lease end. Landlord can end the tenancy with or without cause on 3 days' notice.
8. Entry of Judgment / Attorney Fees
UnusualTenant pays landlord's attorney fees regardless of who wins any dispute, and waives the right to a jury trial or to join a class action.
9. Utilities
UnusualTenant pays all utilities plus a share of building water and garbage costs, allocated at the landlord's discretion.
10. Rules
UnusualTenant must follow house rules that the landlord can change anytime at its sole discretion; violating any rule is treated as a serious breach allowing immediate termination.
Questions to ask the landlord
- Can the 'without limit' daily late fee be replaced with a fixed, capped late fee?
- Will you remove the AS-IS/habitability waiver and confirm you'll keep the unit in livable condition and handle major repairs?
- Will you agree to give advance notice (e.g., 24 hours) before entering, except in emergencies?
- If I move out early, will you re-rent the unit and only charge me for actual lost rent instead of forfeiting the full deposit and full remaining rent?
- What notice period and cause will actually apply if you want to end my tenancy, especially after the initial 12 months?
- Can the attorney-fee clause be made mutual (each side pays own fees, or loser pays)?
- What exactly does the $500 move-in fee cover, and is it negotiable?
- What is the current amount of the 'building services surcharge,' and can a cap be added?
- Can 'general wear and tear' be removed from the list of deposit deductions?
- Can the deposit return window be shortened from 60 days?
- Can the $75 maintenance-request fee be limited to tenant-caused issues only?
- Can I see the current house rules, and will you give written notice before changing them?
Local rules to verify
- Security deposit amount limits are commonly regulated in California, United States; verify with a local source whether $10,200 (three months' rent) is within allowed limits.
- Charging tenants for normal wear and tear from a security deposit is commonly regulated in California, United States; verify with a local source whether this practice is permitted.
- Timeframes for returning a security deposit after move-out are commonly regulated in California, United States; verify with a local source whether 60 days is compliant.
- Notice periods and caps for rent increases are commonly regulated in California, United States; verify with a local source what notice and amount rules apply here, especially given the San Francisco location.
- Notice required before a landlord can enter a rental unit is commonly regulated in California, United States; verify with a local source what advance notice is required.
- Grounds and notice periods for ending a tenancy (including 'no-cause' termination) are commonly regulated in California, United States and by local San Francisco rules; verify with a local source whether just-cause eviction protections apply here.
- Habitability obligations and whether a tenant can waive them are commonly regulated in California, United States; verify with a local source.
- Late fee amounts and whether they must be reasonable/capped are commonly regulated in California, United States; verify with a local source.
- One-sided attorney fee clauses and jury trial/class action waivers in residential leases may be subject to consumer protection rules commonly regulated in California, United States; verify with a local source.