Lessee agrees to maintain a reasonable amount of heat in cold weather to prevent damage to water pipes, etc. Should any damage occur, lessee shall be held liable therefor.

(Either Clause "1" or "2" Should Be Stricken)

1. This lease shall stand, without notice from either party, renewed on identical terms for a like successive period unless either party shall at least 45 days before the expiration of the lease notify the other in writing to the contrary.

However, the lessor must at least 15 days but not more than 30 days prior to the time specified for giving the notice as herein set forth notify the lessee in writing of the above provision for automatic renewal or extension.

2. This lease shall stand without notice from either party, renewed on identical terms, except that it shall be a month-to-month tenancy, and in the event neither clause is stricken, this clause shall be controlling in this lease.

Lessee shall not assign this lease, nor sublet the premises or any part thereof, without prior written consent of lessor.

Lessee agrees that security deposit in the amount of $_____ shall be held by _________(insert name of lessor or agent) and if held by agent, security deposit shall be held in agent's trust account. Deposit shall be refunded to lessee in the event the premises are left in the condition called for by this lease, upon lessee furnishing lessor with written demand for security deposit, which demand shall include lessee's new address. Lessor shall furnish lessee with written statement of conditions causing forfeiture of all or part of security deposit within 10 days after lessee vacates premises, or lessor receives such demand, whichever shall be later, or lessor shall be deemed to have waived any claims against security deposit. Any damage caused by lessee, normal wear and tear excepted, shall be repaired by lessor and the cost thereof deducted from security deposit. Should security deposit be unreasonably withheld, lessor agrees to pay and discharge all reasonable costs, attorneys' fees and expenses that shall be paid or incurred by lessee in recovering such deposit.

Lessee has examined and knows the condition of premises, and has received same in good order and repair, except as herein otherwise specified, and no representations as to the condition or repair thereof have been made by lessor or lessor's agent prior to, or at the execution of this lease, that are not herein expressed or endorsed hereon. Lessee shall have 5 days after date of occupancy to notify lessor or lessor's agent in writing of any defects or needed repairs in premises or else shall be deemed to have received premises in good order and repair.

It is the responsibility of the lessee to provide insurance coverage for lessee's personal property.

Lessee agrees to vacate premises at the end of term, and deliver the keys to lessor.

Lessor may, at reasonable and proper times, with prior notice, enter and show premises to persons wishing to rent or purchase same, or to make such repairs as lessor may deem necessary.

If lessee shall abandon or vacate premises before the expiration of term, lessor shall make reasonable efforts to rent same and shall apply the money therefrom to the rent due, or to become due, on this lease and lessee shall remain liable for any deficiency and agrees to pay same.

If lessee shall leave any property on premises, lessor shall have right to dispose of the property without liability 30 days after lessee vacates, or abandons, premises.

Premises herein leased and every part thereof shall, during the term, be used only for residential purposes by lessee and lessee's immediate family or _________ and lessee will not permit premises to be used for any immoral or unlawful purpose, or purpose that will injure the reputation of same or the building of which they are a part, and will not use or keep in or about premises any article or thing which would in any way affect the validity of the standard fire insurance policy of the state of Wisconsin.

Lessee shall not keep in or about said premises any live animals, reptiles, or birds (except: _________).

Lessee and lessor shall obey all lawful orders, rules and regulations of all governmental authorities.

Lessee shall keep premises in a clean and tenantable condition.

Lessee shall keep premises in as good repair as same are in at the commencement of term, normal use and wear and damage by accidental fire excepted and lessee shall be responsible for all acts of negligence by lessee and guests.

Lessee shall keep the glass in the windows and storms clean.

Lessee shall not paint upon, attach, exhibit or display in or about premises any signs or placards, without written consent of lessor.

Lessee shall not alter or redecorate premises without prior written consent of lessor. All alterations to premises shall remain for the benefit of lessor, unless otherwise provided in such consent.

Lessee shall not drive nails, tacks, screws or apply other fasteners on or into any of the walls, ceilings, floors or woodwork of premises, or allow same to be done without written consent of lessor or lessor's agent and in any case lessee agrees to be responsible for any damage done, and will pay for same. Nothing shall be attached or affixed either to exterior of building or any part thereof, whether permanent or otherwise, without written consent of lessor or lessor's agent. Lessor is hereby authorized to remove, at the expense of lessee, anything so attached or affixed without written consent.

In case premises shall be partially damaged by fire, or other casualty, same shall be repaired as soon as reasonably possible by and at the expense of lessor. In case damage is so extensive as to render the premises untenantable, the rent shall cease until same is repaired and this lease may be terminated at the option of either lessee or lessor and the rent prorated to the date of damage.

During term lessee shall pay all gas and electric bills at the time such bills become due and payable.

Should lessee neglect or fail to perform and observe any of the terms of this lease, lessor shall give lessee written notice of such breach, delivered to lessee personally or mailed by certified mail requiring the lessee to remedy the breach or vacate the premises on or before a date at least 5 days after the giving of the notice (except if such breach is for failure to pay rent in which case the 5-day or 14-day statutory notice may be used) and if the lessee fails to comply with such notice the lessor may declare this lease terminated and institute action to expel lessee from premises without limiting liability of lessee for the rent due or to become due under this lease.

If a tenant under a lease for more than one year fails to pay rent when due, or commits waste, or breaches any other covenant or condition of this lease, the tenancy is terminated if the landlord gives the tenant notice requiring payment of the rent, repair of the waste, or other compliance with the lease on or before a date at least 30 days after the giving of the notice, and if the tenant fails to comply with the notice.

Lessee agrees to pay all reasonable costs, attorneys' fees and expenses that shall be paid or incurred by lessor in enforcing this lease.

The terms "lessor" and "lessee" when used herein shall be taken to mean either singular or plural, masculine or feminine, as the case may be, and the provisions of this instrument shall bind the parties mutually, their heirs, personal representatives, successors and assigns.

Lessee shall observe and comply with rules and regulations established by lessor, receipt of a copy of the rules and regulations is hereby acknowledged by lessee, and violation of which shall be deemed to be a breach of this lease. Lessor may make reasonable changes in the rules and regulations by written notice delivered to lessee personally or by certified mail. Lessee shall abide by the new rules but may terminate lease on a rent paying date upon 28 days' written notice to lessor provided such notice is served on lessor within 10 days after receipt of such new rules and regulations.

_________[special conditions].

In witness whereof, the parties have hereunto set their hands and seals this _________ day of _________[year].

[Signatures and Seals]

Guaranty

For value received and in consideration of lessor making this lease, the undersigned hereby guarantees the payment of the rent and the performance of the covenants thereof by lessee.

In witness whereof, the undersigned have hereunto set their hands and seals this _________ day of _________[year].

[Signature and Seals]

Assignment, Acceptance and Consent

Lessee hereby assigns all right, title and interest in and to the within lease to _________ and in consideration of the consent to the assignment by lessor, guarantees the performance by assignee of all obligations of lessee.

In consideration of the above assignment and the written consent of lessor, assignee hereby assumes all obligations of lessee in the lease.

Lessor hereby consents to this assignment and acceptance.

In witness whereof, the parties have hereunto set their hands and seals this _________ day of _________[year].