@tgoodington/intuition 8.1.3 → 9.2.0

package/docs/v9/test/phase3b/blueprints/legal-analyst.md

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+# Blueprint: Draft Residential Lease Agreement
+
+**Domain**: legal/contracts
+**Depth**: Deep
+**Analyst**: legal-analyst
+**Date**: 2026-02-27
+
+---
+
+## 1. Task Reference
+
+**Plan Task**: Task 1 — Draft Residential Lease Agreement
+**Output File**: `deliverables/01_lease_agreement.md`
+
+**Acceptance Criteria**:
+1. Lease complies with NH RSA 540 and 540-A requirements
+2. Lead paint disclosure included (pre-1978 structure)
+3. Security deposit terms within NH statutory limits
+4. ADU-specific provisions address shared property boundaries
+5. All required NH landlord disclosures present
+
+**Dependencies**: None
+
+---
+
+## 2. Research Findings
+
+### Property Profile
+- **Address**: 24 Meadow St, Concord, NH 03301
+- **Owners/Landlords**: Taylor & Katelyn Goodington
+- **Structure**: Single-family home with attached two-bay garage (built 1971)
+- **ADU**: Garage conversion to 1-bedroom accessory dwelling unit with 8-foot rear extension, private entrance
+- **Lead paint trigger**: Original garage construction 1971 (pre-1978) — federal and state lead paint disclosure mandatory
+- **Rental type**: Long-term residential (not short-term/Airbnb)
+- **Owner-occupied**: Owners live in primary residence on same property
+- **Shared elements**: Driveway, yard (boundaries per site diagram), utilities (sub-metering recommended)
+- **ADU legal basis**: NH RSA 674:72 (HB 577, effective July 2025); ZBA variance granted February 2026 for extension
+- **Zoning**: RS District; Concord allows ADUs in all residential districts, no owner-occupancy requirement
+- **Site constraints**: Regulated wetlands at rear, pre-existing in-ground pool, side setback ~5 ft (variance granted)
+
+### Statutory Framework
+| Statute | Subject | Key Requirements |
+|---------|---------|-----------------|
+| RSA 540 | Eviction/Termination | 30-day notice (month-to-month); specific grounds during lease term; court process required; no self-help eviction |
+| RSA 540-A | Security Deposits | Max = 1 month's rent or $100 (whichever greater); separate NH escrow account; written receipt with bank name/account within 30 days; pay interest; return within 30 days with itemized deductions |
+| RSA 540-B | Lead Paint | Pre-1978: EPA disclosure form required; tenant receives "Protect Your Family" pamphlet; disclosure addendum in lease; disclose known hazards; failure = tenant can void lease + damages |
+| RSA 674:72 | ADU Authorization | Municipality cannot prohibit ADU; separate dwelling unit = separate lease appropriate |
+| 42 USC 4852d | Federal Lead Paint | Disclosure required for pre-1978 housing; violation = treble damages [VERIFY: confirm treble damages provision] |
+
+### Required Disclosures
+1. Lead paint disclosure + pamphlet (pre-1978 — MANDATORY)
+2. Security deposit bank name and account number (within 30 days of receipt)
+3. Name and address of landlord or authorized agent
+4. Utility responsibility disclosure
+5. Radon disclosure (recommended) [VERIFY: confirm whether Concord has local radon disclosure ordinance]
+
+### Identified Risks
+1. **Lead Paint Compliance Failure** (HIGH) — 1971 structure triggers mandatory federal and state disclosure
+2. **Security Deposit Mishandling** (HIGH) — RSA 540-A strict procedural requirements; first-time landlords frequently violate
+3. **Shared Space Disputes** (MEDIUM) — proximity of landlord and tenant on same property
+4. **Utility Cost Disputes** (MEDIUM) — if not sub-metered, allocation will be contentious
+5. **Short-Term Rental Misuse** (LOW-MEDIUM) — tenant could attempt Airbnb subletting
+6. **Landlord Entry Disputes** (LOW-MEDIUM) — same-property landlord creates over-access risk
+
+---
+
+## 3. Approach
+
+Draft a comprehensive residential lease agreement as a single primary document with clearly labeled sections plus mandatory exhibits and addenda. The lease is specifically tailored for an ADU on an owner-occupied property in Concord, NH.
+
+**Document Structure**:
+1. **Primary Lease Agreement** — all terms organized by subject matter (~25 numbered sections)
+2. **Exhibit A** — Legal description of premises (ADU unit)
+3. **Exhibit B** — Site diagram showing ADU boundaries, parking, shared areas, exclusive areas
+4. **Exhibit C** — Move-in/Move-out Condition Checklist
+5. **Addendum 1** — Lead Paint Disclosure (EPA standard form, required by law)
+6. **Addendum 2** — Pet Agreement (executed separately when applicable)
+7. **Addendum 3** — Property Rules for Shared Spaces
+
+**Key Structural Choices**:
+- 12-month fixed term auto-converting to month-to-month after expiration
+- Utility provisions drafted with placeholder supporting both sub-metered and included-in-rent; sub-metering recommended during construction
+- Site diagram exhibit (Exhibit B) defining exclusive vs. common areas
+- Case-by-case pet approval with monthly pet rent when approved
+- Mandatory mediation before court action (except nonpayment and emergency)
+- Renter's insurance required ($100K liability minimum, landlord as additional interested party)
+- Explicit short-term rental and subletting prohibition
+- 24-hour landlord entry notice with enumerated reasons
+
+---
+
+## 4. Decisions Made
+
+### Decision 1: Lease Term Structure
+- **Options Considered**: (A) 12-month fixed converting to month-to-month; (B) 12-month fixed with renewal option; (C) Month-to-month from inception
+- **User's Choice**: **Option A** — 12-month fixed term, auto-converting to month-to-month
+- **Rationale**: Market standard for NH residential leases. Provides first-year income stability while preserving flexibility. 30-day notice to terminate after conversion per RSA 540.
+
+### Decision 2: Utility Allocation Method
+- **Options Considered**: (A) Sub-metered, tenant pays directly; (B) Utilities included in rent; (C) Proportional split formula; (D) Draft with placeholder supporting both A and B
+- **User's Choice**: **Option D, targeting Option A** — Draft with placeholder supporting both sub-metered and included-in-rent; recommend sub-metering during construction
+- **Rationale**: Construction decisions not yet final. Template accommodates either approach. Sub-metering during construction is far cheaper than retrofit and eliminates allocation disputes.
+
+### Decision 3: Shared Space Boundary Definition
+- **Options Considered**: (A) Metes-and-bounds description; (B) General description with site diagram exhibit; (C) No exclusive yard area
+- **User's Choice**: **Option B** — Site diagram exhibit (Exhibit B) showing exclusive vs. common areas
+- **Rationale**: Visual clarity reduces disputes. More practical than legalistic metes-and-bounds. Diagram clearly delineates ADU exclusive area (entrance, parking, patio) vs. common driveway vs. owner's exclusive areas.
+
+### Decision 4: Pet Policy
+- **Options Considered**: (A) No pets; (B) Pets allowed with pet deposit; (C) Pets allowed with monthly pet rent; (D) Case-by-case approval
+- **User's Choice**: **Option D + C** — Case-by-case pet approval with monthly pet rent when approved
+- **Rationale**: Preserves landlord flexibility for new unit. Monthly pet rent avoids NH security deposit cap complications. Separate pet addendum executed per approved pet.
+
+### Decision 5: Dispute Resolution Mechanism
+- **Options Considered**: (A) Direct to court; (B) Mandatory mediation before court; (C) Binding arbitration
+- **User's Choice**: **Option B** — Mandatory mediation before court, except nonpayment and emergency
+- **Rationale**: Landlord and tenant share a property and will interact daily. Mediation protects the relationship and is cheaper. Nonpayment and safety exceptions preserve landlord's ability to act quickly when necessary.
+
+### Decision 6: Renter's Insurance Requirement
+- **Options Considered**: (A) Required with minimum coverage; (B) Recommended but not required
+- **User's Choice**: **Option A** — Renter's insurance required, $100K liability minimum, landlord as additional interested party
+- **Rationale**: Standard practice, low cost to tenant ($15-30/month), protects both parties. Landlord as additional interested party ensures notification if policy lapses.
+
+---
+
+## 5. Deliverable Specification
+
+### RESIDENTIAL LEASE AGREEMENT — Full Clause Language
+
+---
+
+#### HEADER AND PREAMBLE
+
+```
+RESIDENTIAL LEASE AGREEMENT
+STATE OF NEW HAMPSHIRE
+
+This Residential Lease Agreement ("Lease") is entered into as of
+[BLANK: lease execution date], by and between:
+
+LANDLORD:
+Taylor Goodington and Katelyn Goodington, husband and wife
+(collectively, "Landlord")
+Address: 24 Meadow St, Concord, NH 03301
+Phone: [BLANK: landlord phone number]
+Email: [BLANK: landlord email address]
+
+TENANT:
+[BLANK: tenant full legal name(s)]
+(individually and collectively, "Tenant")
+Phone: [BLANK: tenant phone number]
+Email: [BLANK: tenant email address]
+
+Landlord and Tenant are collectively referred to as the "Parties"
+and individually as a "Party."
+```
+
+---
+
+#### SECTION 1. DEFINED TERMS
+
+```
+1. DEFINED TERMS
+
+For purposes of this Lease, the following terms shall have the
+meanings set forth below:
+
+(a) "Premises" means the accessory dwelling unit ("ADU") located
+    at 24 Meadow St, Concord, NH 03301, more particularly
+    described in Exhibit A attached hereto, consisting of a
+    one-bedroom residential unit created by conversion of the
+    existing attached two-bay garage with an eight-foot rear
+    extension, accessed via a private entrance. The Premises does
+    NOT include the primary residence, the primary residence's
+    entrance or interior spaces, or any areas designated as
+    Landlord's Exclusive Areas on the Site Diagram (Exhibit B).
+
+(b) "Property" means the entire real property parcel located at
+    24 Meadow St, Concord, NH 03301, including the primary
+    residence, the Premises, all land, structures, and
+    improvements thereon.
+
+(c) "Common Areas" means those portions of the Property
+    designated as "Common Areas" on the Site Diagram attached as
+    Exhibit B, including but not limited to the shared driveway
+    and any shared yard or walkway areas.
+
+(d) "Exclusive Areas" means those portions of the Property
+    designated for the exclusive use of either Landlord or Tenant
+    on the Site Diagram (Exhibit B). Tenant's Exclusive Areas
+    include the ADU private entrance, the designated ADU parking
+    spot, and any patio or yard area designated as Tenant
+    Exclusive on Exhibit B. Landlord's Exclusive Areas include the
+    primary residence, the primary residence entrance, the
+    in-ground pool area, and all other areas designated as
+    Landlord Exclusive on Exhibit B.
+
+(e) "Lease Term" has the meaning set forth in Section 3.
+
+(f) "Rent" has the meaning set forth in Section 4.
+
+(g) "Security Deposit" has the meaning set forth in Section 5.
+```
+
+---
+
+#### SECTION 2. PREMISES AND USE
+
+```
+2. PREMISES AND USE
+
+2.1 Lease of Premises. Landlord hereby leases to Tenant, and
+    Tenant hereby leases from Landlord, the Premises described in
+    Section 1(a) and Exhibit A, together with the right to use
+    Tenant's Exclusive Areas and the Common Areas as depicted in
+    Exhibit B, subject to the terms and conditions of this Lease.
+
+2.2 Permitted Use. The Premises shall be used solely as a
+    private residential dwelling for Tenant and any approved
+    occupants listed in Section 2.3. Tenant shall not use or
+    permit the use of the Premises for any commercial, business,
+    or non-residential purpose, except that Tenant may conduct
+    remote work (e.g., work-from-home employment) that does not
+    involve customer visits, signage, inventory storage, or
+    increased traffic to the Property.
+
+2.3 Authorized Occupants. The following persons are authorized
+    to occupy the Premises as their primary residence in addition
+    to Tenant:
+    [BLANK: list additional occupants or write "None"]
+    No other persons may reside in the Premises for more than
+    fourteen (14) consecutive days or more than thirty (30) days
+    in any twelve-month period without Landlord's prior written
+    consent, which shall not be unreasonably withheld.
+
+2.4 Short-Term Rental Prohibition. Tenant shall not sublet,
+    sublicense, or otherwise make available the Premises, or any
+    portion thereof, for short-term or vacation rental purposes,
+    including but not limited to listing the Premises on Airbnb,
+    VRBO, Booking.com, or any similar platform. Any violation of
+    this Section 2.4 shall constitute a material breach of this
+    Lease. This restriction is necessary to maintain compliance
+    with the RS Zoning District regulations applicable to the
+    Property under the City of Concord Zoning Ordinance.
+
+2.5 ADU Status. The Premises is an accessory dwelling unit
+    authorized under New Hampshire RSA 674:72 and a variance
+    granted by the City of Concord Zoning Board of Adjustment in
+    February 2026. Tenant acknowledges that the Premises is
+    located on the same parcel as Landlord's primary residence and
+    that Landlord resides on the Property.
+```
+
+---
+
+#### SECTION 3. LEASE TERM
+
+```
+3. LEASE TERM
+
+3.1 Initial Term. The initial term of this Lease shall commence
+    on [BLANK: lease start date] ("Commencement Date") and shall
+    expire on [BLANK: lease end date, 12 months from start]
+    ("Expiration Date"), unless sooner terminated in accordance
+    with the terms of this Lease (the "Initial Term").
+
+3.2 Conversion to Month-to-Month. Upon expiration of the
+    Initial Term, if neither Party has provided written notice of
+    termination at least thirty (30) days prior to the Expiration
+    Date, this Lease shall automatically convert to a
+    month-to-month tenancy on the same terms and conditions set
+    forth herein, except that either Party may terminate the
+    month-to-month tenancy by providing at least thirty (30) days'
+    written notice to the other Party, in accordance with NH RSA
+    540:2.
+
+3.3 Renewal. The Parties may at any time agree in writing to
+    enter into a new fixed-term lease to replace this Lease or any
+    month-to-month tenancy arising under Section 3.2. Any such
+    renewal shall be in writing and signed by both Parties.
+
+3.4 Holdover. If Tenant remains in possession of the Premises
+    after the expiration or termination of this Lease without
+    Landlord's written consent and without a month-to-month
+    tenancy under Section 3.2, Tenant shall be a holdover tenant
+    subject to eviction proceedings under NH RSA 540.
+```
+
+---
+
+#### SECTION 4. RENT
+
+```
+4. RENT
+
+4.1 Monthly Rent. Tenant shall pay Landlord monthly rent in the
+    amount of [BLANK: monthly rent amount] dollars ($[BLANK])
+    per month ("Rent").
+
+4.2 Due Date. Rent is due and payable on the first (1st) day of
+    each calendar month during the Lease Term. If the Commencement
+    Date is not the first day of a month, Tenant shall pay
+    prorated Rent for the partial first month in the amount of
+    $[BLANK: prorated amount] on the Commencement Date, and
+    thereafter full monthly Rent shall be due on the first of each
+    month.
+
+4.3 Payment Method. Rent shall be paid by [BLANK: specify
+    accepted payment methods — e.g., personal check, bank
+    transfer, electronic payment (Zelle/Venmo), money order].
+    Cash payments shall only be accepted if no alternative is
+    available, and Landlord shall provide a written receipt for any
+    cash payment.
+
+4.4 Late Fee. If Rent is not received by Landlord by the end of
+    the fifth (5th) day of the month in which it is due, Tenant
+    shall pay a late fee of [BLANK: late fee amount — e.g., $50
+    or 5% of monthly rent, whichever is less] [VERIFY: confirm NH
+    does not cap late fees by statute; current understanding is
+    that NH does not impose a statutory cap but the fee must be
+    "reasonable"]. The assessment of late fees shall not waive
+    Landlord's right to pursue any other remedy for nonpayment.
+
+4.5 Returned Payment Fee. If any payment by Tenant is returned
+    for insufficient funds, Tenant shall pay a returned payment
+    fee of $25.00 in addition to any late fee that may apply.
+
+4.6 Place of Payment. Rent and all other charges shall be paid
+    to Landlord at the address set forth above, or to such other
+    address or by such other method as Landlord may designate in
+    writing.
+```
+
+---
+
+#### SECTION 5. SECURITY DEPOSIT
+
+```
+5. SECURITY DEPOSIT
+
+5.1 Amount. Upon execution of this Lease, Tenant shall pay
+    Landlord a security deposit in the amount of [BLANK: security
+    deposit amount — must not exceed one month's rent or $100,
+    whichever is greater, per NH RSA 540-A:3] ("Security
+    Deposit"). The Security Deposit shall not exceed the equivalent
+    of one (1) month's Rent or one hundred dollars ($100.00),
+    whichever is greater, in accordance with NH RSA 540-A:3.
+
+5.2 Escrow Account. Landlord shall deposit the Security Deposit
+    in a separate escrow account at a New Hampshire bank or
+    banking institution, in accordance with NH RSA 540-A:6. The
+    Security Deposit shall not be commingled with Landlord's
+    personal or business funds.
+
+5.3 Written Receipt. Within thirty (30) days of receiving the
+    Security Deposit, Landlord shall provide Tenant with a written
+    receipt stating:
+    (a) The amount of the Security Deposit;
+    (b) The name of the bank or banking institution where the
+        Security Deposit is held; and
+    (c) The account number of the escrow account.
+    This receipt requirement is mandated by NH RSA 540-A:5.
+
+5.4 Interest. Landlord shall pay Tenant interest on the Security
+    Deposit at the rate paid by the bank or banking institution
+    where the deposit is held. Interest shall be paid or credited
+    to Tenant annually, or upon termination of the tenancy and
+    return of the deposit, in accordance with NH RSA 540-A:6.
+
+5.5 Permitted Deductions. Upon termination of the tenancy and
+    Tenant's surrender of the Premises, Landlord may deduct from
+    the Security Deposit only the following amounts, if applicable:
+    (a) Unpaid rent;
+    (b) Damage to the Premises caused by Tenant, Tenant's guests,
+        or Tenant's pets beyond normal wear and tear; and
+    (c) Other charges expressly permitted under this Lease or NH
+        law.
+    The Move-in/Move-out Condition Checklist (Exhibit C) shall
+    serve as the baseline for assessing the condition of the
+    Premises at move-out.
+
+5.6 Return of Deposit. Landlord shall return the Security
+    Deposit, or the balance thereof after permitted deductions,
+    within thirty (30) days after the termination of the tenancy
+    and delivery of possession by Tenant, in accordance with NH
+    RSA 540-A:7. If Landlord makes any deductions, Landlord shall
+    provide Tenant with an itemized written statement describing
+    each deduction and the amount thereof, together with any
+    remaining balance of the Security Deposit.
+
+5.7 Failure to Comply. Landlord's failure to comply with the
+    requirements of NH RSA 540-A regarding the Security Deposit
+    may result in Landlord forfeiting the right to retain any
+    portion of the deposit and may subject Landlord to additional
+    liability under NH law.
+
+5.8 No Last Month's Rent. The Security Deposit shall not be
+    applied as the last month's rent. Tenant may not direct
+    Landlord to apply the Security Deposit to any rental payment.
+```
+
+---
+
+#### SECTION 6. UTILITIES
+
+```
+6. UTILITIES
+
+--- OPTION A: SUB-METERED (Use this section if utilities are
+    sub-metered) ---
+
+6A.1 Tenant-Paid Utilities. The Premises is separately metered
+     for the following utilities, and Tenant shall be solely
+     responsible for establishing service accounts in Tenant's
+     name and paying all charges for:
+     (a) Electricity;
+     (b) Gas/heating fuel (if separately metered);
+     (c) Internet and cable/streaming services;
+     (d) [BLANK: any additional separately metered utilities].
+
+6A.2 Landlord-Paid Utilities. Landlord shall be responsible for
+     the following utilities and services, the cost of which is
+     included in the Rent:
+     (a) Water and sewer;
+     (b) Trash and recycling collection;
+     (c) [BLANK: any additional landlord-paid utilities].
+
+6A.3 Account Setup. Tenant shall establish utility accounts in
+     Tenant's name within [BLANK: number of days, e.g., five (5)]
+     business days of the Commencement Date. Tenant shall maintain
+     continuous utility service throughout the Lease Term. Failure
+     to maintain utility service shall constitute a material breach
+     of this Lease.
+
+--- OPTION B: UTILITIES INCLUDED IN RENT (Use this section if
+    utilities are NOT sub-metered) ---
+
+6B.1 Included Utilities. The following utilities and services
+     are included in the Rent:
+     (a) Electricity;
+     (b) Gas/heating fuel;
+     (c) Water and sewer;
+     (d) Trash and recycling collection.
+     Landlord shall maintain continuous service for all included
+     utilities throughout the Lease Term.
+
+6B.2 Excluded Utilities. Tenant shall be solely responsible for
+     establishing and paying for the following:
+     (a) Internet and cable/streaming services;
+     (b) Renter's insurance (see Section 12);
+     (c) [BLANK: any additional tenant-paid services].
+
+6B.3 Reasonable Use. Tenant shall use included utilities in a
+     reasonable and customary manner for residential purposes.
+     Landlord reserves the right to address excessive or wasteful
+     utility usage (e.g., sustained heating to above 78 degrees
+     Fahrenheit, operating cryptocurrency mining equipment, or
+     other non-standard consumption) through written notice and,
+     if unresolved, by adjusting rent at the next available
+     renewal or conversion date as permitted under Section 3.
+
+--- END UTILITY OPTIONS ---
+[BLANK: Landlord to select Option A or Option B prior to
+execution and strike the inapplicable option. Landlord is strongly
+advised to install sub-meters during construction (Option A).]
+
+6.4 Utility Disclosure. In accordance with New Hampshire law,
+    Landlord discloses the following regarding utility
+    responsibility for the Premises:
+    [BLANK: describe which utilities are tenant-paid vs.
+    landlord-paid, consistent with the selected option above].
+```
+
+---
+
+#### SECTION 7. MAINTENANCE AND REPAIRS
+
+```
+7. MAINTENANCE AND REPAIRS
+
+7.1 Landlord's Obligations. Landlord shall maintain the
+    Premises in a habitable condition and shall be responsible for:
+    (a) Structural repairs (roof, foundation, exterior walls,
+        load-bearing elements);
+    (b) Major systems (plumbing, electrical, HVAC, hot water
+        heater) unless damage is caused by Tenant's negligence
+        or misuse;
+    (c) Appliances provided by Landlord (if any):
+        [BLANK: list appliances provided, e.g., refrigerator,
+        stove, microwave, dishwasher, washer/dryer or specify
+        "None"];
+    (d) Common Area maintenance, including but not limited to
+        driveway snow removal, Common Area landscaping, and
+        exterior lighting in Common Areas;
+    (e) Compliance with all applicable building codes and health
+        and safety regulations.
+
+7.2 Tenant's Obligations. Tenant shall:
+    (a) Keep the Premises in clean and sanitary condition;
+    (b) Promptly notify Landlord in writing of any condition
+        requiring repair or posing a health or safety hazard;
+    (c) Not damage or permit damage to the Premises beyond normal
+        wear and tear;
+    (d) Maintain smoke detectors and carbon monoxide detectors in
+        working order (including battery replacement);
+    (e) Maintain Tenant's Exclusive Areas, including snow removal
+        from the ADU private entrance walkway and maintaining the
+        cleanliness and appearance of any Tenant-exclusive patio
+        or yard area;
+    (f) Properly dispose of garbage and recyclables;
+    (g) Not alter, modify, or make improvements to the Premises
+        without Landlord's prior written consent (see Section 8).
+
+7.3 Repair Requests. Tenant shall submit repair requests to
+    Landlord in writing (email is acceptable). Landlord shall
+    respond to non-emergency repair requests within a reasonable
+    time, and in no event later than fourteen (14) days. Emergency
+    repairs (burst pipe, no heat in winter, electrical hazard, gas
+    leak) shall be addressed by Landlord as soon as practicable
+    and in no event later than twenty-four (24) hours.
+
+7.4 Repair Cost Allocation. Tenant shall be responsible for the
+    cost of repairs necessitated by Tenant's negligence, misuse,
+    or intentional damage, or that of Tenant's guests, occupants,
+    or pets. Landlord shall be responsible for all other repair
+    costs.
+```
+
+---
+
+#### SECTION 8. ALTERATIONS AND MODIFICATIONS
+
+```
+8. ALTERATIONS AND MODIFICATIONS
+
+8.1 Landlord Consent Required. Tenant shall not make any
+    alterations, additions, or improvements to the Premises,
+    including but not limited to painting, wallpapering, installing
+    fixtures, or making structural changes, without Landlord's
+    prior written consent. Landlord may condition consent on
+    Tenant's agreement to restore the Premises to its original
+    condition at move-out.
+
+8.2 Permitted Minor Modifications. Notwithstanding Section 8.1,
+    Tenant may make the following minor modifications without
+    Landlord's consent, provided Tenant restores the Premises to
+    its original condition at move-out:
+    (a) Hanging pictures or artwork using small nails or
+        removable adhesive hooks;
+    (b) Installing removable window treatments (curtains, blinds)
+        without drilling into window frames.
+
+8.3 Ownership of Improvements. Unless otherwise agreed in
+    writing, any alterations or improvements made with Landlord's
+    consent shall become the property of Landlord upon
+    installation and shall remain with the Premises at the
+    termination of this Lease.
+```
+
+---
+
+#### SECTION 9. LANDLORD ACCESS AND ENTRY
+
+```
+9. LANDLORD ACCESS AND ENTRY
+
+9.1 Notice Required. Landlord shall provide Tenant with at
+    least twenty-four (24) hours' advance written notice (email,
+    text message, or written note) before entering the Premises,
+    except as provided in Section 9.3.
+    [VERIFY: confirm whether NH has a statutory minimum notice
+    period for landlord entry; current research indicates NH
+    requires "reasonable notice" without defining a specific
+    timeframe — 24 hours is the standard contractual provision]
+
+9.2 Permitted Entry Purposes. Landlord may enter the Premises,
+    upon proper notice, only for the following purposes:
+    (a) To inspect the Premises;
+    (b) To make necessary or agreed-upon repairs, decorations,
+        alterations, or improvements;
+    (c) To supply services agreed upon in this Lease;
+    (d) To show the Premises to prospective tenants (during the
+        last sixty (60) days of the Lease Term or after notice of
+        termination has been given), prospective buyers, lenders,
+        or insurers;
+    (e) To address a condition that Landlord reasonably believes
+        constitutes an imminent threat to the Property.
+
+9.3 Emergency Entry. Landlord may enter the Premises without
+    prior notice in the event of an emergency, including but not
+    limited to fire, flood, gas leak, or other imminent threat to
+    life, health, or property.
+
+9.4 Entry Hours. Except in emergencies, Landlord entry shall
+    occur during reasonable hours, which the Parties agree shall
+    be between 9:00 AM and 7:00 PM, unless Tenant agrees to an
+    alternative time.
+
+9.5 Quiet Enjoyment. Tenant shall be entitled to the quiet and
+    peaceful enjoyment of the Premises throughout the Lease Term,
+    subject to the terms of this Lease. Landlord shall not
+    unreasonably interfere with Tenant's use and enjoyment of the
+    Premises. Landlord's residence on the same Property does not
+    diminish Tenant's right to quiet enjoyment of the Premises
+    and Tenant's Exclusive Areas.
+```
+
+---
+
+#### SECTION 10. SHARED SPACES AND ADU-SPECIFIC PROVISIONS
+
+```
+10. SHARED SPACES AND ADU-SPECIFIC PROVISIONS
+
+10.1 Site Diagram. The boundaries of the Premises, Tenant's
+     Exclusive Areas, Landlord's Exclusive Areas, and Common Areas
+     are depicted on the Site Diagram attached as Exhibit B, which
+     is incorporated herein by reference. In the event of a
+     conflict between the written descriptions in this Lease and
+     Exhibit B, Exhibit B shall control.
+
+10.2 Driveway Use. The driveway is a Common Area. Both Landlord
+     and Tenant shall have the right to use the driveway for
+     ingress, egress, and parking in designated spaces. The
+     following rules apply:
+     (a) Tenant is entitled to park [BLANK: number, e.g., one
+         (1)] vehicle(s) in the designated ADU parking spot shown
+         on Exhibit B;
+     (b) Tenant shall not block access to Landlord's parking
+         areas, the primary residence entrance, or the public
+         street;
+     (c) Neither Party shall store inoperable vehicles, trailers,
+         boats, or recreational vehicles in the driveway or on
+         the Property without the other Party's written consent;
+     (d) Guest parking: Tenant's guests may temporarily park in
+         the driveway only if doing so does not obstruct
+         Landlord's parking or access. Overnight guest parking
+         for more than three (3) consecutive nights requires
+         Landlord's prior notice (not consent).
+
+10.3 Yard Use. Tenant's use of yard areas shall be as follows:
+     (a) Tenant shall have exclusive use of the yard area
+         designated as "Tenant Exclusive" on Exhibit B, if any;
+     (b) Tenant may use Common Areas of the yard for ordinary
+         recreational purposes, subject to the Property Rules
+         (Addendum 3);
+     (c) Tenant shall not access Landlord's Exclusive Areas,
+         including the in-ground pool area, without Landlord's
+         prior invitation or consent;
+     (d) Tenant shall not install fences, sheds, gardens,
+         trampolines, or other structures in any area without
+         Landlord's prior written consent.
+
+10.4 Maintenance of Common Areas. Landlord shall be primarily
+     responsible for maintenance of Common Areas, including:
+     (a) Snow removal from the driveway;
+     (b) Mowing and landscaping of Common Area yard;
+     (c) Exterior lighting in Common Areas.
+     Tenant shall be responsible for maintenance of Tenant's
+     Exclusive Areas as set forth in Section 7.2(e).
+
+10.5 Noise and Conduct. Given the proximity of the Premises to
+     Landlord's primary residence, both Parties agree to the
+     following:
+     (a) Quiet hours shall be observed from 10:00 PM to 7:00 AM
+         daily;
+     (b) Music, television, and other audio shall be maintained
+         at reasonable volume levels at all times;
+     (c) Outdoor gatherings in Common Areas or Tenant's Exclusive
+         Areas with more than [BLANK: number, e.g., six (6)]
+         guests shall require twenty-four (24) hours' advance
+         notice to Landlord (not consent).
+     This provision applies equally to Landlord's conduct in
+     proximity to the Premises.
+
+10.6 Exterior Appearance. Tenant shall not place signs, banners,
+     satellite dishes, or other installations on the exterior of
+     the Premises or in Tenant's Exclusive Areas without
+     Landlord's prior written consent.
+
+10.7 Shared Utility Infrastructure. To the extent any utility
+     infrastructure (pipes, electrical lines, HVAC ducts) is
+     shared between the Premises and the primary residence, each
+     Party shall refrain from any action that would damage,
+     obstruct, or interfere with the other Party's utility
+     service. Landlord shall maintain shared infrastructure at
+     Landlord's expense.
+```
+
+---
+
+#### SECTION 11. PETS
+
+```
+11. PETS
+
+11.1 General Policy. Pets are not permitted in the Premises
+     without Landlord's prior written approval. Approval is
+     granted on a case-by-case basis and may be withheld at
+     Landlord's sole discretion. Approval of one pet does not
+     constitute approval of any additional or replacement pets.
+
+11.2 Pet Approval Process. Tenant shall submit a written pet
+     request to Landlord describing the pet (species, breed, size,
+     weight, age, temperament). Landlord shall respond in writing
+     within fourteen (14) days. If approved, the Parties shall
+     execute a Pet Addendum (Addendum 2) specific to the approved
+     pet.
+
+11.3 Pet Rent. If a pet is approved, Tenant shall pay additional
+     monthly pet rent of [BLANK: pet rent amount, e.g., $25-$50]
+     per approved pet per month, in addition to the monthly Rent.
+     Pet rent is due on the same date and by the same method as
+     Rent.
+
+11.4 Pet Owner Responsibilities. For any approved pet, Tenant
+     shall:
+     (a) Comply with all applicable state and local animal
+         control ordinances, including licensing and vaccination
+         requirements;
+     (b) Keep the pet under control at all times, including
+         leashing when in Common Areas;
+     (c) Immediately clean up after the pet in all areas of the
+         Property;
+     (d) Prevent the pet from causing damage to the Premises,
+         Common Areas, or Landlord's property;
+     (e) Ensure the pet does not create a nuisance (excessive
+         barking, aggressive behavior, odor) to Landlord or
+         neighbors;
+     (f) Be liable for all damage caused by the pet, beyond
+         normal wear and tear;
+     (g) Maintain liability coverage for the pet under Tenant's
+         renter's insurance policy.
+
+11.5 Revocation. Landlord may revoke pet approval upon thirty
+     (30) days' written notice if the pet causes material damage
+     to the Premises, creates a nuisance, or poses a safety risk.
+     Tenant shall remove the pet from the Premises within the
+     notice period or be in material breach of this Lease.
+
+11.6 Service and Assistance Animals. This Section 11 does not
+     apply to service animals or assistance animals as defined
+     under the Americans with Disabilities Act (ADA) or the Fair
+     Housing Act (FHA). Landlord shall make reasonable
+     accommodations for verified service or assistance animals in
+     accordance with applicable law.
+     [VERIFY: confirm whether NH has additional state-level
+     protections for assistance animals beyond federal law]
+```
+
+---
+
+#### SECTION 12. INSURANCE
+
+```
+12. INSURANCE
+
+12.1 Renter's Insurance Required. Tenant shall obtain and
+     maintain throughout the Lease Term a renter's insurance policy
+     ("Tenant's Insurance Policy") with the following minimum
+     coverage:
+     (a) Personal property coverage: [BLANK: amount, e.g.,
+         $30,000] (recommended);
+     (b) Personal liability coverage: not less than one hundred
+         thousand dollars ($100,000.00);
+     (c) Additional living expenses / loss of use coverage
+         (recommended but not required).
+
+12.2 Additional Interested Party. Tenant's Insurance Policy
+     shall name Landlord (Taylor Goodington and Katelyn
+     Goodington) as an "Additional Interested Party" (not as an
+     "Additional Insured"). This designation ensures that Landlord
+     receives notice from the insurance carrier if the policy is
+     cancelled, non-renewed, or materially changed.
+
+12.3 Proof of Insurance. Tenant shall provide Landlord with a
+     certificate of insurance or declarations page evidencing the
+     required coverage:
+     (a) Prior to or on the Commencement Date;
+     (b) Upon each renewal of the policy; and
+     (c) Within five (5) days of Landlord's written request.
+
+12.4 Failure to Maintain. If Tenant fails to maintain the
+     required insurance, Landlord may provide written notice of
+     the deficiency. If Tenant does not provide proof of compliant
+     coverage within fifteen (15) days of such notice, the failure
+     shall constitute a material breach of this Lease.
+
+12.5 Landlord's Insurance. Landlord shall maintain property
+     insurance covering the structure of the Premises. Landlord's
+     insurance does not cover Tenant's personal property. Tenant
+     acknowledges that Landlord's insurance policy does not provide
+     coverage for Tenant's belongings, liability, or additional
+     living expenses.
+```
+
+---
+
+#### SECTION 13. SUBLETTING AND ASSIGNMENT
+
+```
+13. SUBLETTING AND ASSIGNMENT
+
+13.1 Prohibition on Subletting. Tenant shall not sublet the
+     Premises or any portion thereof without Landlord's prior
+     written consent, which may be withheld at Landlord's sole
+     discretion.
+
+13.2 Prohibition on Assignment. Tenant shall not assign this
+     Lease or any interest herein without Landlord's prior written
+     consent, which may be withheld at Landlord's sole discretion.
+
+13.3 Short-Term Rental Prohibition. Without limiting the
+     generality of Section 13.1 and Section 2.4, Tenant shall not
+     list or advertise the Premises on any short-term rental,
+     vacation rental, or home-sharing platform. This prohibition
+     is absolute and is not subject to Landlord consent.
+```
+
+---
+
+#### SECTION 14. TERMINATION AND DEFAULT
+
+```
+14. TERMINATION AND DEFAULT
+
+14.1 Termination by Either Party (Month-to-Month). If this
+     Lease has converted to a month-to-month tenancy under Section
+     3.2, either Party may terminate by providing at least thirty
+     (30) days' written notice to the other Party, in accordance
+     with NH RSA 540:2. The notice period shall run from the
+     date of service of the notice.
+
+14.2 Termination During Initial Term. During the Initial Term,
+     this Lease may be terminated only:
+     (a) By mutual written agreement of the Parties;
+     (b) By Landlord for cause as set forth in Section 14.3; or
+     (c) As otherwise permitted by NH RSA 540.
+
+14.3 Events of Default by Tenant. The following shall constitute
+     events of default ("Default"):
+     (a) Failure to pay Rent or any other charge due under this
+         Lease within seven (7) days after written notice of
+         nonpayment from Landlord;
+     (b) Material breach of any term or condition of this Lease
+         that is not cured within thirty (30) days after written
+         notice from Landlord specifying the breach (or, if the
+         breach cannot reasonably be cured within thirty days,
+         failure to commence cure within thirty days and
+         diligently pursue completion);
+     (c) Conduct by Tenant or Tenant's guests that constitutes a
+         substantial violation of a material term of the rental
+         agreement and is detrimental to the health, welfare, or
+         safety of other persons on the Property;
+     (d) Illegal activity on the Premises;
+     (e) Any other ground for eviction permitted under NH RSA 540.
+
+14.4 Remedies Upon Default. Upon an event of Default, Landlord
+     may pursue any remedy available under NH RSA 540 and
+     applicable law, including but not limited to:
+     (a) Termination of this Lease upon proper notice;
+     (b) Eviction through court proceedings (Landlord shall NOT
+         engage in self-help eviction, lock-out, or utility
+         shut-off, as such actions are prohibited under NH law);
+     (c) Recovery of unpaid Rent, late fees, damages, and
+         reasonable attorney's fees to the extent permitted by law.
+
+14.5 Default by Landlord. If Landlord materially breaches this
+     Lease and fails to cure the breach within thirty (30) days
+     after written notice from Tenant (or, if the breach cannot
+     reasonably be cured within thirty days, fails to commence
+     cure within thirty days and diligently pursue completion),
+     Tenant may pursue any remedy available under NH law, subject
+     to the dispute resolution provisions of Section 15.
+
+14.6 Surrender and Move-Out. Upon termination or expiration of
+     this Lease:
+     (a) Tenant shall surrender the Premises in the same
+         condition as received, reasonable wear and tear excepted;
+     (b) Tenant shall remove all personal property and trash;
+     (c) The Parties shall conduct a joint move-out inspection
+         using the Move-in/Move-out Condition Checklist
+         (Exhibit C);
+     (d) Tenant shall return all keys, access devices, and
+         garage door openers (if any) to Landlord;
+     (e) Tenant shall provide Landlord with a forwarding address
+         for return of the Security Deposit.
+
+14.7 Abandonment. If Tenant abandons the Premises (absent from
+     the Premises for fourteen (14) or more consecutive days
+     without notice to Landlord and without paying Rent), Landlord
+     may, upon reasonable investigation and notice efforts as
+     required by NH law, deem the Premises abandoned and retake
+     possession. [VERIFY: confirm NH statutory requirements for
+     deemed abandonment and handling of abandoned personal
+     property]
+```
+
+---
+
+#### SECTION 15. DISPUTE RESOLUTION
+
+```
+15. DISPUTE RESOLUTION
+
+15.1 Good Faith Negotiation. In the event of any dispute arising
+     out of or relating to this Lease, the Parties shall first
+     attempt to resolve the dispute through good faith negotiation.
+     Either Party shall provide written notice to the other Party
+     describing the dispute, and the Parties shall make a good
+     faith effort to resolve the dispute within fourteen (14) days
+     of such notice.
+
+15.2 Mandatory Mediation. If the dispute is not resolved through
+     negotiation under Section 15.1, the Parties shall submit the
+     dispute to mediation before a mutually agreed-upon mediator
+     or through a mediation program in the State of New Hampshire
+     before either Party may initiate court proceedings. The costs
+     of mediation shall be shared equally by the Parties.
+     [VERIFY: identify recommended NH mediation programs or
+     services — e.g., NH Court Mediation Program, local
+     community mediation centers]
+
+15.3 Exceptions to Mediation. The mandatory mediation
+     requirement of Section 15.2 shall NOT apply to:
+     (a) Eviction proceedings based on nonpayment of rent (NH RSA
+         540:2);
+     (b) Actions seeking emergency or injunctive relief related
+         to threats to health, safety, or property;
+     (c) Actions to recover possession of the Premises after
+         Tenant's abandonment.
+     For these excepted matters, either Party may proceed directly
+     to court without first engaging in mediation.
+
+15.4 Governing Law and Venue. This Lease shall be governed by
+     and construed in accordance with the laws of the State of
+     New Hampshire. Any court action arising under this Lease
+     shall be brought in the courts of Merrimack County, New
+     Hampshire.
+
+15.5 Attorney's Fees. In any court proceeding arising out of
+     this Lease, the prevailing Party shall be entitled to recover
+     reasonable attorney's fees and costs from the non-prevailing
+     Party, to the extent permitted by NH law.
+     [VERIFY: confirm NH enforceability of contractual attorney's
+     fees provisions in residential leases]
+```
+
+---
+
+#### SECTION 16. LEAD PAINT DISCLOSURE
+
+```
+16. LEAD PAINT DISCLOSURE
+
+16.1 Pre-1978 Structure. The Premises is located in a structure
+     originally constructed in 1971. Pursuant to federal law (42
+     USC 4852d, 40 CFR Part 745) and New Hampshire RSA 540-B,
+     Landlord is required to disclose known information about
+     lead-based paint and lead-based paint hazards in the
+     Premises.
+
+16.2 Lead Paint Addendum. The Lead Paint Disclosure form is
+     attached as Addendum 1 and is incorporated herein by
+     reference. Addendum 1 must be signed by both Parties before
+     or at the time of execution of this Lease. This Lease is not
+     valid without a signed Addendum 1.
+
+16.3 Pamphlet. Landlord shall provide Tenant with the EPA
+     pamphlet "Protect Your Family from Lead in Your Home" prior
+     to or at the time of execution of this Lease. Tenant's
+     signature on Addendum 1 shall constitute acknowledgment of
+     receipt of this pamphlet.
+
+16.4 Known Hazards. Landlord discloses the following known
+     lead-based paint and/or lead-based paint hazards in the
+     Premises:
+     [BLANK: describe known hazards, or state "Landlord has no
+     knowledge of lead-based paint and/or lead-based paint hazards
+     in the Premises." If lead testing or abatement was performed
+     during construction, describe the results here.]
+
+16.5 Records and Reports. Landlord has provided Tenant with all
+     available records and reports pertaining to lead-based paint
+     and/or lead-based paint hazards in the Premises:
+     [BLANK: list records/reports provided, or state "Landlord has
+     no records or reports pertaining to lead-based paint and/or
+     lead-based paint hazards in the Premises."]
+
+16.6 Tenant Acknowledgment. Tenant acknowledges that:
+     (a) Tenant has received the EPA pamphlet "Protect Your
+         Family from Lead in Your Home";
+     (b) Tenant has received the disclosures set forth in
+         Sections 16.4 and 16.5;
+     (c) Tenant has had the opportunity to conduct an independent
+         lead-based paint inspection of the Premises at Tenant's
+         expense prior to execution of this Lease.
+
+16.7 Renovation Disclosure. The ADU Premises was created through
+     renovation of a pre-1978 structure. Landlord discloses:
+     [BLANK: describe whether EPA RRP Rule-compliant renovation
+     practices were followed during construction, whether
+     lead-based paint testing or abatement was performed, and the
+     results of any such testing or abatement]
+     [VERIFY: whether ADU construction/renovation triggers lead
+     paint abatement requirements under EPA RRP Rule (40 CFR 745)]
+```
+
+---
+
+#### SECTION 17. ADDITIONAL DISCLOSURES
+
+```
+17. ADDITIONAL DISCLOSURES
+
+17.1 Landlord Identity. In accordance with New Hampshire law,
+     Landlord discloses that the owner(s) of the Property and the
+     person(s) authorized to manage the Property and receive
+     notices on behalf of the owner(s) are:
+     Name: Taylor Goodington and Katelyn Goodington
+     Address: 24 Meadow St, Concord, NH 03301
+     Phone: [BLANK: landlord phone number]
+     Email: [BLANK: landlord email address]
+
+17.2 Radon Disclosure. Radon is a naturally occurring radioactive
+     gas that can accumulate in buildings and may pose a health
+     risk. Landlord:
+     [BLANK: select one —
+     (a) "has not tested the Premises for radon"; OR
+     (b) "has tested the Premises for radon. Results:
+         [describe results]"]
+     Tenant is advised that information about radon and radon
+     testing is available from the New Hampshire Department of
+     Environmental Services (NHDES).
+     [VERIFY: confirm whether Concord has a local radon disclosure
+     ordinance requiring more than this general disclosure]
+
+17.3 Flood Zone Disclosure. To Landlord's knowledge, the
+     Property [BLANK: "is" or "is not"] located in a FEMA-
+     designated flood zone. Tenant is advised to independently
+     verify flood zone status.
+
+17.4 Code Compliance. Landlord represents that, to the best of
+     Landlord's knowledge, the Premises complies with all
+     applicable building codes, fire codes, and health and safety
+     regulations as of the Commencement Date.
+```
+
+---
+
+#### SECTION 18. GENERAL PROVISIONS
+
+```
+18. GENERAL PROVISIONS
+
+18.1 Entire Agreement. This Lease, together with all Exhibits
+     and Addenda attached hereto, constitutes the entire agreement
+     between the Parties concerning the Premises and supersedes
+     all prior negotiations, representations, warranties, and
+     agreements between the Parties.
+
+18.2 Amendments. This Lease may be amended only by a written
+     instrument signed by both Parties.
+
+18.3 Severability. If any provision of this Lease is held to be
+     invalid, illegal, or unenforceable by a court of competent
+     jurisdiction, such invalidity shall not affect the validity
+     of the remaining provisions, which shall continue in full
+     force and effect.
+
+18.4 Waiver. The failure of either Party to enforce any
+     provision of this Lease shall not constitute a waiver of that
+     Party's right to enforce that provision or any other
+     provision in the future. Any waiver must be in writing and
+     signed by the waiving Party.
+
+18.5 Notices. All notices required or permitted under this Lease
+     shall be in writing and shall be deemed properly delivered
+     when:
+     (a) Delivered personally to the Party;
+     (b) Sent by first-class United States mail, postage prepaid,
+         to the Party's address set forth in this Lease or to
+         such other address as the Party may designate in
+         writing; or
+     (c) Sent by email to the Party's email address set forth in
+         this Lease, provided the sender receives confirmation of
+         receipt (read receipt or written acknowledgment).
+     [VERIFY: confirm RSA 540 notice delivery methods — personal
+     service, posting, mail — and ensure this clause does not
+     conflict with statutory requirements for eviction notices]
+
+18.6 Binding Effect. This Lease shall be binding upon and inure
+     to the benefit of the Parties and their respective heirs,
+     executors, administrators, successors, and permitted assigns.
+
+18.7 Joint and Several Liability. If more than one person
+     constitutes "Tenant," each person shall be jointly and
+     severally liable for all obligations of Tenant under this
+     Lease.
+
+18.8 Fair Housing. Landlord and Tenant acknowledge that this
+     Lease is subject to all applicable federal, state, and local
+     fair housing laws, including the federal Fair Housing Act,
+     New Hampshire RSA 354-A, and the City of Concord's
+     non-discrimination ordinances.
+
+18.9 Governing Law. This Lease shall be governed by and
+     construed in accordance with the laws of the State of New
+     Hampshire.
+
+18.10 Survival. Sections 5 (Security Deposit), 15 (Dispute
+      Resolution), and any other provisions which by their nature
+      should survive termination, shall survive the expiration or
+      termination of this Lease.
+```
+
+---
+
+#### SECTION 19. EXHIBITS AND ADDENDA
+
+```
+19. EXHIBITS AND ADDENDA
+
+The following Exhibits and Addenda are attached hereto and
+incorporated by reference:
+
+(a) Exhibit A — Description of Premises
+(b) Exhibit B — Site Diagram (Exclusive Areas, Common Areas,
+    Parking)
+(c) Exhibit C — Move-in/Move-out Condition Checklist
+(d) Addendum 1 — Lead Paint Disclosure (EPA Form) [MANDATORY]
+(e) Addendum 2 — Pet Agreement (executed separately if
+    applicable)
+(f) Addendum 3 — Property Rules for Shared Spaces
+```
+
+---
+
+#### SECTION 20. SIGNATURES
+
+```
+20. SIGNATURES
+
+IN WITNESS WHEREOF, the Parties have executed this Residential
+Lease Agreement as of the date first written above.
+
+LANDLORD:
+
+______________________________    Date: _______________
+Taylor Goodington
+
+______________________________    Date: _______________
+Katelyn Goodington
+
+
+TENANT:
+
+______________________________    Date: _______________
+[BLANK: Tenant name]
+
+______________________________    Date: _______________
+[BLANK: Additional tenant name, if applicable]
+```
+
+---
+
+#### EXHIBIT A — DESCRIPTION OF PREMISES
+
+```
+EXHIBIT A
+DESCRIPTION OF PREMISES
+
+The Premises consist of the accessory dwelling unit (ADU) located
+at:
+
+    24 Meadow St, Concord, NH 03301
+
+Unit Description:
+- One-bedroom residential unit
+- Created by conversion of the existing attached two-bay garage
+  (original construction: 1971) with an eight-foot rear extension
+  (constructed [BLANK: year of ADU construction])
+- Private entrance at [BLANK: describe location of private
+  entrance]
+- Approximate square footage: [BLANK: square footage]
+- Rooms: [BLANK: e.g., "1 bedroom, 1 bathroom, kitchen, living
+  area"]
+- Included fixtures and appliances:
+  [BLANK: list all fixtures and appliances included with the
+  Premises — e.g., refrigerator, stove/oven, microwave,
+  dishwasher, washer/dryer, HVAC unit, hot water heater, light
+  fixtures, window blinds]
+
+The Premises does NOT include the primary residence, the primary
+residence garage bays (if any remain), or areas designated as
+Landlord Exclusive on the Site Diagram (Exhibit B).
+```
+
+---
+
+#### EXHIBIT B — SITE DIAGRAM
+
+```
+EXHIBIT B
+SITE DIAGRAM
+
+[BLANK: Attach a site diagram/drawing showing the following,
+clearly labeled:
+
+1. PROPERTY BOUNDARIES — the overall lot lines of 24 Meadow St
+
+2. STRUCTURES:
+   - Primary residence (labeled "Landlord's Primary Residence")
+   - ADU/converted garage (labeled "Premises / ADU")
+   - Any other structures (shed, pool house, etc.)
+
+3. TENANT'S EXCLUSIVE AREAS (shaded or outlined in one color):
+   - ADU private entrance and walkway
+   - Designated ADU parking spot (labeled with spot number/
+     location)
+   - Tenant patio/yard area, if any
+
+4. LANDLORD'S EXCLUSIVE AREAS (shaded or outlined in a different
+   color):
+   - Primary residence and its entrance(s)
+   - In-ground pool area
+   - Any other landlord-exclusive outdoor areas
+
+5. COMMON AREAS (shaded or outlined in a third color):
+   - Shared driveway
+   - Shared walkways
+   - Common yard areas
+
+6. OTHER FEATURES:
+   - Regulated wetlands at rear (labeled)
+   - Property setback lines
+   - North arrow and approximate scale
+
+The diagram need not be a professional survey but should be clear
+enough to resolve any boundary disputes. Both Parties shall
+initial the diagram to confirm agreement.]
+
+Initialed:
+
+Landlord: _______ / _______    Date: ___________
+Tenant:   _______              Date: ___________
+```
+
+---
+
+#### EXHIBIT C — MOVE-IN/MOVE-OUT CONDITION CHECKLIST
+
+```
+EXHIBIT C
+MOVE-IN / MOVE-OUT CONDITION CHECKLIST
+
+Property: 24 Meadow St, Concord, NH 03301 — ADU Unit
+Tenant: [BLANK: Tenant name]
+
+Instructions: Both Landlord and Tenant shall inspect the Premises
+together at move-in and again at move-out. Note the condition of
+each item. Attach photographs as needed.
+
+| Area/Item              | Move-In Condition | Move-In Date | Move-Out Condition | Move-Out Date |
+|------------------------|-------------------|--------------|--------------------| --------------|
+| ENTRANCE               |                   |              |                    |               |
+| Front door & lock      |                   |              |                    |               |
+| Door frame & threshold |                   |              |                    |               |
+| LIVING AREA            |                   |              |                    |               |
+| Walls & ceiling        |                   |              |                    |               |
+| Flooring               |                   |              |                    |               |
+| Windows & screens      |                   |              |                    |               |
+| Light fixtures         |                   |              |                    |               |
+| Electrical outlets     |                   |              |                    |               |
+| KITCHEN                |                   |              |                    |               |
+| Countertops            |                   |              |                    |               |
+| Cabinets               |                   |              |                    |               |
+| Sink & faucet          |                   |              |                    |               |
+| Refrigerator           |                   |              |                    |               |
+| Stove/oven             |                   |              |                    |               |
+| Microwave              |                   |              |                    |               |
+| Dishwasher             |                   |              |                    |               |
+| BEDROOM                |                   |              |                    |               |
+| Walls & ceiling        |                   |              |                    |               |
+| Flooring               |                   |              |                    |               |
+| Closet & doors         |                   |              |                    |               |
+| Windows & screens      |                   |              |                    |               |
+| Light fixtures         |                   |              |                    |               |
+| BATHROOM               |                   |              |                    |               |
+| Toilet                 |                   |              |                    |               |
+| Sink & faucet          |                   |              |                    |               |
+| Tub/shower             |                   |              |                    |               |
+| Mirror/medicine cabinet|                   |              |                    |               |
+| Exhaust fan            |                   |              |                    |               |
+| Flooring               |                   |              |                    |               |
+| GENERAL                |                   |              |                    |               |
+| Smoke detectors        |                   |              |                    |               |
+| CO detectors           |                   |              |                    |               |
+| HVAC system            |                   |              |                    |               |
+| Hot water heater       |                   |              |                    |               |
+| Keys provided (#)      |                   |              |                    |               |
+| Garage door opener (#) |                   |              |                    |               |
+| EXTERIOR (Tenant Areas)|                   |              |                    |               |
+| Private entrance       |                   |              |                    |               |
+| Parking spot condition |                   |              |                    |               |
+| Patio/yard area        |                   |              |                    |               |
+
+Additional notes:
+__________________________________________________________
+__________________________________________________________
+
+Move-In Signatures:
+Landlord: _____________________ Date: ___________
+Tenant:   _____________________ Date: ___________
+
+Move-Out Signatures:
+Landlord: _____________________ Date: ___________
+Tenant:   _____________________ Date: ___________
+```
+
+---
+
+#### ADDENDUM 1 — LEAD PAINT DISCLOSURE
+
+```
+ADDENDUM 1
+DISCLOSURE OF INFORMATION ON LEAD-BASED PAINT AND/OR
+LEAD-BASED PAINT HAZARDS
+
+[NOTE TO PRODUCER: Use the standard EPA Disclosure Form for
+rental properties. The form is prescribed by federal regulation
+(40 CFR Part 745, Subpart F) and must be used as-is. Do NOT
+draft a custom form. The standard EPA form is available at:
+https://www.epa.gov/lead/sellers-disclosure-information-lead-based-paint-andor-lead-based-paint-hazards
+
+The form must include:
+1. Landlord's disclosure of known lead-based paint / hazards
+2. List of records/reports available to Landlord
+3. Tenant's acknowledgment of receipt of information
+4. Tenant's acknowledgment of receipt of EPA pamphlet "Protect
+   Your Family from Lead in Your Home"
+5. Certification signatures of both Landlord and Tenant
+6. Agent certification (if applicable — N/A here unless a
+   property manager is involved)
+
+Pre-fill the following on the EPA form:
+- Property address: 24 Meadow St, Concord, NH 03301
+- Year built: 1971
+- Landlord names: Taylor Goodington, Katelyn Goodington
+- Known hazards: [BLANK: as disclosed in Section 16.4 of Lease]
+- Records/reports: [BLANK: as disclosed in Section 16.5 of Lease]
+
+MANDATORY: This Addendum MUST be signed by both Parties before
+or at execution of the Lease. The Lease is NOT valid without it.
+Failure to provide this disclosure exposes Landlord to liability
+under 42 USC 4852d and NH RSA 540-B, including potential treble
+damages and Tenant's right to void the Lease.]
+```
+
+---
+
+#### ADDENDUM 2 — PET AGREEMENT
+
+```
+ADDENDUM 2
+PET AGREEMENT
+
+This Pet Agreement ("Agreement") is an addendum to the
+Residential Lease Agreement dated [BLANK: lease date] between
+Taylor Goodington and Katelyn Goodington ("Landlord") and
+[BLANK: Tenant name(s)] ("Tenant") for the Premises at 24
+Meadow St, Concord, NH 03301 (ADU Unit).
+
+1. APPROVED PET.
+   Landlord hereby approves the following pet to reside at the
+   Premises:
+   Species: [BLANK]
+   Breed: [BLANK]
+   Name: [BLANK]
+   Weight: [BLANK]
+   Age: [BLANK]
+   Color/Description: [BLANK]
+   License/Registration #: [BLANK: if applicable]
+
+2. PET RENT.
+   Tenant shall pay additional monthly pet rent of $[BLANK] per
+   month for the approved pet, due on the same date and by the
+   same method as the monthly Rent under the Lease.
+
+3. PET OWNER OBLIGATIONS.
+   Tenant agrees to comply with all obligations set forth in
+   Section 11.4 of the Lease, which are incorporated herein by
+   reference.
+
+4. VACCINATION AND LICENSING.
+   Tenant shall provide Landlord with proof of current
+   vaccinations and any required municipal license for the
+   approved pet within fourteen (14) days of execution of this
+   Agreement and annually thereafter.
+
+5. LIABILITY.
+   Tenant shall be fully liable for any and all damage to the
+   Premises, Common Areas, or other persons or property caused
+   by the approved pet. Tenant's renter's insurance policy must
+   provide coverage for pet-related liability.
+
+6. REVOCATION.
+   This Agreement may be revoked by Landlord in accordance with
+   Section 11.5 of the Lease.
+
+7. ADDITIONAL PETS.
+   This Agreement covers only the specific pet described above.
+   Any additional pet requires a separate written Pet Agreement.
+
+LANDLORD:
+______________________________    Date: _______________
+Taylor Goodington
+______________________________    Date: _______________
+Katelyn Goodington
+
+TENANT:
+______________________________    Date: _______________
+[BLANK: Tenant name]
+```
+
+---
+
+#### ADDENDUM 3 — PROPERTY RULES FOR SHARED SPACES
+
+```
+ADDENDUM 3
+PROPERTY RULES FOR SHARED SPACES
+
+These Property Rules supplement the Residential Lease Agreement
+dated [BLANK: lease date] for the ADU unit at 24 Meadow St,
+Concord, NH 03301. Violation of these rules may constitute a
+breach of the Lease.
+
+1. DRIVEWAY AND PARKING
+   (a) The shared driveway shall remain clear for ingress and
+       egress at all times.
+   (b) Tenant shall park only in the designated ADU parking spot
+       shown on Exhibit B.
+   (c) No vehicle repairs, oil changes, or maintenance work shall
+       be performed in the driveway or on the Property (except
+       emergency tire changes).
+   (d) Vehicles leaking fluids must be repaired promptly or
+       removed from the Property.
+   (e) No parking on lawn or unpaved areas.
+
+2. SNOW AND ICE REMOVAL
+   (a) Landlord is responsible for plowing/shoveling the shared
+       driveway.
+   (b) Tenant is responsible for clearing snow and ice from the
+       ADU private entrance walkway and Tenant's Exclusive Areas.
+   (c) Both Parties shall apply ice melt or sand as needed in
+       their respective areas.
+
+3. TRASH AND RECYCLING
+   (a) Tenant shall place trash and recycling in the designated
+       containers provided by [BLANK: trash service provider].
+   (b) Containers shall be brought to the curb on the designated
+       collection day and returned to the storage area within
+       twenty-four (24) hours of collection.
+   (c) Tenant shall not leave trash bags outside of containers.
+   (d) Recycling must be sorted per municipal requirements.
+
+4. OUTDOOR CONDUCT
+   (a) Quiet hours: 10:00 PM to 7:00 AM daily.
+   (b) Outdoor music or amplified sound shall be kept at a level
+       that does not disturb occupants of the primary residence.
+   (c) Grilling/barbecuing: Permitted in Tenant's Exclusive Area
+       only, using propane or electric grills. No charcoal grills
+       within ten (10) feet of any structure.
+       [VERIFY: check Concord fire code for grill distance
+       requirements from structures]
+   (d) Smoking: [BLANK: select — "Permitted in Tenant's Exclusive
+       outdoor area only" OR "Prohibited on the entire Property"]
+       No smoking inside the Premises under any circumstances.
+
+5. GUESTS
+   (a) Tenant is responsible for the behavior of all guests.
+   (b) Guests must park in the driveway (not on the lawn) and
+       must not block Landlord's vehicles or access.
+   (c) Extended guest stays are subject to Section 2.3 of the
+       Lease.
+
+6. EXTERIOR MAINTENANCE
+   (a) Tenant shall keep Tenant's Exclusive Areas neat, clean,
+       and free of debris.
+   (b) Tenant shall not store personal belongings, furniture, or
+       equipment in Common Areas.
+   (c) Seasonal decorations are permitted in Tenant's Exclusive
+       Areas; decorations in Common Areas require Landlord's
+       consent.
+
+7. POOL AREA
+   (a) The in-ground pool area is a Landlord Exclusive Area.
+   (b) Tenant shall not access the pool area without Landlord's
+       express invitation.
+   (c) Landlord may, at Landlord's discretion, extend pool use
+       privileges to Tenant by separate written agreement.
+
+8. WETLANDS BUFFER
+   (a) The regulated wetlands area at the rear of the Property is
+       subject to NH Department of Natural and Cultural Resources
+       regulations.
+   (b) Neither Party shall dump waste, debris, chemicals, or
+       other materials in or near the wetlands buffer area.
+
+9. AMENDMENTS
+   These Property Rules may be amended by Landlord with thirty
+   (30) days' written notice to Tenant. Amendments shall not
+   materially alter Tenant's rights under the Lease or be
+   inconsistent with the Lease terms.
+
+Acknowledged:
+Landlord: _____________________ Date: ___________
+Tenant:   _____________________ Date: ___________
+```
+
+---
+
+## 6. Acceptance Mapping
+
+### AC-1: Lease complies with NH RSA 540 and 540-A requirements
+
+| Requirement | Where Addressed |
+|-------------|----------------|
+| RSA 540: 30-day termination notice (month-to-month) | Section 3.2, Section 14.1 |
+| RSA 540: Specific grounds for eviction during term | Section 14.2, Section 14.3 |
+| RSA 540: Court process required, no self-help | Section 14.4(b) (explicit prohibition on self-help) |
+| RSA 540-A: Security deposit cap (1 month or $100) | Section 5.1 (cap stated, amount blank) |
+| RSA 540-A: Separate NH escrow account | Section 5.2 |
+| RSA 540-A: Written receipt within 30 days | Section 5.3 |
+| RSA 540-A: Interest on deposit | Section 5.4 |
+| RSA 540-A: Return within 30 days with itemized deductions | Section 5.6 |
+| RSA 540-A: No last month's rent application | Section 5.8 |
+
+**Status**: SATISFIED
+
+### AC-2: Lead paint disclosure included (pre-1978 structure)
+
+| Requirement | Where Addressed |
+|-------------|----------------|
+| EPA disclosure form (42 USC 4852d) | Section 16, Addendum 1 |
+| "Protect Your Family" pamphlet | Section 16.3 |
+| Disclosure of known hazards | Section 16.4 |
+| Records and reports provided | Section 16.5 |
+| Tenant acknowledgment | Section 16.6 |
+| Lease not valid without signed Addendum 1 | Section 16.2, Addendum 1 |
+| NH RSA 540-B compliance | Section 16.1 (statutory citation) |
+| Renovation disclosure (RRP Rule) | Section 16.7 |
+
+**Status**: SATISFIED
+
+### AC-3: Security deposit terms within NH statutory limits
+
+| Requirement | Where Addressed |
+|-------------|----------------|
+| Cap: 1 month's rent or $100 (whichever greater) | Section 5.1 |
+| Separate escrow account at NH bank | Section 5.2 |
+| Written receipt with bank name and account number | Section 5.3 |
+| Interest payment | Section 5.4 |
+| Permitted deductions enumerated | Section 5.5 |
+| 30-day return with itemized deductions | Section 5.6 |
+| Consequences of non-compliance stated | Section 5.7 |
+| No last month's rent | Section 5.8 |
+| Move-in condition checklist (evidence basis) | Exhibit C |
+
+**Status**: SATISFIED
+
+### AC-4: ADU-specific provisions address shared property boundaries
+
+| Requirement | Where Addressed |
+|-------------|----------------|
+| Defined terms: Premises, Common Areas, Exclusive Areas | Section 1 |
+| Site diagram with boundaries | Exhibit B, Section 10.1 |
+| Driveway use rules | Section 10.2 |
+| Yard use boundaries | Section 10.3 |
+| Common area maintenance responsibilities | Section 10.4 |
+| Noise/quiet enjoyment (proximity provisions) | Section 10.5, Section 9.5 |
+| Parking allocation | Section 10.2(a) |
+| Pool area restriction | Addendum 3, Rule 7 |
+| Property Rules for shared spaces | Addendum 3 |
+
+**Status**: SATISFIED
+
+### AC-5: All required NH landlord disclosures present
+
+| Disclosure | Where Addressed |
+|------------|----------------|
+| Lead paint disclosure (RSA 540-B) | Section 16, Addendum 1 |
+| Security deposit bank information (RSA 540-A) | Section 5.3 |
+| Landlord name and address | Section 17.1, Preamble |
+| Utility responsibility | Section 6 (entire section) |
+| Radon (recommended) | Section 17.2 |
+
+**Status**: SATISFIED
+
+---
+
+## 7. Integration Points
+
+| Connection | Description |
+|------------|-------------|
+| Site Diagram (Exhibit B) | Requires input from architectural/construction plans. The diagram must reflect as-built ADU layout, parking, and boundaries. If a construction task produces site plans, those should inform Exhibit B. |
+| Lead Paint Testing/Abatement | If a construction task addresses lead paint (testing, abatement, RRP Rule compliance), results must be disclosed in Sections 16.4, 16.5, and 16.7 of the lease. |
+| Utility Sub-Metering | Construction/electrical task determines whether sub-meters are installed. This decision selects Option A or Option B in Section 6. |
+| Appliance List | Construction/finishing task determines which appliances are provided. This populates Exhibit A and the condition checklist (Exhibit C). |
+| ADU Square Footage | Final as-built measurements populate Exhibit A. |
+
+---
+
+## 8. Open Items
+
+All design decisions have been resolved. The following items remain for execution time or attorney verification only:
+
+### [VERIFY] Items (Require Attorney Confirmation)
+1. **NH late fee cap**: Confirm NH does not impose a statutory cap on residential lease late fees; confirm "reasonable" standard (Section 4.4)
+2. **Treble damages under 42 USC 4852d**: Confirm federal treble damages provision for lead paint disclosure failure (Section 16, Addendum 1)
+3. **NH landlord entry notice period**: Confirm whether NH has a statutory minimum or if "reasonable notice" is common-law only; 24 hours is contractual (Section 9.1)
+4. **RSA 540 notice delivery methods**: Confirm personal service, posting, and mail requirements; ensure Section 18.5 does not conflict with statutory requirements for eviction notices
+5. **NH abandoned property procedures**: Confirm statutory requirements for deemed abandonment and handling of tenant's abandoned personal property (Section 14.7)
+6. **NH attorney's fees enforceability**: Confirm enforceability of contractual attorney's fees provisions in residential leases (Section 15.5)
+7. **NH assistance animal protections**: Confirm whether NH has state-level protections for assistance animals beyond federal ADA/FHA (Section 11.6)
+8. **Concord radon disclosure ordinance**: Confirm whether Concord has a local radon disclosure ordinance (Section 17.2)
+9. **EPA RRP Rule applicability**: Confirm whether ADU construction/renovation triggers lead paint abatement requirements under 40 CFR 745 (Section 16.7)
+10. **NH pet deposit rules**: Confirm whether RSA 540-A deposit cap includes pet deposits or allows separate pet fees (Section 11, Decision 4 rationale)
+11. **Concord grill distance requirements**: Check Concord fire code for grill distance from structures (Addendum 3, Rule 4(c))
+12. **NH mediation programs**: Identify recommended NH mediation programs or services for Section 15.2
+
+### Execution-Time Blanks
+1. Lease execution date
+2. Landlord phone number and email
+3. Tenant name(s), phone, email
+4. Additional authorized occupants (or "None")
+5. Lease start date (Commencement Date)
+6. Lease end date (12 months from start)
+7. Monthly rent amount
+8. Prorated first month amount (if applicable)
+9. Accepted payment methods
+10. Late fee amount
+11. Security deposit amount (must not exceed one month's rent)
+12. Utility option selection (Option A or B) and specific utility assignments
+13. Number of parking spaces for Tenant
+14. Maximum outdoor gathering guest count
+15. Pet rent amount (per approved pet)
+16. ADU construction completion year
+17. Private entrance location description
+18. ADU square footage
+19. Room list
+20. Included fixtures and appliances list
+21. Known lead paint hazards disclosure (or "none known")
+22. Lead paint records/reports list (or "none")
+23. RRP Rule compliance disclosure
+24. Radon testing status
+25. Flood zone status
+26. Trash service provider name
+27. Smoking policy selection
+28. Site diagram (Exhibit B) — to be drawn based on as-built conditions
+
+---
+
+## 9. Producer Handoff
+
+**Output Format**: Markdown document
+**Producer**: Document Writer
+**Output File**: `deliverables/01_lease_agreement.md`
+
+### Content Blocks (in order)
+
+The producer shall assemble the final deliverable by extracting and formatting the clause language from Section 5 of this blueprint in the following order:
+
+| Block # | Content | Source |
+|---------|---------|--------|
+| 1 | Document title and header | Header and Preamble |
+| 2 | Preamble with party identification | Header and Preamble |
+| 3 | Section 1: Defined Terms | Section 1 clause language |
+| 4 | Section 2: Premises and Use | Section 2 clause language |
+| 5 | Section 3: Lease Term | Section 3 clause language |
+| 6 | Section 4: Rent | Section 4 clause language |
+| 7 | Section 5: Security Deposit | Section 5 clause language |
+| 8 | Section 6: Utilities | Section 6 clause language (include both options with selection instruction) |
+| 9 | Section 7: Maintenance and Repairs | Section 7 clause language |
+| 10 | Section 8: Alterations and Modifications | Section 8 clause language |
+| 11 | Section 9: Landlord Access and Entry | Section 9 clause language |
+| 12 | Section 10: Shared Spaces and ADU Provisions | Section 10 clause language |
+| 13 | Section 11: Pets | Section 11 clause language |
+| 14 | Section 12: Insurance | Section 12 clause language |
+| 15 | Section 13: Subletting and Assignment | Section 13 clause language |
+| 16 | Section 14: Termination and Default | Section 14 clause language |
+| 17 | Section 15: Dispute Resolution | Section 15 clause language |
+| 18 | Section 16: Lead Paint Disclosure | Section 16 clause language |
+| 19 | Section 17: Additional Disclosures | Section 17 clause language |
+| 20 | Section 18: General Provisions | Section 18 clause language |
+| 21 | Section 19: Exhibits and Addenda (list) | Section 19 clause language |
+| 22 | Section 20: Signatures | Section 20 clause language |
+| 23 | Exhibit A: Description of Premises | Exhibit A clause language |
+| 24 | Exhibit B: Site Diagram | Exhibit B clause language (placeholder with instructions) |
+| 25 | Exhibit C: Condition Checklist | Exhibit C clause language (table format) |
+| 26 | Addendum 1: Lead Paint Disclosure | Addendum 1 clause language (EPA form instructions) |
+| 27 | Addendum 2: Pet Agreement | Addendum 2 clause language |
+| 28 | Addendum 3: Property Rules | Addendum 3 clause language |
+
+### Producer Instructions
+
+1. **Do not make legal decisions.** All legal decisions have been made in this blueprint. The producer's role is to format and assemble.
+2. **Preserve all [BLANK: ...] markers** exactly as written. These are for the landlord to fill in at execution time.
+3. **Preserve all [VERIFY] flags** exactly as written. These require attorney review.
+4. **Utility section**: Include both Option A and Option B with the selection instruction. Do not choose one.
+5. **Addendum 1 (Lead Paint)**: Include the instructions for using the standard EPA form. Do not draft a custom disclosure form — the EPA form is prescribed by federal regulation.
+6. **Formatting**: Use clean section numbering, consistent indentation, and professional legal document formatting. Use page breaks between major sections where appropriate.
+7. **Table of Contents**: Add a table of contents at the beginning listing all sections, exhibits, and addenda with section numbers.
+8. **Header/Footer notation**: Include "DRAFT — NOT FOR EXECUTION WITHOUT ATTORNEY REVIEW" as a header notation on the document.