Magnolia Place

Furnished Residential Rental Agreement — Magnolia Place

This is the agreement you sign for a stay at Magnolia Place. It is reproduced here in full so you can read it before you inquire. The signed copy you receive at booking adds your dates, nights, total rent, named occupants, and notice address.

Key terms at a glance

• Property. Magnolia Place, 441 West Malvern Avenue, Fullerton, CA 92832 — one furnished unit of a historic triplex
• Owner. Malvern Equity Partners, LLC
• Type. Fixed-term furnished residential lease (not month-to-month)
• Minimum stay. 30 nights · initial term up to 180 days · continuous occupancy capped at 330 days
• Rent. (rent quoted at booking) total for the confirmed stay — set via a nightly rate calibrated to Owner's target monthly rent
• Utilities. Flat $250/month (water, electricity, trash, sewer, internet) — separate from rent, paid in advance, prorated daily for any partial month
• Security deposit. One month's rent · pet deposit $300 additional (if applicable)
• Occupancy. Max 5 · base rent covers 2 · persons 3–5 add $250/month each
• Payments. Card +3% surcharge · fee-free bank transfer · check/money order · late fee 5% of monthly rent
• Pets. On approval only · 1 cat or small dog reviewed case-by-case · $50/month pet rent per animal
• Cleaning. Professional clean every 14 days, billed at Owner’s actual cost (currently ~$200/visit, laundering of Owner-supplied linens included; Tenant’s personal laundry not included)
• Supplies. Starter consumables only — Tenant replenishes thereafter
• Quiet hours. 10pm–8am · no parties, events, or content production · zero-tolerance conduct list applies
• Parking. Street parking only — no assigned or dedicated parking is included (see Section 31)
• Access. Self check-in via Owner-provided digital lock · move-in 4:00pm · move-out 10:00am

1. Owner and Tenant; Premises.
This Agreement is between Malvern Equity Partners, LLC ("Owner") and the undersigned tenant(s) ("Tenant") for the furnished unit known as Magnolia Place, 441 West Malvern Avenue, Fullerton, CA 92832 ("Premises"). Magnolia Place is one unit of a historic triplex; the other units operate as licensed short-term vacation rentals with rotating guests. Tenant acknowledges that neighboring occupants change frequently and that normal arrival, departure, housekeeping, and landscaping or gardening activity occurs on the property.

2. Fixed Term.
The term runs from 4:00pm on the Commencement Date to 10:00am on the Termination Date — respectively, the arrival and departure dates in the confirmed reservation (minimum 30 nights, maximum initial term 180 days). This is a fixed-term tenancy, not month-to-month. It ends automatically on the Termination Date with no further notice. Any renewal or extension requires a signed writing and is at Owner's sole discretion. The term plus any extensions or back-to-back rebooking shall not exceed 330 days of continuous occupancy.

3. Execution; Required Items.
This Agreement governs the tenancy regardless of how it originated — directly with Owner or through a listing platform. A platform reservation is a request for tenancy; the tenancy itself is created only by this signed Agreement and Owner's written approval under Section 4. Tenant must provide a signed copy of this Agreement and valid, unexpired government identification for every adult occupant, via the link Owner provides, within 48 hours of the reservation or before the Commencement Date, whichever is first. This applies equally to “instant” platform reservations, which may appear complete on the platform while this Agreement remains unsigned. Owner does not release move-in access until these items are received.

4. Identification and Screening.
All occupants must be named by full legal name before the Commencement Date. Every adult (18+) must sign this Agreement and provide a clear, unexpired government ID before move-in. Owner will require a rental application and screening for all adult tenants.

Approval contingency. No tenancy is created, and no right of occupancy arises, under this Agreement unless and until Owner gives written approval of the rental application and screening results for every adult occupant. Neither signature, nor payment, nor any platform confirmation creates a tenancy before that approval. If Owner declines the application, or does not approve within 10 days of receiving a complete application from every adult occupant (or by the Commencement Date, if earlier), this Agreement terminates without any tenancy having arisen, Owner will promptly refund all sums paid in full, and neither party has further obligation to the other. Owner's screening decisions comply with fair-housing and applicable screening laws.

• Maximum occupants: 5. Only persons named in this Agreement may reside at the Premises.
• Definitions. A person "resides" at, or is an "occupant" of, the Premises if they stay overnight beyond the overnight-guest limits below (more than 7 consecutive nights, or more than 14 nights in a calendar month). Anyone who resides must be a named occupant in this Agreement.
• Vetting on conversion. A person who becomes an occupant by staying beyond those limits does not thereby gain any waiver of Owner's approval right. They remain subject to identification, screening, occupant rent, and Owner's approval, and an undisclosed or unapproved occupant is a material breach.
• Base rent includes up to 2 occupants; each additional named occupant (persons 3 through 5) is $250/month.
• Daytime visitors. Daytime visitors are welcome; as a reasonable-use guideline for this shared historic triplex, Tenant should generally host no more than 6 visitors at a time, and daytime visitors are expected to depart by 10:00pm. A visitor who stays overnight or lingers past 10:00pm counts toward the overnight-guest limits below. Visitors are Tenant's responsibility and bound by this Agreement.
• Overnight guests. Up to 7 consecutive nights and 14 nights per calendar month without Owner's written consent. Anyone beyond these limits must be added as a named occupant (subject to ID, screening, and occupant rent), or their presence is a material breach.

5. Occupancy; Guests.

• Rent: (rent quoted at booking) for the full term of the confirmed reservation. Rent is priced through a nightly rate set by Owner to reach Owner's target monthly-equivalent rent; the total shown reflects that calculation for the actual number of nights booked, so no separate proration is needed for a partial month within the term.
• Utilities: flat $250/month covering water, electricity, trash, sewer, and internet (internet included), charged separately from rent and payable in advance with rent. Not metered, not adjusted month to month. Any partial month is prorated daily at 1/30th of the monthly amount ($8.33 per day).
• Ordinary residential use. The flat utility amount covers ordinary residential use of the Premises. Tenant shall not conduct, and shall not permit any occupant or guest to conduct, any activity at the Premises that causes utility consumption materially beyond ordinary residential use — including without limitation cryptocurrency mining or comparable continuous computing operations, server or data-processing equipment, electric-vehicle charging, commercial or industrial equipment, indoor horticulture or grow lighting, or operating heating or air conditioning with exterior doors or windows open. If such activity occurs, Owner may, on written notice with supporting documentation, bill Tenant the actual excess utility cost fairly attributable to it, and continuing the activity after that notice is a material breach.

6. Rent; Utilities; Payments.
Nothing in this paragraph restricts Tenant’s ordinary residential use of heating, cooling, hot water, appliances, or the in-unit washer and dryer, and nothing in it reduces Owner’s habitability obligations under California law.

• Pet rent (if applicable): $50/month per approved animal (see Section 16), separate from rent and deposit.
• Payment methods: (i) credit/debit card with a 3% processing surcharge reflecting Owner's actual cost of acceptance, (ii) fee-free bank transfer per Owner's instructions, or (iii) fee-free personal check or money order payable to Owner (Malvern Equity Partners, LLC), delivered or mailed to the address Owner designates in writing. Bank transfer is encouraged.
• Owner-initiated only. All charges are initiated by Owner against a specific invoice. There is no standing tenant autopay, and no payment is scheduled after the Termination Date.
• Direct reservations: first month's rent, the utility fee, and the deposit are due on execution of this Agreement; subsequent rent is due on the same day of each month as the Commencement Date. If rent is not received within 3 days of the due date, a late fee of 5% of the rent payment then due applies. This fee is the parties' reasonable estimate of Owner's administrative costs and lost value from late payment (Civ. Code §1671(d)); it is not a penalty. Non-payment of rent is a material breach: if rent remains unpaid after a statutory three-day notice to pay or quit expires, it is grounds for termination under Section 25, separately from the late fee.
• Reservations originating on a platform: where the tenancy originates through Airbnb, Airbnb may process payment and any refund directly; Vrbo and direct reservations are processed by Owner. Any platform service fee is a separate charge between Tenant and that platform, not rent under this Agreement.

7. Security Deposit.
A deposit of one month's rent is due before move-in, held in Owner's account under California law (no separate escrow or interest is required). A pet deposit of $300, if applicable, is collected in addition to this amount; total security held shall not exceed two months' rent under the small-landlord provisions of Civ. Code §1950.5. If that small-landlord exception does not in fact apply to Owner at the time this deposit is collected, the total security deposit (including any pet deposit) shall not exceed one month's rent, and any amount collected in excess of that cap will be promptly refunded to Tenant. Pet rent is separate. Within 21 days after move-out, Owner returns the deposit less lawful itemized deductions (unpaid rent, cleaning to pre-tenancy condition, damage beyond normal wear), with receipts and move-in/move-out photos.

8. Move-In / Move-Out.
Self move-in from 4:00pm on the Commencement Date via an Owner-provided digital lock; access codes are issued about two days ahead once all requirements are met, and may be changed by Owner between tenancies or for security. Tenant may not change, add, or remove any lock (see Section 18). Move-out by 10:00am on the Termination Date. Please respect quiet hours if arriving late.

9. Condition; Furnished Inventory; Appliances.
Tenant accepts the Premises fully furnished per the attached inventory. Owner provides and maintains in good working order: refrigerator and gas stove/oven (required under Civ. Code §1941.1), a microwave, dishwasher, garbage disposal, gas water heater, clothes washer, and clothes dryer. Tenant must promptly report any damage, needed repair, or non-working appliance, on arrival and during the tenancy, and is responsible for damage beyond normal wear caused by Tenant, occupants, guests, or pets.

Linens and towels. Owner supplies two sets of bed linens per bed and two sets of bath, hand, and washcloth towels per named occupant, all of which are part of the furnished inventory and remain Owner’s property. Owner also keeps one additional reserve set out of circulation for spills or damage during the tenancy; the reserve set is issued by Owner on request and is not part of the circulating inventory. Owner replaces linens and towels as they wear out in ordinary use. Linens or towels that are lost, missing at move-out, stained beyond normal wear, or damaged shall be replaced by Tenant with equivalent items of comparable quality, or the replacement cost may be deducted from the security deposit under Section 7.

Supplies. Owner provides a starter supply of household consumables only, sufficient for roughly the first week — dish soap and a sponge, dishwasher detergent, laundry detergent, hand soap at each sink, bathroom cleanser, toilet paper, paper towels, trash bags, and shampoo, conditioner, and body wash in the shower. Replenishing these and every other consumable for the remainder of the tenancy is Tenant’s responsibility, at Tenant’s expense. Owner does not restock consumables during the tenancy, and the recurring cleaning under Section 17 is not a restocking visit.

10. Termination Before Commencement.
This is a fixed-term lease, not a lodging reservation. Once this Agreement is signed, Tenant’s rent obligation attaches to the full term.

• 30 or more days before the Commencement Date. If Tenant terminates by written notice to Owner 30 or more days before the Commencement Date, Owner will release Tenant from the term and refund all sums paid, other than non-refundable payment processing fees.
• Fewer than 30 days before the Commencement Date. Tenant remains responsible for rent for the term, subject to Owner’s duty to mitigate by reasonable efforts to re-rent under Section 11 and Civ. Code §1951.2. Owner will apply the security deposit and any prepaid rent to those damages and refund any balance, with an itemized accounting, once the Premises is re-rented or the term ends, whichever is first.
• Reservations originating on a platform. Where the tenancy originates through a platform, that platform’s cancellation policy governs the platform’s handling of funds, and is not a term of this Agreement. Because every tenancy at the Premises is 30 nights or longer, an Airbnb reservation is governed by Airbnb’s long-term cancellation policy for stays of 28 consecutive nights or more — not by the standard short-stay policies or the universal 24-hour window attached to them. Where a platform’s policy results in Owner receiving more than Owner’s actual damages after the mitigation described above, Owner will credit the excess to Tenant.

11. Early Termination After Move-In.
The fixed term is a binding rent obligation. If Tenant leaves early, rent remains due through the term, subject to Owner's duty to mitigate by reasonable efforts to re-rent (Civ. Code §1951.2); rent from a replacement tenant for the same period is credited to Tenant.

12. No Smoking or Vaping.
No smoking or vaping of any substance, including cannabis, anywhere on the premises, inside or out.

13. No Events or Content Production.
No gatherings, parties, or events, and no content production, at the Premises. The specific zero-tolerance limits on gatherings and on photography, filming, and recording — including the equipment, crew, electrical, and disturbance triggers, and the carve-out for ordinary personal use — are set out in Section 14(a) and 14(b). Violation is a material breach; Tenant is responsible for resulting actual damages, excess cleaning, and third-party claims.

14. Zero-Tolerance Conduct — Immediate Termination.
Each of the following is treated as a material breach on the first occurrence, for which Owner is not required to give Tenant advance warning or an opportunity to cure before proceeding under Section 20. As stated in Section 25, termination and recovery of possession in every case still requires the notice and court (unlawful detainer) process California law requires; nothing in this Section authorizes or implies any non-judicial or self-help removal of Tenant. Tenant agrees these terms are essential to Owner's operation of the building and the quiet enjoyment of the neighboring short-term guests:

• (a) any party, gathering, or event beyond named occupants and permitted daytime visitors, noise or not;
• (b) photography, filming, recording, or content production involving any of the following, regardless of camera or equipment grade: paid or unpaid crew, cast, models, or assistants brought onto the Premises; lighting, sound, grip, or staging rigs; any connection to, modification of, or additional load placed on the Premises' electrical system (including clamping, tapping, or drawing 240-volt service); or any shoot that captures, or brings people or activity into, the shared areas or the other units or their guests. Ordinary personal, consumer-grade use of a phone or handheld camera by named occupants is permitted;
• (c) disturbing, harassing, confronting, filming, or soliciting the guests or occupants of the other units, or obstructing their housekeeping, maintenance, or turnover access;
• (d) exceeding maximum occupancy, or an undisclosed occupant residing at the Premises;
• (e) smoking or vaping anywhere on the premises;
• (f) illegal activity, or conduct triggering police response for a rule violation;
• (g) an animal on the Premises without Owner's prior written approval;
• (h) subletting, assigning, or listing the Premises on any short-term rental platform.

Other disturbances. For noise or conduct not on the list above, Owner gives one written warning identifying the issue; a second documented occurrence is a material breach permitting termination under Section 20. Owner's exterior video and neighboring-guest reports may document occurrences.

15. Quiet Hours; Non-Interference with Other Units.
Quiet hours are 10pm–8am. The other triplex units are short-term rentals whose guests are entitled to quiet enjoyment. Tenant will not create a disturbance at any time — including shouting, amplified music or media, loud or persistent noise, equipment, or animal noise — and will be especially mindful entering and exiting. Tenant will not interfere with the other units or their guests (confronting, soliciting, disturbing, obstructing housekeeping or turnover, or using their designated areas). Concerns go to Owner directly, not to the guests. Repeated documented disturbance or interference is a material breach.

• No animal may be kept, brought onto, or permitted at the Premises — including a visitor's animal — without Owner's prior written approval.
• Cats: up to 1 may be approved on application. Small dogs (under 25 lbs adult weight) considered case-by-case at Owner's discretion.
• Pet application: breed, adult weight, age, spay/neuter status, current vaccination records, and prior-landlord references; Owner may request photos and/or a brief meet-and-greet. Approval is per-animal and non-transferable.
• Approved animals stay under Tenant's control, are not left unattended in a way that causes damage, disturbance, or distress to the animal, and are subject to Section 14. Waste picked up immediately. Tenant is responsible for all pet-related damage, odor, and flea treatment beyond normal wear.
• Pet deposit: $300 (collected in addition to the one-month security deposit, within the two-month small-landlord cap under Civ. Code §1950.5), plus pet rent of $50/month per approved animal (separate from the deposit).
• Assistance animals (service and documented emotional support animals) are not pets and are accommodated under fair-housing law, exempt from pet approval, limits, and charges; Owner will request documentation as law permits.

16. Animals.

17. Cleaning.
Keep the unit clean — wash dishes, clean spills, use the City bins on schedule. A professional cleaning is required approximately every 14 days of occupancy. Owner and Tenant will schedule each visit at a mutually convenient time; a visit may be moved up to three days earlier or later to accommodate scheduling, weekends, holidays, or Tenant's preference, without changing the overall cadence. Visits are scheduled at a convenient time (typically 10am–2pm) and billed to Tenant at Owner’s actual cost, currently estimated at $200 per visit inclusive of the laundering described below. Owner will provide a cost statement for each cleaning on request. If Owner’s actual cost changes, Owner will give Tenant at least 30 days’ written notice before the revised amount applies. Refusing required cleanings is a breach. By signing this Agreement, Tenant and Owner agree in advance, as permitted under Civil Code §1954(d)(3), to Owner's entry for these recurring cleanings on the standing 14-day cycle, without a separate 24-hour notice for each occurrence; Owner will still provide reasonable advance notice of the specific date and time (by text or email) before each cleaning. Tenant may withdraw this standing consent at any time by written notice to Owner, after which Section 23(c)'s standard 24-hour notice applies to future cleanings.

What the cleaning covers. The recurring professional cleaning includes laundering the Owner-supplied bed linens and towels described in Section 9, up to the quantity Owner supplied (or an equivalent in-kind replacement of the same). It does not include Tenant's personal clothing, and it does not include any additional linens, towels, bedding, or other household textiles Tenant brings to the Premises. Tenant launders their own items using the in-unit washer and dryer. This is a property-maintenance service for Owner’s furnishings, not a personal laundry service.

Laundering cadence; no fresh-set guarantee. Owner launders the circulating sets on the 14-day cleaning cadence only. Between those visits, Tenant is free to launder the linens and towels as often as Tenant wishes, using the in-unit washer and dryer, at Tenant’s option and expense. Owner does not guarantee that a freshly laundered set is available at any given moment. This is a scheduled residential service on a known cadence; it is not a hotel or resort housekeeping standard, and nothing in this Agreement should be read as promising one.

18. Conservation; Security; Neighbors' Space; Walls.
Turn off lights and appliances when out; lock up when away; keep water use reasonable. Do not enter the neighbors' areas, including their patios (see the move-in map). No changing or adding locks and no alterations without written consent. Wall hangings and surfaces. Tenant shall not drive nails, screws, tacks, or anchors into, or mount any item on, any wall, ceiling, door, or surface, and shall not affix anything using adhesives, tape, or hooks, without Owner's prior written permission. Owner may, at its discretion, approve a limited number of removable, damage-free adhesive hangers (such as 3M Command-type strips). Tenant is responsible for any damage from unauthorized hangings and for the cost of restoration.

19. Furnished Unit; Fire Safety.
The Premises is rented fully furnished. Tenant may not:

• (a) remove or store Owner's furniture, décor, or housewares, or bring in Tenant's own furniture or major appliances, without written consent;
• (b) let belongings or boxes obstruct walkways, doorways, windows, exits, or housekeeping/inspection access;
• (c) block, cover, disable, or remove any smoke or CO detector, fire extinguisher, or exit;
• (d) use or store space heaters, candles, open flames, indoor grills, or fuel/propane indoors, or overload outlets or run extension cords unsafely;
• (e) store hazardous, flammable, or combustible materials on the Premises.

Because this is one unit of a shared historic triplex, fire-safety violations endanger the whole building and are treated as material breaches under Section 14. Keep exits and detectors clear and functional and report any failed safety device immediately.

20. Asbestos Disclosure.
This building was constructed in 1939. Older buildings, including buildings constructed before 1981, may contain asbestos-containing materials in flooring, texture coatings, insulation, or other building materials. This Rental Unit's building may contain asbestos due to its age. Tenant is prohibited from drilling, sanding, grinding, cutting, or breaking into any wall, floor, or ceiling, and from installing fixtures, hooks, anchors, or other hanging objects into ceilings, walls, or floors, except as permitted under Section 18 above. Tenant shall notify Owner immediately upon becoming aware of any hole in a wall larger than ¼ inch in diameter, evidence of a water leak, or any crumbling, peeling, or disturbance of wall, floor, or ceiling materials.

21. Personal Micromobility Devices.
E-bikes, electric scooters, electric hoverboards, and other personal micromobility devices (as defined in Civil Code §1940.41) may be stored and recharged at the Premises only as follows, consistent with §1940.41 and the historic, wood-frame construction of this shared triplex:

• (a) A device may be stored and recharged in the Premises if it complies with UL 2849 (e-bikes) or UL 2272 (e-scooters), or the equivalent EN 15194 / EN 17128 standard, or is not powered by an electric motor.
• (b) A device that does not meet (a) but is covered by Tenant's insurance policy insuring its storage in the Premises may be stored, but may not be charged, in the Premises.
• (c) Repair or maintenance of batteries or motors of any personal micromobility device is prohibited inside the Premises; Tenant may change a flat tire or adjust brakes.
• (d) Devices and chargers must be kept away from bedding and upholstered furniture and clear of exit pathways, and must not be left charging unattended overnight or while Tenant is away from the Premises.

Given the fire risk this presents to a shared, historic, wood-frame building, a violation of this Section is treated as a fire-safety violation under Section 14.

22. Prohibited Items.
Without Owner's prior written permission, the following are not permitted in or about the Premises, including any interior or exterior area: waterbeds or other liquid-filled furniture; aquariums exceeding 10 gallons; trampolines or inflatable pools; fireworks; firepits, outdoor gas heaters, charcoal or wood-burning grills, or other open-flame cooking devices; and liquefied-petroleum-gas-fueled cooking devices. This is in addition to, and does not limit, the fire-safety restrictions in Section 18A.

• (a) Emergency — immediate, no notice: fire, flood, gas leak, other threat to life or property, or an in-progress Section 14 violation threatening the Premises, the building, or the other units' guests.
• (b) Reasonable belief of damage or violation: to inspect and protect the Premises and building.
• (c) Scheduled — 24-hour written notice: during normal business hours (generally 8:00am–5:00pm on weekdays), for repairs, agreed services (including the Section 17 cleanings and periodic inspections), lawful inspections, or showings.

23. Owner Entry.
Notice must be in writing and state the date, approximate time, and purpose of entry. It may be personally delivered to Tenant, left with a person of suitable age and discretion at the Premises, or left on, near, or under the Premises' usual entry door in a manner a reasonable person would discover it, consistent with Civil Code §1954. Owner and Tenant may instead agree, including electronically, to a different notice method or timing for a specific entry.

• (d) Abandonment.

Entry rights run to Owner as landlord; Owner is not an occupant of the Premises.

24. Video Doorbells.
Exterior motion-activated video doorbells and security cameras record at entrances and throughout the shared exterior areas of the property, for the security of the building and its occupants. There are no interior cameras, and none are directed into the Premises.

25. Violations; Termination for Breach.
Owner will first try to resolve issues with Tenant. Material breach is grounds for termination by the notice and court process California law requires (including, where applicable, a three-day notice to cure or quit and unlawful detainer).

26. False Representations.
Any tenancy obtained by false representation (identity, occupants, intended use, animals) is a material breach and grounds for termination under Section 25, and Tenant is responsible for Owner's resulting actual damages.

27. Holdover; No Implied Renewal.
No holdover is permitted; the tenancy ends on the Termination Date and does not renew. If Tenant stays past the Termination Date without a signed extension, Tenant is an unlawful holdover, not a renewing tenant. Owner and Tenant agree that continued occupancy creates no periodic or month-to-month tenancy under Civ. Code §1945 or otherwise, and that any payment Owner accepts for a holdover period applies to holdover damages and does not renew or extend the tenancy. No payment is scheduled beyond the Termination Date; any post-term amount is collected only at Owner's request and applied solely to holdover damages. Owner may pursue possession and daily damages at fair rental value.

28. Renter's Insurance; Owner's Damage Protection.
Tenant must carry renter's insurance with at least $100,000 personal liability, naming Owner (Malvern Equity Partners, LLC) as additional interest, with the Premises listed as the insured location, for the full term of this Agreement. The policy's carrier must give Owner at least 30 days' notice before cancellation, non-renewal, or material change in coverage. Tenant must provide proof of coverage, listing Owner as certificate holder, before move-in; failure to do so is a material breach. Owner may separately carry its own damage-protection coverage on the tenancy (accidental damage only); it is for Owner's benefit, does not replace Tenant's obligations or the deposit, and does not cover intentional damage, for which Tenant remains responsible.

29. Reasonable Efforts; No Offsets for Outages or External Noise.
Owner will make reasonable efforts to keep systems and appliances working and respond to repair requests as law requires. Except as California habitability law requires, no rent reduction or offset is owed for power outages, water or internet outages or slowdowns, acts of nature, evacuations, or construction, roadwork, or renovation activity in the neighborhood or elsewhere on or near the property, and associated noise or dust, which are outside Owner's control. Magnolia Place is in an established neighborhood where such activity may occur from time to time; Tenant acknowledges this and accepts that it does not constitute a breach of this Agreement or a habitability defect.

30. Destruction of or Damage to the Premises.
If the Premises is totally destroyed by fire, earthquake, or other casualty, this Agreement terminates as of the date the damage occurs, except that if the destruction results from Tenant's negligence or that of Tenant's guests or invitees, the Agreement does not terminate unless Owner gives notice specifying a termination date. If the Premises is only partially damaged, or becomes temporarily uninhabitable as reasonably determined by Owner, Owner will use due diligence to begin repairs and restore the Premises as soon as reasonably possible; if only part of the Premises cannot be used, rent is proportionately reduced, as determined by Owner, until repairs are complete.

31. Adjacent Construction; Parking.
Construction. Tenant is advised before signing that active construction is underway adjacent to the property and is expected to continue through the term of a typical tenancy. Work generally occurs during daytime hours on weekdays and Saturdays and may produce noise, dust, vibration, equipment and truck traffic, and temporary obstruction of the street or sidewalk. Owner does not control the schedule, scope, hours, or conduct of that work.

Parking. The Premises has no assigned or dedicated parking. Parking is on the public street only, and street parking is not reserved, guaranteed, or controlled by Owner. Owner anticipates that dedicated parking may become available at the property once the adjacent construction is complete, currently estimated Spring 2027; that date is an estimate and not a commitment, and no dedicated parking is included in or promised under this Agreement. If dedicated parking later becomes available, its use would require a separate signed writing. Consistent with Section 29, neither the construction activity nor the absence of dedicated parking is a breach of this Agreement or a habitability defect, and no rent reduction or offset is owed on account of either. Tenant acknowledges having been informed of both before signing.

32. No Illegal Activity.
Tenant, occupants, and any guest or other person under Tenant's control shall not, on or near the Premises or the property: (a) engage in any criminal activity, including drug-related criminal activity (the illegal manufacture, sale, distribution, use, or possession with intent to manufacture, sell, distribute, or use a controlled substance); (b) engage in any act intended to facilitate criminal activity; (c) engage in acts or threats of violence, including unlawful discharge of firearms; or (d) engage in any criminal activity or criminal threat, on or off the Premises, directed at Owner or Owner's agent. A single violation of this Section is a serious and material breach of this Agreement and grounds for termination under Section 20. Proof of a violation for purposes of this Agreement does not require a criminal conviction and may be established by a preponderance of the evidence.

33. No Landline.
No landline is provided; Tenant relies on mobile devices for emergencies. Dial 911 in an emergency. Tenant may not install a landline or any other utility or service at the Premises — including additional internet, satellite, cable, or telephone service — without Owner's prior written permission.

34. Lost and Found.
Items left after move-out, if found, are returned at Tenant's shipping cost; Owner handles abandoned property per California procedure.

35. Liability; Assumption of Risk; Indemnification.
Owner's maximum liability under this Agreement is limited to the monies Tenant has paid Owner, and Owner is not liable for special or consequential damages, except where such limits are prohibited by law. Tenant assumes responsibility for the actions of all occupants, guests, and invitees, including minors.

To the fullest extent permitted by law, Tenant agrees that all persons who are on the Premises or the property as a result of Tenant's tenancy are there at their own risk, and Tenant assumes legal responsibility for the behavior of, and any bodily injury to, those persons, including minors — including, without limitation, any injury arising from the use of the Premises, its furnishings, appliances, or any loaned or Owner-provided equipment. Tenant will share this Agreement's requirements with all occupants, guests, and invitees. Nothing in this Section waives any duty Owner owes under California habitability law, or limits any liability that cannot lawfully be waived or limited under Civil Code §1953 or other applicable law.

36. Joint and Several Liability.
All Tenants signing this Agreement, whether or not in actual possession of the Premises, are jointly and severally liable for all obligations under this Agreement, including rent, damages, and any other amounts due, and shall indemnify Owner for liability arising before return of possession to Owner for personal injury or property damage caused or permitted by Tenant, Tenant's guests, or invitees. This does not waive any duty of care Owner owes under California law.

• Moisture and mold prevention. Moisture control is the practical way to prevent mold. Tenant shall use the bathroom and kitchen ventilation provided, shall not block vents or air circulation, and shall report any leak, persistent damp, water intrusion, or visible mold growth to Owner promptly and in writing (see also Sections 9 and 20).
• Safety devices. Tenant shall not disable, cover, remove, or obstruct any smoke or carbon monoxide alarm, and shall not remove its batteries except to replace them (see also Section 19(c)). Tenant shall test the alarms periodically, replace batteries as needed during the tenancy, and notify Owner promptly and in writing of any alarm that is inoperable, missing, or sounding a fault or end-of-life signal.
• Reporting pests. Tenant shall report any suspected bed bug or other pest infestation to Owner promptly and in writing, by email to info@FullertonVacationRentals.com or by text to (714) 699-4046.

37. Moisture, Pests, and Safety Devices — Tenant's Practical Duties.

38. Disclosures.
The disclosures required for this tenancy are delivered in three ways, and all of them form part of this Agreement.

(a) Contained in this Agreement. The following are set out in the sections named and require no separate document. Those numbered 29A onward appear under Part II — Notices Required by Law, below: AB 1482 Tenant Protection Act notice (Section 43); triplex and shared-building disclosure (Sections 1 and 15); adjacent-construction and parking disclosure (Section 31); asbestos disclosure (Section 20); flood and natural-hazard notice (Section 49); Megan's Law notice (Section 44); bed bug information (Section 45); mold (Section 46); smoke and carbon monoxide alarms (Section 47); lead-based paint (Section 48).

(b) Signed separately when they apply. A Pet Addendum is signed separately for each animal Owner approves under Section 16; no addendum is required where no animal is kept. The federal lead-based paint disclosure is not a separate instrument — it is set out in full at Section 48 below and is covered by Tenant's signature on this Agreement, so that it is delivered and acknowledged before this Agreement takes effect, as federal law requires.

(c) Provided as records at or before move-in. The furnishing inventory and the move-in condition photographs are provided to Tenant at or before move-in and are referenced in Sections 7 and 9. They are records of condition, not separately negotiated terms.

Everything above this line is the agreement between Owner and Tenant. Everything below it is a notice that California or federal law requires every landlord to give every tenant. These are not Owner's rules. They are reproduced here because the law requires them to be delivered before the lease takes effect. Where a section below also records something Owner will do, that is identified as Owner's undertaking.

39. Notices.
Notices under this Agreement are in writing. For routine notices under this Agreement, Owner and Tenant agree that email is an accepted method: notices to Owner may be sent by email to info@FullertonVacationRentals.com, and notices to Tenant may be sent to the email Tenant provided at the time of reservation. In addition, as the person authorized to receive rent and to receive legal notices and demands on Owner's behalf under Civil Code §1962, Owner designates: Malvern Equity Partners, LLC, 1211 Luanne Ave, Fullerton, CA 92831, phone (714) 699-4046, email info@FullertonVacationRentals.com.

Statutory eviction notices (including any three-day notice to pay or quit and any unlawful-detainer notice) are governed by Code of Civil Procedure §§1161–1162 and are served in the manner and by the methods those sections require; the parties acknowledge those statutory service requirements cannot be waived or replaced by the email method above. A routine notice is deemed given on personal delivery, on the date sent by email, or on deposit in the U.S. mail, first-class postage prepaid, to the applicable address above.

40. Waiver; Materiality Not Limited.
No waiver by either party of any breach of this Agreement is a continuing waiver of any later breach. Owner's acceptance of rent with knowledge of a violation of this Agreement is not a waiver of that violation. No waiver is effective unless in writing and signed by the waiving party. Identifying a particular provision of this Agreement as a material or substantial breach does not limit Owner's right to argue that other breaches of this Agreement are also material, substantial, or sufficient grounds for termination.

41. Governing Law; Venue; Severability; Attorneys' Fees.
Governed by California law; this Agreement, together with the attachments and addenda referenced in Section 38, is the entire agreement between Owner and Tenant and supersedes all prior discussions, representations, or agreements, whether oral or written. Disputes lie only in Orange County, California. If any part is unenforceable, it is severed and the rest stands. Unless otherwise required by law, each party is responsible for that party's own attorneys' fees in any action to enforce this Agreement.

42. Changes in Writing Only.
Any change must be in a writing signed by Owner and Tenant.

PART II — NOTICES REQUIRED BY LAW

43. AB 1482 Disclosure.
California law limits the amount rent can be increased and requires a landlord to state a cause for terminating a tenancy once a tenant has continuously and lawfully occupied a property for 12 months, or once all tenants collectively have done so for 24 months, under Civil Code §§1946.2 and 1947.12 ("AB 1482"). This Agreement is deliberately structured to end, absent a signed extension, before that threshold is reached: the maximum initial term under Section 2 is 180 days, and Section 2 separately caps total continuous occupancy — including any extension or back-to-back rebooking — at 330 days. Owner does not intend, and will not agree, to extend or renew a tenancy in a way that results in 12 months or more of continuous occupancy. If, notwithstanding this structure, a tenancy is continuously occupied for 12 months or more, the AB 1482 just-cause protections described above attach automatically by operation of law, regardless of anything in this Agreement.

44. Megan's Law Notice.
Notice: Pursuant to Section 290.46 of the Penal Code, information about specified registered sex offenders is made available to the public via an Internet Web site maintained by the Department of Justice at www.meganslaw.ca.gov. Depending on an offender's criminal history, this information will include either the address at which the offender resides or the community of residence and ZIP Code in which he or she resides.

45. Bed Bug Information and Reporting.
This notice is provided under Civil Code §1954.603 before the creation of this tenancy.

• Appearance. Bed bugs have six legs. Adult bed bugs have flat bodies about 1/4 of an inch in length. Their color can vary from red and brown to copper colored. Young bed bugs are very small — their bodies are about 1/16 of an inch in length — and nearly colorless except after feeding. Eggs are about the size of a pinhead and pearl-white.
• Behavior and biology. Bed bugs are nocturnal and hide during the day in mattress seams, box springs, bed frames, headboards, furniture joints, behind baseboards, and in cracks and crevices. They feed on blood and do not indicate uncleanliness; they travel on luggage, clothing, and used furniture, and can be introduced into any dwelling.
• Common signs. Rusty or reddish spots on bedding or mattresses; dark specks of excrement; shed skins or eggshells; itchy welts on skin, though reactions vary and some people show none.
• Cooperation matters. Early detection and Tenant's cooperation are essential to prevention and treatment. Tenant agrees to cooperate with inspection and treatment, including providing information reasonably necessary to facilitate detection and treatment, consistent with Civil Code §1954.604.
• How to report. Report a suspected infestation promptly and in writing (Owner's contact details and reporting duty are at Section 37). Owner's undertaking: Owner will arrange inspection and, where an infestation is confirmed, treatment by a licensed pest control operator, and will provide the operator's findings to Tenant within two business days of receiving them. Owner will not retaliate against Tenant for making such a report, and will not show or rent a unit with an active infestation.

46. Mold.
California requires a landlord to tell a tenant about mold the landlord knows about. Owner has no knowledge of, and no reasonable cause to believe there exists, mold at the Premises that exceeds permissible exposure limits or that poses a health threat, within the meaning of Health & Safety Code §26147. Owner's undertaking: if Owner later obtains such knowledge or reasonable cause to believe, Owner will provide written disclosure to Tenant as that section requires. Where the State Department of Public Health has approved and made available the consumer booklet described in Health & Safety Code §26148, Owner provides that booklet to Tenant before this Agreement is entered into.

Tenant's day-to-day duties about moisture are Owner's requirements, not a legal notice, and are at Section 35B.

47. Smoke and Carbon Monoxide Alarms.
California requires every dwelling to have working smoke and carbon monoxide alarms. The Premises is equipped with operable smoke alarms and carbon monoxide alarms as required by Health & Safety Code §§13113.7 and 17926, and Tenant acknowledges that they were present, tested, and operable at the start of the tenancy. Owner's undertaking: Owner will repair or replace any alarm reported as inoperable, as law requires.

Tenant's duties regarding the alarms are Owner's requirements, not a legal notice, and are at Section 35B.

48. Lead-Based Paint Disclosure (pre-1978 building).
This Section is the federal lead-based paint disclosure required by 42 U.S.C. §4852d, 24 CFR Part 35 Subpart A, and 40 CFR Part 745 Subpart F. It is delivered to Tenant with this Agreement and before this Agreement takes effect, and Tenant's signature on this Agreement is Tenant's acknowledgment of every item in it.

LEAD WARNING STATEMENT. Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly. Lead exposure is especially harmful to young children and pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of known lead-based paint and/or lead-based paint hazards in the dwelling. Lessees must also receive a federally approved pamphlet on lead poisoning prevention.

What Owner is telling you. The building containing the Premises was built in 1939, so federal law treats it as housing that may contain lead-based paint. Owner must tell Tenant everything Owner knows about lead here, and hand over any testing records. The complete picture is:

• Does Owner know of any lead-based paint or lead hazards at this property? No. Owner has no knowledge of lead-based paint or lead-based paint hazards in this housing.
• Does Owner have any lead inspection reports, risk assessments, or records? No. Owner has no reports or records about lead-based paint or lead-based paint hazards in this housing. There are none to give Tenant, and nothing is being held back.
• Has the property been tested and found lead-free? No. No lead testing has been done. "No knowledge" is not the same as "no lead" — it means the property has not been tested either way.
• Is a real estate agent involved? No. No agent is involved in this tenancy, so the agent acknowledgment on the federal form does not apply.
• What if Owner learns something later? If Owner ever obtains a lead report, record, or other information about lead at this property, Owner will give it to Tenant.

The pamphlet. Federal law requires Owner to give Tenant the EPA booklet Protect Your Family From Lead in Your Home. It explains how to spot lead hazards, how to reduce a family's exposure, and what to do if concerned. It is short and worth reading, especially for anyone pregnant or with children under six.

Read or download the pamphlet (January 2026 edition): https://www.epa.gov/lead/protect-your-family-lead-your-home-english Also free in Spanish, Chinese, French, Polish, Korean, Russian, Arabic, Somali, Tagalog and Vietnamese at https://www.epa.gov/lead/protect-your-family-lead-your-home-real-estate-disclosure — for a paper copy, or a copy in another language, email info@FullertonVacationRentals.com and Owner will send one at no charge.

While Tenant lives here.

• Keep painted surfaces in good condition. Tell Owner promptly about paint that is peeling, chipping, chalking, or cracking — do not scrape or sand it.
• Do not drill, sand, or cut into walls, floors, or ceilings (see also Sections 18 and 20).
• Wipe surfaces and wash hands and toys often, particularly for young children.
• Owner arranges all repairs and painting, and will use contractors who follow lead-safe work practices where federal law requires it.

Tenant's acknowledgment. By signing this Agreement, Tenant confirms that Tenant (i) read the Lead Warning Statement above; (ii) received the information in "What Owner is telling you," including that Owner has no knowledge of lead-based paint or hazards here and holds no reports or records about them; (iii) understands there were no lead reports or records to give Tenant and that none were withheld; and (iv) received the EPA pamphlet Protect Your Family From Lead in Your Home (January 2026 edition) through the link above, before signing. Tenant's single signature applies to each of items (i) through (iv), individually and together.

Owner's certification. Owner has reviewed the information in this Section and certifies, to the best of Owner's knowledge, that it is true and accurate. Owner will retain the signed copy of this Agreement for three years from the commencement of the leasing period, as federal law requires.

Questions about lead? National Lead Information Center, 1-800-424-LEAD (1-800-424-5323), or https://www.epa.gov/lead. A tenant who believes this disclosure was not provided may report it to EPA at https://www.epa.gov/lead/report-lead-based-paint-complaints-tips-and-violations or to HUD at leadregulations@hud.gov.

Paperwork Reduction Act: this collection of information is approved by OMB under the Paperwork Reduction Act, 44 U.S.C. 3501 et seq. (OMB Control No. 2070-0151). Responses are mandatory (40 CFR 745).

49. Hazard Notice.
Tenant may obtain information about hazards, including flood hazards, that may affect the Premises from the Office of Emergency Services at http://myhazards.caloes.ca.gov/, as provided by Government Code §8589.45. Owner's insurance does not cover loss of Tenant's personal possessions; Tenant is encouraged to obtain renter's insurance (see Section 28) covering loss from fire, flood, or other risk. This property (441 West Malvern Avenue, Fullerton, CA 92832) is located in FEMA Flood Map panel 06059C0043J (effective 12/3/2009), in Zone X — an area of minimal flood hazard, and is not within a FEMA-designated Special Flood Hazard Area, per FEMA Flood Map Service Center address search.

Before you move out

• Remove all personal belongings and take out the trash
• Turn off lights and appliances
• Return all keys, fobs, and remotes; lock up
• Leave the furnished inventory as you found it — move-out photos are taken at handover