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09/01/2013

RENEWAL AND NOTICE TO VACATE PROCESSRenewals

September 1, 2013

The goal of the Benchmark Management Renewal Program is to minimize the high cost of resident turnover on the communities and to ensure the renewal process is enjoyable and beneficial to the current resident(s). This responsibility and the accountability of the program is that of the Community Manager, Assistant Manager and the Leasing Consultants, when applicable.

THE RESIDENT RENEWAL PROGRAM STARTS WHEN THE NEW RESIDENT(S) MOVES INTO YOUR COMMUNITY.

Renewal Program

The retention program is a systematic and organized approach to increasing contact with each resident at the community. With regularly scheduled contact with the residents, the chance that a resident could quietly live through his/her lease term (and perhaps be dissatisfied) without ever hearing from the team members is significantly reduced. The program will help team members build valuable relationships with the residents throughout the term of their Apartment Lease Contracts.

The following outlines the renewal program. This program includes the instructions for specific renewal items and guidelines/suggestions for informal methods of securing renewals.

The renewal management goal is to have a minimum of 80% of the lease expirations in a given month decided 45 days before the lease expires. “Decided” indicates the resident(s) has notified Management in writing of their intent to vacate, signed a new Apartment Lease Contract, or already moved out.

In order to reach our goal, all team members should strive to complete all lease renewals or gather all intent to vacate forms prior to 45 days from lease end.

- Example: The lease expires on September 15. The resident(s) must inform Management of their intent to renew or give notice no later than August 1. If the resident(s) does not inform Management of their intent, their lease will be extended on a month-to-month basis. The resident(s) may choose to vacate the apartment on October 15, but the notice must be in writing and in the system 45 days prior to their requested move out date. The notice must be entered into the computer the day it is received.

Community Strategic Renewal Program

The Community Strategic Renewal Program will incorporate both OneSite and a Renewal Spreadsheet to ensure that all lease expirations are contacted frequently with records kept of that contact and of the resident’s decision about their pending lease expiration. OneSite will track the resident(s) contact as outlined in the Renewal Timeline program on the following pages.

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Renewal Spreadsheet

The Renewal Spreadsheet (Exhibit F-1) serves as a request for approval of proposed renewal rates from the Regional Manager. The spreadsheet and process should allow for informed discussion to provide the best renewal pricing possible.

The Renewal Spreadsheet in Excel contains 13 tabs – a blank and one for each month of the year. There should only be one Excel file for a calendar year. If analyzing renewals for leases expiring in October, use the October tab, etc.

Definition of columns (alpha reference to Process on following page):

Unit Types – Currently broken down by floor plan and floor location. This column can be expanded to as much detail as is needed.

Currently Vacant Not Leased (a) – Any vacant units not already leased. Currently on Notice Not Leased (a) – Any NTV which has not been preleased. Undecided Columns (b) – The number of lease expirations for the three months preceding the

month being analyzed who are still undecided (have not renewed or given notice). Non-Renewal Rate (c) – Trailing percentage of expirees not renewing. Total Renewal Exposure – Formula. Total projected number of unknowns that will become

available. Prospects by Floor Plan (d) – Number of prospects by floor plan. Net Leases by Floor Plan (d) – Number of leases by floor plan. Total Exposure – Formula. Vacant Not Leased + Notices Not Leased + Total Non-Renewal

Exposure. “Month” Expires (b) – Drop in number of Lease Expirations by Floor Plan for month being

analyzed. Proposed Commodity Pricing –

- Apt. No. – apartments expiring by floor plan (b)- Current Rent/Concession – from rent roll (e)- Market Rent – current market rent (e)- Proposed Rent/Concession- Current Garage Rent/Market Garage Rent (e)- Proposed Garage Rent/Concession by xx/xx- Proposed Garage Rent/Concession after xx/xx- Water (if applicable) Old/New- Cable (if applicable) Old/New- Trash (if applicable) Old/New- Pest (if applicable) Old/New- Preferred Employer Discount - % or $ - Confirm Preferred Employer – To confirm review of current paystub- Ledger Checked Current – To confirm resident is current with all charges prior to

offering renewal- Pre-Inspection Done – Document that we inspected- File Review Violations – To ensure we have reviewed resident’s history and that we wish

to continue that residency- Confirm Leaseholders – To ensure there has been no change in occupant make-up and

the proper individuals are executing a new lease.

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Process: Gather the following reports:

a. Current Availability Reportb. Current Renewal Status: Enter 180 in Select Expiration Date, select All for Renewal Statusc. Renewal Trend Report for current year obtained from X drived. Leasing Activity Summary: Typically last 3 months (may need to look at prior year activity when

doing January – March)e. Current Rent Roll.

Directions for columns:

1. Vacant Not Leased – Input number of units from Availability Report by floor plan (a).2. On Notice Leased – Input number of units on Notice Not Leased from Availability Report

by floor plan (a).3. Input Undecideds for next three months using current Renewal Status (b).4. Input Non-Renewal Rate from Renewal Trend Report (c) – Input your YTD renewal rate

from the Renewal Trend Report Annual Average as provided on the X drive. This should be entered as “1 – renewal rate = non-renewing rate; i.e. if renewal rate is 55% than this would be 1 - .55 = .45.

5. Input Prospects (d) – Obtain from “Leasing Activity Summary” January 1 – Current Date; parameters: Activities – all. Refer to “Summary by Floor Plan Group”, “New Prospects”, first column.

6. Net Leases by Floor Plan from Leasing Activity Summary (d) – Obtain from “Leasing Activity Summary” January 1 – Current Date; parameters: Activities – all. Refer to “Summary by Floor Plan Group”, “Net Leases”, column 14.

7. “Month” Expires: Input from Current Renewal Status (b).8. Apt. No. – Input from Current Renewal Status (b) – Each apartment expiring in month

being analyzed.9. Current Rent/Concession, Market Rent, Garage Rent/Market: Input from Rent Roll (e).10. Proposed Rent Concession – Based on review of Total Exposure, traffic patterns, etc.

Drop in your proposed rent/concession for Regional Manager review.11. Proposed Garage Rent/Concession – Proposed amount for Regional Manager review by

xx/xx.12. Water Old/New – example: 20/20.13. Cable Old/New – example: 35/35.14. Trash Old/New – example: 0/5.15. Pest Old/New – example: 0/2.16. Preferred Employer Discount – Input % or flat rate if applicable.17. Confirm Preferred Employer – If resident is receiving discount, place “x” in column once

you have viewed paystub confirming eligibility.18. Ledger Checked Current – Review each resident’s ledger to ensure they are current prior

to sending them an offer to renew. In the event they are delinquent, you will need to contact them to bring their account current before you can provide a renewal offer. Add note in comment line.

19. Pre-Inspection Done – Add an “xx/xx” to this column when you have completed the inspection. If anything came out of inspection that would affect renewal, add to

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comment column. For example, “7 day notice given for housekeeping. Re-inspect prior to offering a renewal” or “appears additional occupant. Contact Leaseholder”.

20. File Review Violations – Review each file (paper or OneSite depending on where you track lease violations) and ensure these are residents we want to remain on property. If decision is to non-renew, add brief summary in comment column.

21. Confirm Leaseholders – Ensure there have been no changes in occupant make-up. Ensure photo ID checked when executing new Apartment Lease Contract.

22. Comment – Specific to unit-example: fireplace, etc. Do not re-write information already in columns.

General Items on bottom of spreadsheet is to note items that are applicable to all units; for example, renewal incentives. Unit specific items should be listed in the Comment column.

Renewal Incentives

To show appreciation for the resident’s patronage, several reasonable renewal incentives might be offered. Here are a few commonly offered ideas:

Carpet cleaning Accent wall painted Updated lighting Ceiling fan

Complete all information and then notify Regional Manager that spreadsheet is ready for review and approval.

Renewal – Working Spreadsheet Tab

1. Once the Renewal Spreadsheet is approved by the Regional Manager, a working tab will be created and the approved spreadsheet will be locked and no longer can be edited. A copy of the spreadsheet will be placed in the appropriate month.

2. The Community should develop a color scheme with different colored highlights to be used on the working tab (yellow=renew, pink=notice to vacate, blue or green=month to month).

3. These highlights designate when a resident has given notice of their intent to vacate, renewed their lease or decided to go on month-to-month lease.

Renewal Timeline

Within 45 days of Move-In: Move-In Survey. New move-in survey is sent from the corporate office via email or postal mail to determine the new resident’s satisfaction with their move-in experience.

90 Days After Move In: Service Survey (Exhibit F-2) and Cover Letter (Exhibit F-3). We will solicit service requests from the new resident(s) so we may fix anything that needs repair. A reminder to perform this task will automatically be generated in OneSite and will appear in the Resident Retention box on the Community Today Page (See Exhibit F-4 for instructions to add the Resident Retention Box to the Community Today Page).

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180 Days After Move In: Personal Call or Visit. The Community Manager will reach out to the resident(s) with either a personal telephone call or visit to ensure the resident is happy during their residency. A reminder to perform this task will automatically be generated in OneSite and will appear in the Resident Retention Box on the Community Today Page (See Exhibit F-4 for instructions to add the Resident Retention Box to the Community Today Page).

240 Days After Move In: Apartment Inspection. Apartments will be inspected by an office team member and a service team member for the following:

Repairs – Note and/or make any necessary repairs in the apartment. Housekeeping – Note any resident(s) that should not be renewed based on poor housekeeping. Asset Preservation – Note any items that can be replaced according to the community asset

preservation budget as renewal incentives. Pre-Plan Turns – Make any notes about turning the apartment should the resident(s) choose to

move out (noting that cabinets need to be ordered, etc.).

A reminder to perform this task will automatically be generated in OneSite and will appear in the Resident Retention Box on the Community Today Page. (See Exhibit F-4 for instructions to add the Resident Retention Box to the Community Today Page). This inspection is referenced on the Renewal Spreadsheet and must be completed prior to submitting the report to your Regional Manager.

75 - 45 Days Prior to Lease Expiration: “Renewal Offer” A letter to the resident(s) about their upcoming renewal is generated in Microsoft Word and sent to the resident(s). Several wording options are available based on the renewal options being offered. These letters follow Benchmark’s standard format and the renewal offer listed is time sensitive. Customized templates have been created for each community and they can be found on the X drive. Once renewal letters are utilized for your community, the completed letters will be saved on the community P drive in the appropriately labeled folder based on lease expiration date.

The timing of the distribution of these letters will be determined when the renewal spreadsheet is approved by your Regional Manager. Personal contact should be made with residents while their renewal offer is pending to encourage them to sign their renewal lease. Methods of contact may include phone, email or text message, and all contact attempts should be logged in the OneSite Activity tab.

45 - 0 Days Prior to Lease Expiration: If the resident(s) has not renewed their Apartment Lease Contract or given their intent to vacate, personal contact should be made with the resident via phone, email or text message. Ensure resident is aware of all charges including increased market rent and month-to-month fees at expiration. Contact attempts should follow on a regular basis until a renewal lease is signed or intent to vacate is given.

The only letters utilized should be generated from Benchmark Standard Templates. Any flyers created to accompany renewal letters must be approved by Regional Manager and

Director of Sales and Marketing. All letters and flyers should be copied and placed in Resident File. Any mailings, emails, texts

and/or verbal communication should be documented in OneSite Activity tab.

The Lease Renewal

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All Residents wishing to continue their stay at the community for another lease term must sign a new Apartment Lease Contract and all current addenda. The new Apartment Lease Contract should be the most recently updated contract available through the integrated Blue Moon lease generation program. It is the Community Manager’s responsibility to ensure that all current addenda are signed and included in the resident’s file at renewal.

In addition, when a resident(s) comes in to sign his/her renewal, he/she is required to show photo identification to verify he/she signed the original Apartment Lease Contract. If the renewal lease is left with the resident(s) to be signed and returned later, the signature should be verified against the original lease before the Community Manager signs the Apartment Lease Contract.

At each and every renewal, have the resident complete the Renewal Information Update form (Exhibit F-5) and enter all information into OneSite. This update includes such information as an emergency contact, employment, occupants, vehicle and pet information and access devices. This is all information that can change at any time. Please copy this form on bright, colored paper so it is easily accessible in the resident’s file, if needed.

After the resident(s) has signed his/her renewal lease, send a personalized thank you note to let him/her know their continued business is appreciated. Schedule the installation of any renewal apartment improvements (i.e. ceiling fan) or services offered (i.e. carpet clean) and deliver any renewal gifts (i.e. gift cards) if applicable. If your budget allows, small thank you gifts are also appropriate.

Lease Expiration Management

In any given month, it is best not to have more than 1/12th of the Apartment Lease Contracts at the community expiring but should strive to not always have more than 10%. For example, on a 200-unit community, no more than 17 leases should expire each month. Additionally, ensure that there are not too many expirations of any given floorplan or unit type. There may be exceptions with Regional Manager approval where leasing patterns differ due to an influx of students, climate, etc.

The Lease Expiration Bar Graph can be run in OneSite (under Management) to quickly review all current lease expirations and determine if any months should be closed to any new lease expirations from renewal leases or new leases.

Based on the distribution of expiring Apartment Lease Contracts at the community, the Regional Manager may work with the Community Manager to limit lease expirations in certain months, or to encourage lease renewals in months with low numbers of expirations. While 12 month leases are the norm, 10, 11 or 13-month leases should be offered when there is a need to “level” the number of leases expiring in total or by floorplan. If not using staggered lease end dates, consider using lease ending on both the 15th of the month as well as end of the month.

Enhancing the Renewal Program

As previously mentioned, the Resident Renewal Program STARTS when the resident(s) moves in to the community. To enhance the renewal program on the resident’s move-in day, take steps to make the move-in process less stressful for the new resident(s), such as:

Complete all paperwork prior to the new resident’s arrival.

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Have the resident(s) sign their Apartment Lease Contract and introduce them to the community several days prior to their move-in day when possible.

Conduct a final inspection of their apartment 2 – 3 days before arrival. Ensure a Benchmark VIP Magnet is on the refrigerator. Have all keys, remotes, key cards and laundry cards ready when the new resident(s) arrives and

ensure they work properly. Have a Welcome Packet prepared including a copy of the lease and all pertinent telephone

numbers for the leasing office, including the Benchmark VIP line. Conduct another tour of the community to re-familiarize the resident(s). Walk them through their new home reviewing mechanicals such as breaker box location,

garbage disposal reset button and anything specific regarding thermostat and appliances in the apartment.

Present a nice move-in gift with a card thanking the resident(s) for choosing the Community.

The BEST gift we can give the resident(s) on their move-in day is a flawlessly prepared apartment home and our undivided attention to help them transition to their new home.

It is highly recommended that the community sponsor a Resident Appreciation Week at least one time per year and host resident activities at least monthly throughout the year. See the Resident Activity List (Exhibit F-6) for ideas. Be sure to review the Resident Activity plan with the Regional Manager.

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Property: ABC Village Renewal Month: January 10/6/2011 CM Initials BMKRM Initials MES

Proposed Commodity PricingCurrently Currently Non Prospects by Leases by Current Confirm Ledger File Confirm

Unit Types: Total vacant on notice Oct Nov Dec Renewal Total ren floor plan floor plan Total 9 Apt. Current Market Proposed Pref Empl Pref Checked pre-insp Review Lease-Units not leased not leased Undecided Undecided Undecided Rate Exposure 1/1-10/5 1/1-10/5 Exposure Expires No. Rent/Conc Rent Rent/Conc $ or % Employer Current Done Violations holders Comments

1b1b Standard 19 1 0 1 0 1 0.45 0.9 68 11 1.9 1 4-103 695 705 705 X X X1st floor

Standard 16 0 2 0 0 1 0.45 0.45 2.45 02nd floor

upgrade 4 0 0 0 1 0 0.45 0.45 0.45 01st floor

upgrade 8 1 0 0 0 1 0.45 0.45 1.45 1 3-204 775 775 775 X X X10/2 - 7 day notice for housekeeping - do not renew until reinspected

2nd floor

2b1b standard 20 2 1 0 1 0 0.45 0.45 22 5 3.45 1 8-207 805/20 815 815/10 X X X2nd floor

Upgrade 5 0 0 0 0 0 0.45 0 0 02nd floor

2b2b standard 28 2 2 0 1 1 0.45 0.9 84 16 4.9 3 1-104 835/25 845 845/10 X X X

1st floor 5-102 825 835 835 XDO NOT RENEW - owes Sept and Oct rent - eviction pending

6-107 835/45 845 845/10 X X X

standard 18 1 0 1 0 0 0.45 0.45 1.45 1 1-203 835/15 845 845 NTV 1/25/2012 move-out2nd floor

upgrade 18 0 2 0 0 0 0.45 0 2 01st floor

upgrade 7 0 1 0 0 0 0.45 0 1 02nd floor

3b2b standard 4 0 0 0 0 1 0.45 0.45 31 8 0.45 01st floor

Standard 6 1 0 0 0 0 0.45 0 1 2 6-202 935 945 945 X X X2nd floor 7-201 935/28 945 945/28 3% X X X X

upgrade 1 0 0 0 0 0 0.45 0 0 01st floorupgrade 2 0 0 0 0 0 0.45 0 0 02nd floor

156 8 8 2 3 5 4.5 205 40 20.5 9

General items: All renewals - free carpet clean or houscleaning if renew by 10/15

Exhibit F-1

09/012013

Service Survey

This very important service survey will help us to maintain the highest standard of living possible. Please take a moment to identify any repairs needed in your apartment. No problem is too small. We value your comfort and residency.

Kitchen Living Room Electrical (Switches/Plugs) Electrical (Switches/Plugs) Floor Covering Walls Counters/Cabinets Carpet Refrigerator Ceiling Dishwasher Closets Stove/Oven/Microwave Mini-Blinds Garbage Disposal

Describe Service Request: Describe Service Request:

Bedrooms Bath M 2nd 3rd 1st 2nd Electrical Walls Walls Floor Covering Carpet Lights/Fixtures Ceiling Sink (Faucets/Plumbing) Closets Toilet Blinds Bathtub

Fans


Other Screens/Windows Heating/AC Balcony/Patio Mailbox Washer/Dryer Connections Replace Air Filter Front Door/Lock Sliding Glass Door Outside Fixtures Dripping Water


Date: Permission to Enter (circle): YES NOName: Apartment #: Telephone: Email:

Please return this survey to our Leasing Center. Thank you!

Exhibit F-2

09/012013

RENEWAL AND NOTICE TO VACATE PROCESSService Survey Cover Letter

July 1, 2010

Community Name

(date)

Greetings from (Community Name) Service Manager, (Service Manager’s Name). I am writing today to ask your assistance in completing a quick “service checklist” about your apartment home. We aim to keep everything in your home working at its best, and your feedback helps us to know if any problems need to be addressed.

Please complete and return the enclosed Service Survey to the Leasing Office at your convenience. We will then write up the service request and schedule the necessary repairs.

On behalf of the entire team at (Community Name), I thank you for your assistance and your continued residency.

Sincerely,

Service Manager NameService Manager

Exhibit F-3

09/012013

Adding the Resident Retention Module to the Today Page

A. Login to OneSiteB. Change to Today Page (if not default view) & Click on Customize.

C. Select Resident Heading, Drag Resident Retention module to the Today Page and press Save.

D. The Resident Retention Module will now show up on the Today Page.1. From here you can choose to Manage Move Ins or Renewal resident retention.2. Select which Resident Point of Contact you would like to view. (90, 180, 240 days after MI/Renewal).3. Indicate Complete when the contact is done.

E. This will open the Complete Resident Retention Action pop-up. From here, choose the Leasing Consultant, Date, Contact Method, add any pertinent notes, check Do not Contact (If you no longer wish to contact this person) and press Save. Once you do this you will be returned to the Today page, the resident will drop off the list and their account will be updated.

Exhibit F-4

09/01/2013

LEGAL NAME OF COMMUNITY

RENEWAL INFORMATION UPDATE

So we may update our files, please provide all requested information.

Date

Personal Information

Resident Bldg./Apt. # Garage/Storage Unit # (if applicable)

Garage/Storage Unit # (if applicable)

Home Phone Cell Phone

Work Phone May we contact you at work: Yes No

Employer

Email Address

Emergency Contact (other than person living with you):

Name Home Phone

Cell Phone Work Phone

Home Address

Email Address

Co-Resident Cell Phone

Work Phone May we contact you at work: Yes No

Email Address

Emergency Contact (other than person living with you):

Name Home Phone

Cell Phone Work Phone

Home Address

Email Address

Exhibit F-5

09/01/2013

List the NAME, AGE, and RELATIONSHIP of any other person residing in the apartment:

Name Age Relationship




Vehicle Information

Make and Model of Vehicle Year Color

License Plate Number Parking Permit Number/Assigned Parking Space

Make and Model of Vehicle Year Color

License Plate Number Parking Permit Number/Assigned Parking Space

Pet Information

List any pets in the apartment

Type Owned By Breed Weight

Type Owned By Breed Weight

Access Devices

Quantity QuantityGate Remote Pool Pass Gate Card Fitness Club Card Garage Door Opener Other

FOR OFFICE USE ONLY – DO NOT WRITE BELOW

Lease Term

Verification Required of Driver’s License/State or Federal ID Number

Driver License/Resident Name State or Federal ID Number Management Initial

Exhibit F-5

09/01/2013

Exhibit F-5

09/01/2013

RESIDENT ACTIVITIES

Child Related Activities Children’s movie night Children’s story time Coloring contest Dental or vision screenings Easter egg hunt Face painting Hold sign-ups for youth groups/sports Last day of school/back to school party Tutoring Youth club and/or committee

Pet Related Activities Halloween party & pet costume contest Pet contests (frisbee, obedience, other tricks) Pet grooming Pet parade Pet owner of the month Pet social Pet walks Pictures with your pet day (can also be done with

Santa Claus) Veterinarian check-ups

Services Birthday card and balloon Breakfast on the go Exercise club Holiday gift wrapping Package delivery Personal trainer Pizza night from local pizza company

Contests “Best Balconies” contest Early bird rent payment contest Guess how many items in a jar (candy hearts at

Valentine’s day, candy corn at Halloween, etc.) Halloween pumpkin carving contest Halloween scarecrow decorating contest Resident of the Month

Miscellaneous Activities Arts and crafts day Bingo Blood mobile/donations Book night/club Bowling night Business card exchange Career/Business night (especially for college

communities) Casino, game or card night Community yard sale Dance lessons or community dance Five-minute dating or singles night Halloween haunted house/garage (can be

decorated by residents) Holiday open house Hors d’ouvres and refreshments (Happy Hour

without the alcohol) Ice cream social Jazz brunch Jewelry parties Karaoke night Mary Kay and/or Avon Makeovers Massages or spa day Meet your neighbors social for one building at a

time for “Hug-a-Building” program Night out to the movies Open house and BBQ Pampered Chef, Tupperware, etc. party Pizza party Planting day to help beautify the community (we

supply plants) Playstation/Xbox 360/Wii tournament Pool party Resident yellow pages Safety day (fire and police departments will come

and present if you call them) Small carnival/fair (dunk tank, face painting, air

castle, etc.) Softball league (one community vs. another) Spelling bee Tax preparation and tips Tennis lessons Treats for children one day per week when they

get off of the bus Valentine’s drawing for dinner for two

Exhibit F-6

09/01/2013

RENEWAL AND NOTICE TO VACATE PROCESSOneSite Renewal Process

September 1, 2013

The formal renewal process begins 75 - 45 days prior to the resident’s lease expiration with written correspondence. The lease renewal offer letter has a time sensitive offer. Regular verbal, email, and/or text message correspondence should be continued throughout the lease renewal process until the resident signs a renewal lease or gives their notice of intent to vacate.

Managing the Renewal Process

1. Complete the renewal spreadsheet on the X drive. Review with the Regional Manager and finalize pricing and “approach” for that month’s renewal offers and incentives. Status of prior two months’ expirations dictates timing of renewal offers.

2. You will utilize Microsoft Word templates found on the X drive to generate renewal letters based on the terms laid out in the renewal spreadsheet.

3. Your Regional Manager will review the letters for accuracy and approve them before they are sent out to residents.

Renewing the Lease

When the resident accepts a renewal offer, you will then renew the lease. This should happen as soon as possible after offer acceptance. Ensure again their account is current and any items from inspection have been addressed.

1. To renew the lease, click the link on the resident’s name in the Renewals snapshot. This opens the resident’s at a glance page.

2. In the Actions list, select Renew now.3. Review the list of offers generated for the resident. The month-to-month offer is always the last

offer listed.4. To change any lease offer, click the Edit offers button at the top of the page. This opens the

Generate renewal offer page where you can change rent amounts, specials, and other information for any of the offers listed. You must save your changes to update the offers and return to this page.

5. Select the option in the Action column for the lease term offer the resident accepted. Make sure the term, rent, dates, and specials (if any) are correct. The early-bird special (if there is one) is listed in the Notes section below. If the person selects Month-to-month, skip to step 9 below.

6. Enter the Lease signed date, and then select the Leasing consultant that is managing the renewal offer for the household.

7. Select the Late method. The current late method selected on the current lease displays, but you can select a different late method, if one is available. If a different late method is selected, it

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If the Month-to-month option is unavailable (grayed), the lease is expired, and the resident is already leasing on a month-to-month basis. In this case, you must select a lease term offer.

09/01/2013

does not go into effect until the renewal lease starts. Selecting a different late method does not affect how late fees are assessed on the current lease.

8. Review the Notes section. This section lists the expiration dates of the early bird special and the expiration date of the selected offer. If there are specials included in the offers, the expiration dates of the specials are noted too.

9. If the resident chooses to lease Month-to-month, different fields and a message display. Select the Leasing consultant that is managing the renewal offer for the household. Select the Reason the resident did not renew. A message displays in red. This reminds you that market rent for the unit will be

determined after the lease expires, and the amounts presented here may not necessarily apply. That is, OneSite will increase monthly rent to market rent, if it is higher than what is currently billed.

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RENEWAL AND NOTICE TO VACATE PROCESSMove-Out Procedure

September 1, 2013

NON-RENEWING RESIDENT PROCEDURES

Proper notice must be given by the resident(s), appropriate lack of notice charges assessed and a proper inspection of vacated units must be conducted.

All Resident Apartment Lease Contracts require a 45-day move-out notice/non-renewal unless state law dictates less (then follow state law) or a deviation has been approved by your Regional Manager and documented.

Notice needs to be given in writing. Resident rental verifications for a new apartment home will not be provided without written notice to vacate. All vacating residents should complete and sign the Notice of Intent to Vacate (Exhibit F-7). Upon receipt of notice, Management should couple Acknowledgement of Notice to Vacate (Exhibit F-8) with Move-Out Cleaning Procedures (Exhibit F-10). If notice is not received 45 days in advance, the appropriate lack of notice fees should be assessed and posted to OneSite.

Pre-move out inspection (refer to Service Manual) to be done with Community Manager and Service Manager as quickly as possible after written notice is given and no later than 5 business days from notice of intent to vacate.

Every apartment that is vacated needs to be inspected by the Community Manager. Only in unusual circumstances should anyone else perform final move-out inspections.

- This inspection must be done with the resident(s) present (except for skips and evictions) and must occur within 3 days of move-out.

- Inspections shall include all leasable areas such as apartment home, garage and storage unit.

- Charges should be assessed for damages and cleaning per the Guidelines for Cleaning/Damage Charges (Exhibit F-11).

- Move-out inspection checklist should be completed, dollar amounts assigned per Guidelines for Cleaning/Damages, and signed and dated by resident(s) and Management.

- Ensure all keys (apartment home, pool, mailbox), access devices and remote controls are turned in. Calculate any charges for missing items.

- All charges should be entered into OneSite.- Demand for payment should be made at time of inspection and resident(s) should be

notified of such when inspection date is set, understanding a final statement will still be provided with any remaining items.

- Proceed to Collection Process (Section G) – Processing the Final Account Statement (FAS).

- In the event resident(s) does not sign (skip, drop off keys), complete and document why on move-out inspection form and sign.

- Pictures should be taken of all damages and stored on shared network drive. Complete bottom of Resident File Checklist. If no existing checklist in file, complete bottom of

blank one.

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NOTICE OF INTENT TO VACATE

Date Given to Office: Date Vacating:

Name of Resident(s):

Current Address:

The reason for moving out:

Instructions upon vacating the above premises:

Your apartment must be left in same condition as it was received. Clean all appliances, floors, bathrooms, and remove all personal belongings. Turn in all keys before or on move-out date. If keys are not received, you may be charged double rent for each day until keys are received. It is your responsibility to notify us immediately with any changes in circumstances regarding your move-out. Security deposits are fully refundable after inspection is done and there are no damages or charges determined. Be sure to give us a forwarding address for refund and/or notices.

Resident Signature(s) Forwarding Address and Phone Number

Management Signature Date

*NOTE: The signing of this notice acknowledges and witnesses the date of receipt. This does not constitute a release of the leaseholder(s) from their obligations under the Apartment Lease Contract or the terms and conditions therein. Management does not waive the right to claim what is due accordingly.

Exhibit F-7

09/01/2013


ACKNOWLEDGEMENT OFNOTICE TO VACATE

(Date)

Dear ,

We are in receipt of your 45-Day Notice of Intent to Vacate, dated , and would like to take this opportunity to thank you for making ___________________________________ Apartments your home.

Moving time is always busy, and you have a lot on your mind. One of those things, no doubt, is getting your security deposit promptly and in full. To avoid any misunderstanding regarding the refund of your $ security deposit, please review the attached copy of our Move-Out Cleaning Requirements and Guidelines for Cleaning/Damage Charges. This checklist will show you the specific things we will be looking at when we inspect your apartment.

A pre-move-out inspection will be completed between your notice to vacate date and the day of move-out to determine materials and work needed to prepare your apartment home for new lease. You will be given a 24-hour notice prior to this inspection.

Please contact the Leasing Office to arrange an inspection of your apartment with a management representative on your move-out date. If you will need to remain in your apartment after the move-out date of , please make prior arrangements with Management. Any requests to remain past the move-out date must be submitted in writing with the understanding we may be unable to honor your request if your apartment has been leased.

Once again, thank you for choosing to live at ___________________________________ Apartments. We have enjoyed serving you, and we hope that you will recommend our apartment community to your friends, family, and colleagues. Good luck in your new home.

Sincerely,

Exhibit F-8

09/01/2013


LEASE BREAKACKNOWLEDGEMENT OF

NOTICE TO VACATE

(Date)

Dear ,

We are in receipt of your Notice to Vacate, dated , and would like to take this opportunity to thank you for making Apartments your home.

Moving time is always busy, and you have a lot on your mind. One of those things, no doubt, is getting your security deposit promptly and in full. To avoid any misunderstanding regarding the refund of your $ security deposit, please review the attached copy of our Move-Out Procedures and Guidelines for Cleaning/Damage Charges. This checklist will show you the specific things we will be looking at when we inspect your apartment.

A pre-move-out inspection will be completed between your notice to vacate date and the day of move out to determine materials and work needed to prepare your apartment home for new lease. You will be given a 24-hour notice prior to this inspection.

Please contact the Leasing Office to arrange an inspection of your apartment with Management on your move-out date. If you’ll need to remain in your apartment after the move-out date of , please make prior arrangements with Management. Any requests to remain past the move-out date must be submitted in writing with the understanding we may be unable to honor your request if your apartment has been leased.

There are costs involved in early termination of lease, as follows:

You are responsible for paying rent through . You are required to pay a fee equal to one month’s rent as lease termination fee. Damages and cleaning will be charged based on the attached guidelines. You are responsible for repaying concession given in the amount of $ .

Once again, thank you for choosing to live at Apartments. We have enjoyed serving you, and we hope you will recommend our apartment community to your friends, family and colleagues. Good luck in your new home.

Sincerely,

Exhibit F-9

09/01/2013

MOVE-OUT CLEANING PROCEDURES

We would like to thank you for your time with us. Please see below for recommended cleaning procedures:

KITCHEN Clean oven. Remove, clean and wipe off racks. Wipe out all residue and clean around the door edges. Clean or replace drip pans. Clean stovetop and underneath. Clean and polish sink; empty disposal of all waste. Empty all cabinets and wipe clean. Clean refrigerator. Empty ice trays and icemaker bucket. Clean freezer and crisper drawer. Empty and clean dishwasher. Wipe the gasket area clean. Clean microwave. Leave microwave books and probe. Clean kitchen floor.

LAUNDRY ROOM Clean laundry room floor and make sure that there are not stray items. Empty lint tray.

LIVING ROOM Dust ceiling fan blades. Clean all windows, window ledges and mini-blinds. Clean fireplace.

BATHROOMS Clean tub and tiles thoroughly. Clean the toilet inside and outside. Clean sink and vanity top. Remove everything from and wipe out the drawers, medicine cabinet and

under sink. Clean floor.

BEDROOMS Dust ceiling fan blades. Clean all windows, window ledges and mini-blinds. Remove personal items from the closet.

CARPET Vacuum. Clean any stained areas. (We have a carpet company who will clean it for you at a discounted

price if you wish.)

LIGHT BULBS Replace all non-working light bulbs (except fluorescent tubes).

PATIO & STORAGE UNIT Remove all items. Sweep the floor. Remove cobwebs. Disconnect satellite dish and all wiring and connectors associated and restore cable connections to

original configurations.

Please note that all personal belongings and trash must be removed prior to your final inspection. During the inspection, please point out any damages to the Manager so that we may assess any charges in your presence. Most importantly, please remember to turn in all of your keys and give us your forwarding address.

Exhibit F-10

09/01/2013

GUIDELINES FOR CLEANING/DAMAGE CHARGES

Listed below are specific cleaning and/or replacement charges. All keys, cards, remote controls, and facility keys must be turned in at time of move-out in order to avoid replacement charges.

CLEANING (minimum charges) REPLACEMENT (minimum charges)

Oven $ 20.00 Door Keys $ 10.00 ea.Wash door/frames $ 10.00 ea. Mailbox Keys $ 25.00 ea.Range top $ 10.00 Amenity Keys/Passes $ 25.00 ea.Wash switch plates $ 5.00 Remote Controls $ 75.00 ea.Vent hood $ 5.00 Stove burner light $ 4.00 ea.Wash closet shelves $ 10.00 Large drip pans $ 4.00 ea.Refrigerator $ 30.00 Small drip pans $ 3.00 ea.Wash heater/AC vents $ 10.00 Peep holes $ 20.00Floors throughout apartment $ 40.00 Interior doors $125.00Counters $ 5.00 Light globes $ 10.00 ea.Oven racks $ 15.00 Entry door $175.00Light fixtures $ 2.00 Broken/missing screens $ 35.00 ea.Cabinets $ 10.00 Broken/missing windows $ 75.00-125.00Sinks $ 5.00 ea. Vertical blind $ 75.00Dishwasher $ 20.00 Mini-blinds $ 25.00-45.00 ea.Patio sliding glass door $ 5.00 Smoke alarm $ 25.00Sweep patio/balcony $ 15.00 Special extermination $ 25.00-75.00Bathtub $ 25.00 ea. Crisper tray $ 50.00Toilet $ 10.00 ea. Refrigerator handle $ 50.00Bath cabinets $ 5.00 Bathroom sink $125.00Mirrors $ 5.00 ea. Garage opener $ 50.00Vacuum carpet $ 15.00 Gate opener $ 75.00Trash removal $ 25.00 per bag Fitness center key $ 25.00Wash mini-blinds $ 5.00 ea. Additional keys $ 5.00 ea.Microwave $ 10.00 Extra cost of paint $100.00 & up per InvoiceWasher & dryer $ 5.00 ea. Carpet stain removal $ 25.00 & up per InvoiceOutside storage $ 10.00 Power scrub carpet $ 50.00Garage $ 10.00 Odor removal $ 75.00-150.00Bi-fold doors $ 20.00 ea. Carpet replacement see below*

Repair holes in wall $ 25.00 & up per InvoiceCabinet hardware/handles$ 10.00 ea.Ceramic tile replacement $ 25.00 & up per InvoiceElectrical face plates $ 5.00 ea.Vinyl replacement Cost of ReplacementDoor Stops $ 5.00 ea.

Nothing herein shall be construed as a limitation upon our rights to pursue cause for damages not specifically listed above. These prices are subject to change at any time without prior notice. Please note, if deposit is forfeited for early termination of Apartment Lease Contract, you will still be responsible for cleaning the apartment.

* Carpet charges will be based on an average lifetime of 5 years, prorated accordingly.

Exhibit F-11

09/01/2013

RENEWAL AND NOTICE TO VACATE PROCESSLeaseholder Release Process

September 1, 2013

The following procedures will be followed when a leaseholder notifies Management one or more of the leaseholders wish to be released from the Apartment Lease Contract. This will only apply during a current lease term and when at least one leaseholder plans to fulfill the lease term.

All leaseholders must agree to allow the leaseholder to be released. All leaseholders planning to fulfill the term of the lease must be screened through OneSite to

verify they qualify. This would include any application for replacement of released leaseholder(s).

If they do not qualify, the request for release will be denied. If qualified, complete Leaseholder Release Addendum (Exhibit F-12). See numbered Leaseholder Release Addendum when referring to the following directions.

Top section of the addendum:1. Name of the leaseholder(s) to be released from the Apartment Lease Contract.2. Name of the leaseholder(s) to remain on the Apartment Lease Contract.3. This may be the leaseholder remaining or a new leaseholder replacing the leaseholder

being released.Middle section of the addendum:

1. Name of the leaseholder(s) to be released from the Apartment Lease Contract.2. Name of the leaseholder(s) to remain on the Apartment Lease Contract.3. Name of the replacement for released leaseholder. If there is no replacement, this will

be marked N/A as non-applicable.Bottom section of the addendum:

1. Name of the leaseholder(s) to be released from the Apartment Lease Contract.2. Name of the leaseholder(s) to remain on the Apartment Lease Contract.3. Name of the replacement for released leaseholder. If there is no replacement, this will

be marked N/A as non-applicable.

Ensure all original leaseholders have signed and dated the Leaseholder Release Addendum in their respective places.

Reminder: This could include more than three individuals.

At this time, manually make changes to the Apartment Lease Contract. Line through released leaseholder(s) name(s) on front page of the Blue Moon Apartment Lease

Contract and have all parties initial, including Management, leaseholder and released leaseholder.

Line through released leaseholder(s) signature on last page of the Blue Moon Apartment Lease Contract and have all parties initial, including Management, leaseholder and released leaseholder.

If there is a replacement leaseholder, add his/her name to the front page and have initialed, including Management and current leaseholders.

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09/01/2013

If there is a replacement leaseholder, he/she must sign and date the last page of the Blue Moon Apartment Lease Contract.

If there are multiple leaseholders being released, an individual form must be completed for each released leaseholder.

Leaseholder Release Addendum should be filed on the right side of the resident file folder immediately following the current Apartment Lease Contract (with recent changes).

Update OneSite removing released leaseholder(s) and ensure any replacement leaseholder information has been entered in demographics.

Contact Regional Manager for any unusual circumstances.

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09/01/2013


LEASEHOLDER RELEASE ADDENDUM

I/We agree and understand that (1) , who resides at (name)

with (2) , ,(apartment address and no.)

will move out on . Management has(date)

agreed to permit (3) to assume all obligations for the Apartment Lease(name)

Contract between (1) and Management dated (name)

in conjunction with (2) , , and(name)

. (1) also agrees not to hold (name)

Management responsible for the return of his/her portion of the security deposit. It is understood and agreed that

any refunds or charges will be paid or charged to (2) ,

(name)

, and (3) (name)

upon termination of the Apartment Lease Contract.

I/We understand and agree to all of the above statements.

Signatures of all parties to the Apartment Lease Contract:

(1) Resident Being Released Date

(2) Current Resident and Leaseholder Date



(3) Resident Assuming Lease Assignment Date

Exhibit F-12

09/01/2013

Management Signature Date

Exhibit F-12

09/01/2013

RENEWAL AND NOTICE TO VACATE PROCESSEarly Termination Process

September 1, 2013

The following procedures will be followed when a resident(s) notifies Management (whether timely or not) they will be vacating their apartment home prior to the completion of their lease term. For residents who “skip”, please refer to page 14 for procedures specific to that scenario.

Move out: Follow all move-out procedures (page 10). Final Account Statement: Apply the following charges prior to completing the FAS:

- Insufficient notice fee if applicable. This means resident did not provide adequate notice as per their lease terms.

- Damages and Cleaning: Any charges as documented during move-out inspection or received from vendor for services.

- Early termination: Refer to Early Termination Addendum (Exhibit F-13) or Florida Early Termination Addendum (Exhibit F-14).

- Rent through occupancy or end of notice period as long as within same month.- Forfeited security deposit, if applicable.- Concession recovery, if applicable.

Final Account Statement should be completed within 12 days of move out. Refer to Collection Policy on page Section G Page 7 as to securing a promissory note for payment prior to them vacating.

WE DO NOT BILL FOR FUTURE RENT AT MOVE-OUT!!

Move resident(s) out of OneSite. Security Deposit Refunds must be made payable to all leaseholders. In OneSite, this can be

completed by using the “Name” field and the first “Address” field, if needed. Each field holds 32 character spaces.

Upon completion of FAS, follow our standard collection procedures as outlined in Collection Process (Section G).

Within OneSite, DO NOT check the collection box for an early termination. Within Delinquency & Prepaid comments, note any information regarding payment: terms of

promissory note, date of promise to pay, etc.

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09/01/2013


EARLY TERMINATION ADDENDUM

Resident:

Date: Apt. No.:

This Addendum is herewith incorporated as part of the original Apartment Lease Contract dated between Management and the above resident.

Resident may terminate the Apartment Lease Contract before the end date by giving Management at least a 45-day written notice and paying a fee equal to one month’s rent.

If you vacate your apartment without doing the foregoing, you must pay rent until we retake possession plus a fee equal to two months’ rent as liquidated damages.

Resident Signature Date Management Signature Date

Resident Signature Date



Exhibit F-13

09/01/2013


FLORIDA EARLY TERMINATION ADDENDUMCHOICE OF DAMAGES IF RESIDENT ENDS LEASE EARLY

This is an Addendum to the Apartment Lease Contract between , “Resident” and , “Management”, dated , 20 , for apartment # in the Apartments in , Florida.

By this Addendum, resident has a choice of what happens if resident ends the Apartment Lease Contract early. Resident can pay a fixed amount OR allow Management to charge what is allowed by statute. This choice must be made at the time Apartment Lease Contract is signed. If no choice is made and resident ends the Apartment Lease Contract early, then Management will charge what is allowed by statute.

Please mark only one Choice.

Choice 1 If resident elects to terminate the rental agreement and Management waives the right to seek additional rent beyond the month in which Management retakes possession, then:

Resident will still owe rent (as well as any other charges due under the terms of the Apartment Lease Contract or Florida law) until the end of the month in which resident vacates.

Resident will not owe any future rent due under the Apartment Lease Contract.

A. LIQUIDATED DAMAGES: If resident vacates without giving 45 days’ written notice to Management, resident will be charged $ (an amount that does not exceed 2 months’ rent) as Liquidated Damages. Resident will not have vacated in good standing. Failing to give us 45 days’ written notice that resident does not intend to renew residency at the end of the lease term constitutes a breach of the Apartment Lease Contract and triggers liquidated damages under this addendum.

B. EARLY TERMINATION FEE: If resident wishes to terminate the Apartment Lease Contract early, resident will give Management written notice of early termination at least 45 days prior to the early termination date (i.e., the early move-out date) AND resident will pay $ (an amount that does not exceed 2 month’s rent) as an Early Termination Fee at the time resident gives notice. If resident pays this fee and vacates according to the notice, resident will have complied with the terms of the Apartment Lease Contract and shall have vacated in good standing, provided resident is not in default of any other part of the Apartment Lease Contract.

Choice 2 Resident does not agree to Liquidated Damages or an Early Termination Fee and resident acknowledges that Management may seek damages as provided by law.

Resident may owe future rents as they become due under the Apartment Lease Contract.



Exhibit F-14

09/01/2013

RENEWAL AND NOTICE TO VACATE PROCESSSkip ProcessApril 2, 2013

The following procedures will be followed when a resident vacates their apartment home prior to lease end date and with No notice to Management. We refer to these residents as “Skips”. For residents who provide notice of early termination, please refer to page 13.

Upon learning of a vacated apartment by a skip, perform the following:

Perform inspection of apartment and calculate damages on Move-Out Inspection Checklist. Ensure utilities have been transferred back to Management’s name/account. Apply the following charges prior to completing the FAS:

- Damages and Cleaning.- Insufficient notice fee, if applicable, as defined in lease.- Early termination fee, as defined in lease.- Full rent for the current month.- Forfeited security deposit, if applicable.- Concession recovery, if applicable.

WE DO NOT BILL FOR FUTURE MONTH’S RENT AT MOVE-OUT!!

Move resident(s) out of OneSite. Upon completion of the FAS (which should be done within 12 days of move out or awareness of

skip), check the collection box in OneSite for the file to be immediately sent to collection.

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09/01/2013

RENEWAL AND NOTICE TO VACATE PROCESSResident TransferSeptember 1, 2013

Any resident(s) of a Benchmark community interested in transferring to another apartment home within the residing community or to another Benchmark community during the term of their Apartment Lease Contract may do so at Regional Manager’s discretion.

In order to transfer to another apartment home, it will be necessary for a resident(s) under any lease term to fulfill the criteria below. In order for the transfer to be approved, the resident(s) must be in good financial standing and current on all payments. An inspection of the current apartment home will be conducted to ensure the condition is acceptable as part of the Benchmark standards.

On-Site Transfers During Current Apartment Lease Contract

Site requirements may vary as to length of residency prior to permitting a transfer to occur. A “Transfer Fee” must be paid by the resident(s) prior to the transfer; fee may vary according to

community location. Transfer fee may be waived by Regional Manager if found situation is warranted.

A new application must be completed and the resident(s) must re-qualify if:- Loss of income- Addition of leaseholder- Upgrade to more expensive apartment home.

Transfer Agreement (Exhibit F-15) must be signed and transfer fee collected. Security deposit is transferable to new apartment. Resident(s) must pay ½ (one-half) of the non-refundable pet fee for the new apartment home, if

applicable. All monies owed by the resident(s) must be paid prior to the transfer. Transfer must be to a vacant or on-notice apartment home. Transfer cannot be made to an

already occupied apartment as an additional Resident(s). Resident(s) must sign new term Apartment Lease Contract commencing on date of transfer and

term needs to be a minimum of 12 months. All move-out procedures must be followed in accordance with the existing Apartment Lease

Contract. As a courtesy to the resident(s), we will allow them 48 hours to move and clean their current

apartment. If the keys are not returned or possession is not given, then the resident(s) will be responsible to pay rent for that apartment until possession is given.

Any charges found to be due after transfer will be charged to new apartment account. If the request for transfer is rejected, the resident(s) cancels the transfer, or the resident(s) does

not move into the newly leased apartment, resident(s) will be held liable for the remainder of the existing lease term.

On-Site Transfers at the End of Current Apartment Lease Contract

A new application must be completed and the resident(s) must re-qualify if:- Loss of income- Addition of leaseholder

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09/01/2013

- Upgrade to more expensive apartment home. Transfer Agreement (Exhibit F-15) must be signed. Security deposit is transferable to new apartment. Resident(s) must pay ½ (one-half) of the non-refundable pet fee for the new apartment home, if

applicable. All monies owed by the resident(s) must be paid prior to the transfer. Transfer must be to a vacant or on-notice apartment home. Transfer cannot be made to an

already occupied apartment as an additional Resident(s). Resident must sign new term lease commencing on date of transfer. All move-out procedures must be followed in accordance with the existing Apartment Lease

Contract. As a courtesy to the resident(s), we will allow them 48 hours to move and clean their current

apartment. If the keys are not returned or possession is not given, then the resident(s) will be responsible to pay rent for that apartment until possession is given.

Any charges found to be due after transfer will be charged to new apartment account. If the request for transfer is rejected, the resident(s) cancels the transfer, or the resident(s) does

not move into the newly leased apartment, resident(s) may be given the option of renewing (if the apartment is not already pre-leased) or providing management with the required written notice to vacate.

No transfer fee is required.

Transfers from One Benchmark Community to Another Mid Lease Term

Site requirements may vary as to length of residency prior to permitting a transfer to occur. A “Transfer Fee” must be paid by the resident(s) through the current community prior to the

transfer; fee may vary according to community location. Benchmark Community to Community Transfer Agreement (Exhibit F-16) must be signed. A new application must be provided to the new community, and the resident(s) must re-qualify

based on the criteria screening module for the new community. There must be a 30 day written notice. The resident(s) will be responsible for the rent for the 30 day period. A new reservation fee will be required, if applicable, for transfer to new community. The transfer must be to a vacant or on-notice apartment home. Transfer cannot be made to an

already occupied apartment as an additional resident(s). Resident(s) must sign new Apartment Lease Contract commencing on date of transfer. All move-out procedures must be followed in accordance with the Apartment Lease Contract. Any charges found to be due after transfer will be deducted from current security deposit. If the request for transfer is rejected, the resident(s) cancels the transfer, or the resident(s) does

not move into the newly leased apartment, resident(s) will be held liable for the remainder of the existing lease term or may be required to vacate if the apartment home is already preleased.

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09/01/2013


TRANSFER AGREEMENT

This transfer agreement is attached to and for all purposes made a part of the existing Apartment Lease Contract dated , entered into by and between , hereinafter referred to as “Management,” and , hereinafter referred to as “Resident.”

1. Transferring from the premises located at , hereinafter referred to as “current apartment,” to the premises located at , hereinafter referred to as “new apartment” on the day of , 20 .

2. If the Apartment Lease Contract has not expired at current apartment, resident agrees to pay a transfer fee of $ , which is non-refundable should resident decide not to transfer to the new apartment.

3. The security deposit shall be transferred from the current apartment to the new apartment provided there are no residents at the current apartment not transferring. In the event there are residents at the current apartment not transferring, the transferring resident shall be responsible for obtaining a signed release from the resident remaining at the current apartment. The release form shall be provided by Management and shall release resident’s liability on the current apartment as well as authorize the security deposit to remain with the current apartment resident. The transferring resident would then be responsible for payment of security deposit for new apartment.

4. Resident must pay ½ (one-half) of non-refundable pet fee for new apartment home, if applicable.

5. Resident shall be liable for any damages beyond normal wear and tear incurred in the current apartment pursuant to the Apartment Lease Contract at such apartment. All charges shall be paid prior to the transfer date. Any additional charges due will be applied to new apartment account.

Executed this day of , 20 .




Exhibit F-15

09/01/2013

Exhibit F-15

09/01/2013


COMMUNITY TO COMMUNITY TRANSFER AGREEMENT

This transfer agreement is attached to and for all purposes made a part of the existing Apartment Lease Contract dated , entered into by and between , hereinafter referred to as “Management,” and , hereinafter referred to as “Resident.”

1. Transferring from the premises located at , hereinafter referred to as “current Benchmark community,” to the Benchmark community located at , hereinafter referred to as “new Benchmark community” on the day of , 20 .

2. A 30-day written notice has been given to current Benchmark community as notification of intent to transfer.

3. If the Apartment Lease Contract has not expired at current Benchmark community apartment, resident agrees to pay a transfer fee of $ , which is non-refundable should resident decide not to transfer to the new Benchmark community apartment.

4. A new reservation fee of _______________ has been given to new Benchmark community as consideration for taking apartment off the market. The security deposit for the current Benchmark community apartment shall be refunded provided there are no residents at the current apartment not transferring. In the event there are residents at the current apartment not transferring, the transferring resident shall be responsible for obtaining a signed release from the resident remaining at the current apartment. The release form shall be provided by Management and shall release resident’s liability on the current apartment as well as authorize the security deposit to remain with the current apartment resident.

5. Resident must pay new Benchmark community any additional deposits or fees for new Benchmark community apartment home, if applicable.

6. Resident shall be liable for any damages beyond normal wear and tear incurred in the current apartment pursuant to the Apartment Lease Contract at such apartment. Any charges due will be deducted from current security deposit. Any additional charges over and above security deposit will be due and payable on day of move out.

Executed this day of , 20 .




Exhibit F-16

09/01/2013

Exhibit F-16

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