LEASE AGREEMENT

THIS LEASE AGREEMENT made the

1st
day of November, 2013, between
Howard Engleman, referred to as the Landlord, and Jacquelyn Herbert, Jordan Cohen,
Kathryn Murphy, and Louis Citro jointly and severally, hereinafter referred to as the Tenant.
The Landlord, for and in consideration of the covenants, agreements, conditions, terms
and promises herein contained on the part of the Tenant to be kept, done and performed, does
hereby lease unto the Tenant the premises located at: 4817 Oxford Court Bensalem, PA 19020.
Written notices or demands on the Landlord required by this lease shall be mailed or delivered to
the Landlord at: 41 Mystic Way South Burlington, NJ 08016.
THE TERM OF THIS LEASE is 21 months commencing on the 1st day of November,
2013, and expiring on the 31st day of July, 2015.
In consideration of said leasing, it is agreed between the parties as follows:
1)
$23,100.00.

RENT. The total rental for the entire term due and payable to the Landlord is

A. ADVANCEE RENTAL PAYMENT: The Tenant agrees to pay the sum of

$2200.00 at the time of the execution of this Lease. The parties agree that this sum represents an
advance payment of rent by the Tenant for the first month November 1, 2013 to November 30,
2013 and for the last month July 1, 2015 to July 31, 2015, of the term created by this Lease. If
this Lease is terminated by reason of default of Tenant, the Landlord shall retain aforesaid
advance rental payments.
B. RENTAL PAYMENT TERMS: The tenant agrees to pay the sum
of $1100.00, payable in advance on or before the 1st day of each month, to fulfill the total rental
sum due the Landlord for the term of this Lease.
C. LATE CHARGES: If the Tenant fails to pay the monthly rent
Within 7 days from the day on which it is due, the Tenant agrees to pay an additional sum for
rent for that month in the amount of $100.00. This provision shall not be construed as a waiver of
the Landlords right to terminate this Lease at any time because of the Tenants failure to pay the
regular monthly rent on the day it is due. In addition, any returned check from the bank due to
insufficient funds shall incur both the late charge plus an additional fee in the amount of $50.00
minimally and any additional related bank fees incurred should they exceed that amount as a
result of processing the payment.
2)
SECURITY: The Tenant agrees to pay the sum of $1100.00 on or before January
15, 2014, which shall be held by the Landlord as security for the performance by the Tenant of
all the terms, conditions, covenants, promises, and agreements of the Lease to be performed by
the Tenant. Further, both parties agree as follows:

A. In the event of any default by the Tenant under this Lease, the
Landlord shall not be required to return any part or portion of the security deposit, which shall be
retained and applied to the damages sustained by the Landlord as a result of the Tenants default.
If the damages sustained by the Landlord exceed the amount of the security deposit, the Landlord
or is agent shall have the right to sue the Tenant to recover the excess amount, and the Tenant
expressly agrees to pay these damages, including, but not limited to, the expenses of re-renting,
cleaning, redecorating, repairing, loss of rent, attorneys fees and court costs.
B. If there has been no default by the Tenant, the security deposit shall be
returned by the Landlord at the expiration of the term of this Lease and after the Tenant has
promptly delivered possession of the premises and all personal property back to the Landlord.
The Landlord shall then return the security deposit, less any sum or sums on account of the loss
or damages the Landlords real or personal property, caused by the Tenant, including but not
limited to, expenses incurred in cleaning, painting, and carpeting. When the Tenant is entitled to
the return of the security deposit, the Landlord shall have fifteen (15) days from the date on
which the Tenant returns the keys and vacates the premises in which to refund the security
deposit.
C. THE TENANT SHALL NOT HAVE THE RIGHT TO APPLY ALL
OR ANY PORTION OF THE SECURITY DEPOSIT AS PAYMENT FOR RENT.
3)
OCCUPANCY AND USE OF PREMISES. The leased premises shall
be occupied only by the Tenant consisting of only, and no more than 4 adults, and 0 children.
The premises shall be occupied strictly as a private dwelling and for no other use. The Tenant
shall not permit any person to remain on or about the leased premises over two weeks without
first obtaining the prior written consent of the Landlord.
4)
ASSIGNMENT AND SUBLEASE. The Tenant shall not sublet the
leased premises or any part thereof, or assign this Lease without the prior written consent of the
Landlord in each instance. Landlord may not be required to consent.
5)
RULES AND REGULATIONS. The Tenant agrees to obey all present
and future rules and regulations of the Landlord concerning the leased premises. Tenant agrees
that they do not and will not smoke inside the leased premises. Tenant acknowledges that there is
no assigned parking and agrees to limit to no more than two vehicles at any time parking
proximate or adjacent to the building side of the parking lot. Any additional vehicles belonging
to the Tenant and/or Tenants invitees must be parked at the opposite fenced side of the parking
lot. In addition, the Tenant recognizes that the leased premises is part of a condominium, and
thereby agrees to obey all present and future rules and regulations that the homeowners
association enacts. Landlord will provide to Tenant the homeowners associate rules and
regulation summary booklet. Tenant agrees that if Tenant does not comply with the rules and
regulation and a fine or lien is charged to the Landlord, the amount will be deemed additional
rent and the Tenant agrees to include the amount in the next monthly rent payment. Tenant
understands that if Tenant does not comply with the rules and regulation, the association and/or
the Landlord may legally institute an action for eviction against Tenant.

6)
DISTURBANCES. The Tenant shall not commit any immoral or unlawful
practice or act in, upon, on, or about the leased premises or on, or about the property where the
leased premises are located. The Tenant shall not do any act and shall refrain from doing any act
which causes a disturbance or interference with the quiet enjoyment of neighbors.
7)
TENANTS CARE OF LEASED PREMISES. The Tenant agrees to
maintain the leased premises and the personal property (including, but not limited to, all kitchen
appliances, washer and dryer, hardware, and plumbing fixtures) therein contained in a good state
of repair. Upon termination or expiration of this Lease, the Tenant shall deliver up possession of
the leased premises and all personal property therein contained back to the Landlord in the same
condition as the date of commencement of this Lease. The Tenant shall not cause or permit any
waste, misuse or neglect in the use of electricity or water, and agrees to pay for all electrical
utilities used or consumed in and upon the leased premises. If a list of furniture, furnishings and
equipment furnished to the Tenant for use upon the leased premises is attached to this Lease, the
Tenant agrees that such items of personal property so listed are the property of the Landlord.
The Tenant shall keep the leased premises in a sanitary and clean condition. The Tenant shall at
all times comply with the obligations imposed upon Tenants by applicable provisions of
building, housing, and health codes; remove from the leased premises all garbage in a clean and
sanitary manner; separate certain identified waste items and place them in identified recycling
containers located in the common areas of the condominium; keep all plumbing fixtures in the
dwelling unit or used by the Tenant, clean and sanitary, use and operate in a reasonable manner
all electrical, plumbing, sanitary, heating, ventilating, air conditioning and other facilities and
appliances, not destroy, deface, damage, impair, or remove any part of the premises or property
therein belonging to the Landlord, not permit any person to do so; and conduct themselves and
require other persons on the premises with Tenants consent to conduct themselves in a manner
that does not unreasonably disturb Tenants neighbors, or constitute a breach of the peace.
8)
TENANTS WAIVER OF LIABILITY. The Landlord shall not be liable
to the Tenant for any damage or injury to the Tenant or his property which occurs on or about the
leased premises or which occurs on or about the property on which the leased premises is
located, unless the cause of the damage or injury is the result of an intentional or negligent act of
the Landlord.
9)
LANDLORDS CARE OF THE LEASED PREMISES. Upon receipt
of written notice of defect from the Tenant, the Landlord agrees to use reasonable diligence to
repair or remedy the defect. A defect requiring maintenance, repair, or replacement with a total
cost of no more than $50.00, shall be the responsibility of the Tenant. A defect with requiring
maintenance, repair, or replacement with a total cost higher than $50.00, shall be the
responsibility of the Landlord. The Landlord shall be responsible for payment of water and
sewage costs, and the monthly condominium association fee. The Landlord shall have no duty
whatsoever to maintain or repair those things or items which the Tenant has agreed in this Lease
to maintain.
10)

ACCESS TO PREMISES. The Landlord shall have reasonable access to

the leased premises from time to time in order to inspect and maintain the premises, supply
agreed services, or exhibit the premises to prospective or actual purchasers, tenants, workmen,
mortgages and the like.
11)
NO ADDITIONS OR ALTERATIONS. The Tenant shall not exhibit or
attach, or otherwise allow any sign, writing, or printing to be placed in any window, or upon any
door of the premises. The Tenant shall not install or affix any fixture or different or additional
locks, bolts, chains or similar devices in or upon any part of the leased premises, nor alter or
change any fixture or lock without the prior written consent of the Landlord in each instance.
Title to any personal property installed, added or affixed in, on or about the leased premises in
violation of this paragraph shall become immediately and absolutely vested in the Landlord and
the Landlord shall have the right to remove the same at any time without incurring any liability
whatsoever to the Tenant.
12)
DESTRUCTION OF THE PREMISES. If the premises are damaged or
destroyed other than by the wrongful or negligent act of the Tenant so that the enjoyment of the
premises is substantially impaired, the Tenant may terminate the rental agreement and
immediately vacate the premises. The Tenant may vacate the part of the premises rendered
unusable by the casualty, in which case Tenants liability for rent shall be reduced by the fair
rental value of that part of the premises damaged or destroyed.
13)
DEFAULTS. In the event that the Tenant shall vacate or abandon the
demised premises, or in the event of any default by the Tenants, the Landlord may, at is option,
terminate this Lease by giving notice to the Tenant. If the Landlord elects to terminate this
Lease, the Tenants right to possession of the leased premises shall immediately terminate and
the retention of possession of the leased premises thereafter by the Tenant shall be without the
consent of the Landlord and shall constitute an unlawful detainer and the Landlord shall have the
immediate right to possession and may immediately repossess the premises by seeking a writ of
possession or by other lawful means, and also the Landlord shall have the right to re-enter and
also be entitled to recover double the amount of rent due during the period the Tenant unlawfully
refuses to surrender possession of the premises. Peaceful repossession of the Landlord shall not
constitute a trespass or a forcible entry or detainer or an unlawful eviction, nor shall any action of
the Landlord pursuant to this paragraph result in a forfeiture or waiver of rent, nor a waiver of,
nor an estoppel to enforce, any agreement, covenant, condition, or promise of the Tenant
contained is this Lease.
14)
TERMINATION OR EXPIRATION. Sixty (60) days written notice by
either party is required to end this Lease at the terms ending date. Sixty (60) days written notice
by either party is required to end any renewal of this Lease at the renewal terms ending date, or
by the Landlord to change any of the terms and conditions of any renewal of this Lease. If
neither party gives the other the required notice to end this Lease or any renewal of this Lease,
then this Lease will automatically renew for the same term length as first specified in this Lease.
Upon the expiration or any termination of this Lease, the Tenant shall on that date immediately
return all keys to and give up possession of the leased premises and return them in the same
condition as they were on the date of the commencement of the term of this Lease. The Tenants

obligation to observe or perform the covenants, terms, conditions, promises, and agreements of
this Lease shall survive the expiration or any termination of this Lease. If the Lease is
terminated for any reason after the first day of any month during the period of this Lease, any
unused rent, as well as any unpaid rent for the month in which the termination occurs, shall be
automatically accelerated without demand and without notice and shall be immediately due and
payable to the Landlord or his authorized agent.
15)
COSTS AND ATTORNEYS FEES. The Tenant agrees to pay all costs,
expenses, and attorneys fees which are incurred and/or expended by the Landlord in the
prosecution or defense of any suit involving the Landlord and Tenant and/or which are incurred
and/or expended by the Landlord in enforcing with or without suit any term, condition, covenant,
promise or agreement of this Lease (including payment of fees for advice and service of any
attorney.)
16)
WAIVER BY LANDLORD. The liability of the Tenant to pay rent, to
perform the terms, covenants, agreements, conditions and promises contained in this Lease and
to discharge any duty imposed by law shall not be waived, released or terminated by the service
of any statutory three day notice or notice or demand upon the Tenant by the Landlord or by the
institution and/or prosecution of legal proceedings involving the Tenant. The acceptance of rent
by the Landlord after a default by the Tenant shall not constitute a waiver by the Landlord of any
term, condition, covenant, promise or agreement contained in the Lease, nor shall it constitute a
waiver of insistence upon performance of any duty imposed on the Tenant by law. No waiver of
any default by the Landlord with respect to this Lease shall be construed as a continuing waiver.
Nothing contained in this Lease shall be construed as limiting the rights and remedies provided
by law to the Landlord.
17)
DEFINITIONS. The words Landlord and Tenant, wherever used
herein, though expressed in the singular number, shall describe and apply to all persons, one or
more, male or female, partnerships or corporations, as the case may be. The word Tenant shall
also include relatives, licensees, invitees, and guests of the Tenant. The word Landlord shall
also include the duly authorized agent, attorney, and employees of the Landlord. The word
default as used in this Lease, means any act or omission by either party which violated any
term, condition, covenant, promise or agreement in this Lease. Words used in the singular
number shall be held to include the plural and vice versa when the sense requires.
18)
PETS. No animals, birds, reptiles or pets shall be kept by the Tenant nor
permitted by the Tenant to come upon the premises, or any part thereof, without first obtaining
the written consent of the Landlord.
19)
AIR-CONDITIONING. Temporary interruption of air-conditioning
shall not constitute a constructive or partial eviction, nor shall any such interruption or failure
constitute a breach of this Lease by the Landlord.
20)
NOTICES. Any notice that either party hereto desires or is required to
give the other, shall be in writing and may be effected by hand delivery or by mail. Notice sent
by mail from the Tenant to the Landlord is not effective until actually received by the Landlord.

Oral notices are null and void and completely ineffective. Notices to the Tenant may be effected
by leaving a copy at the leased premises.
21)
DELAY IN COMMENEMENT. If the premises are not ready for
occupancy on the date specified for the commencement of the terms of this Lease, the obligation
of the Tenant to pay rent shall not commence until notice has been given by the Landlord to the
Tenant that the premises are ready for occupancy. The Landlord shall not be liable for any
damages incurred by the Tenant because of any delay in the commencement date or failure to
deliver possessions of leased premises pursuant to this Lease and any such delay or failure to
deliver possession shall not extend the expiration date or the term of this Lease.
22)
CONDITION OF PREMISES. The Tenant acknowledges inspection
of the leased premises and agrees that at the commencement of the term of this Lease the
premises were in good condition and that all plumbing fixtures, doors, screens, windows, locks
and appliances were clean and in good working order. Any defect must be itemized by the
Tenant on an exhibit to this Lease.
23)
OTHER AGREEMENTS. This lease contains the entire agreement
between the parties and any agreement made hereafter to change, vary, modify, add to, limit or
extend this Lease, shall be ineffective and void unless it is in writing and signed by the Landlord.
There is no person authorized to change, modify, vary, add to, limit or extend this Lease except
the person named on the first page of this Lease as the person to whom notices are to be given.
24)
ABDANDONMENT. In the event that the Tenant vacates or abandons
the leased premises prior to the expiration of, at the expiration of, or upon any termination of this
Lease, and fails to remove his personal property or any part or portion of it, title to said property
shall vest immediately in the Landlord, and the Landlord may dispose of said person property as
he sees fit without incurring any liability to the Tenant. Landlord shall, however, if all rent has
been paid and the Tenant is not otherwise in default, surrender possession of the personal
property to the Tenant if Tenants whereabouts is made known to the Landlord prior to
termination of this Lease.
25)
TENANTSS ASSUMPTION OF LIABILTIY AND IDEMNITY. The
tenant agrees to assume full responsibility and liability for the acts or omissions of is guests,
relatives, invitees, and licensees while they are upon the leased premises or upon the property
where the leased premises are located, regardless of whether or not any of said persons come
upon the leased premises or upon the property where the leased premises are located at the
expressed or implied invitation of the Tenant. Further, the Tenant agrees to hold the Landlord
harmless from an and all claims for injuries and/or damages sustained on or about the leased
premises by the Tenant, and/or the Tenants guests, relatives, invitees, or licensees.
26)
WAIVER OR JURY. The Tenant agrees and does hereby waive trial by
jury on all issues in any litigation (including, but not limited to, counterclaims, crossclaims or
third party complaints) involving the Landlord and the Tenant concerning or relating to any
matter whatsoever arising out of or in any way connected with this Lease, the Tenants use or
occupancy of the leased premises, and/or any claim of injury or damage.

27)
SEVERABILITY. If any word, phrase, clause, sentence or paragraph of this
Lease or any portion or paragraph of any document incorporated by reference herein shall be
held to be invalid or unenforceable, the remaining words, phrases, clauses, sentences and
paragraphs of this lease shall not be affected and each and every term, condition, covenant,
promise or agreement contained in this Lease which is otherwise valid shall remain and be
enforced to the fullest extent permitted by law.
EXECUTED on the day and year first above written.
______________________________________
TENANT - Jacquelyn Herbert
______________________________________
TENANT - Kathryn Murphy
_______________________________________
TENANT - Louis Citro
_______________________________________
TENANT - Jordan Cohen

___________________________________
LANDLORD Howard Engleman