Roommate Lease Agreement

Texas Coliving · 180 Ladybug Lane, Cedar Creek, TX 78612

This Roommate Lease Agreement (the "Agreement") is made and entered into on April 9, 2026 (the "Effective Date") between:

Landlord / Resident: Paul Walhus, residing at 180 Ladybug Lane, Cedar Creek, TX 78612 ("Landlord")

Tenant / Roommate: Bret Snyder ("Tenant")
    Email: BretAllenSnyder@gmail.com
    Phone: 737-500-2703

1. Premises — The Room Tenant Is Renting

Landlord hereby rents to Tenant the above-described private bedroom (the "Room") on the second floor of the main residence. Tenant has the non-exclusive right to use the shared common areas of the home including the kitchen, common bathrooms (as designated), living areas, and shared hallways.

2. Other Residents of the House

Tenant acknowledges that the property is occupied by multiple individuals at the time of signing, including but not limited to:

• Paul Walhus — the Landlord, who personally resides on the first floor and has personal use of portions of the second and third floors (including the radio room in the third floor north loft).
• Other tenants renting other private bedrooms on the second and third floors, in the cottage building, in the downstairs efficiency, and in the various RV/trailer/cottage units on the property grounds.

Tenant agrees to be respectful of all other residents at all times, including in shared spaces, hallways, and common areas. Tenant understands this is not a single-tenant rental and that multiple individuals share the property simultaneously.

3. Term

This Agreement begins on March 9, 2026 (Tenant's actual move-in date) and continues on a month-to-month basis until terminated by either party with at least thirty (30) days written notice.

4. Rent

Tenant shall pay base rent of $680.00 per month, plus utilities. Utilities are not included in the base rent — they are added to the monthly amount Tenant pays. Utilities are not itemized and Tenant does not receive a separate utility statement; instead, Tenant pays a single combined monthly total each month, due on the 1st day of each month. Rent is payable to Paul Walhus by:

• Zelle to walhus@gmail.com or to 512.568.9333 (preferred)
• Check made out to Paul Walhus, delivered to the property
• Cash, with receipt provided
• Money order, delivered to the property

5. Late Fees

Rent is due on the 1st day of each month. Rent received after the 1st of the month is considered late. A late fee of $10.00 per day shall be added for each day the rent remains unpaid, beginning the 1st day of the month and continuing until rent is paid in full. Late fees are in addition to the monthly rent.

6. Security Deposit

Tenant has already paid a security deposit of $580.00, receipt of which is acknowledged by Landlord. The security deposit shall be returned to Tenant within thirty (30) days after move-out, less any deductions for unpaid rent, late fees, damage to the Room or common areas beyond normal wear and tear, or cleaning costs.

7. Utilities

Utilities are NOT included in the base rent. Tenant is responsible for utilities (water, electric, gas, trash, and internet service) in addition to the $680.00 base rent. Utilities are added to the rent amount each month and Tenant pays a single combined monthly total. Utilities are not itemized and Tenant does not receive a separate utility statement or breakdown; the combined amount may vary month to month based on overall house usage.

Internet is provided as part of the utilities bundle. The property provides enterprise-grade internet routed through a Ubiquiti Dream Machine with three independent carriers (AT&T, T-Mobile 5G, and Starlink) for bonding and automatic failover. The cost of this internet service is included in the monthly utility charges added to Tenant's base rent and is not billed separately.

8. Use of the Room

The Room shall be used solely as a private residence for Tenant. Tenant shall not:

1. Sublet the Room or assign this Agreement without Landlord's prior written consent;
2. Use the Room for any unlawful purpose;
3. Cause unreasonable disturbance to the Landlord, the Landlord's family, or other tenants residing on the property;
4. Damage the Room, common areas, or furnishings;
5. Have overnight guests for more than three (3) consecutive nights without Landlord's consent;
6. Operate a business or commercial activity from the Room without written consent.

9. Authorized Recurring Guest — Tenant's Son

Notwithstanding the overnight-guest limit in Section 8, Tenant's son (name: William Snyder, age: 9) is hereby pre-authorized to reside in the Room with Tenant on alternate weeks, consistent with Tenant's custody or visitation schedule. This recurring presence does not require additional notice or consent from Landlord on each visit.

While Tenant's son is on the premises:

1. Tenant remains fully responsible for the conduct, supervision, and safety of his son at all times;
2. Standard house rules (quiet hours, common area cleanliness, no smoking, respect for other residents) apply equally to Tenant's son;
3. Tenant is responsible for any damage or disturbance caused by his son;
4. Tenant's son shall not extend stays beyond 14 days per calendar month without prior consent from Landlord.

Extended Stay Fee: If Tenant's son stays beyond 14 days in any calendar month, the additional days shall be billed at $10.00 per additional day to reflect the added utility usage and shared-resource impact. This extended stay fee is added to Tenant's monthly rent payment and is not itemized separately. Example: a son stay of 16 days in one month adds $20 (2 extra days × $10); a stay of 20 days adds $60; a full-month stay of 30 days adds $160 (16 extra days × $10).

Unforeseen Circumstances Exception: The 14-day-per-month schedule and the Extended Stay Fee above are subject to a reasonable allowance for unforeseen events outside of Tenant's control. Examples of such unforeseen events include, but are not limited to:

• Hazardous road or weather conditions making it unsafe to transport Tenant's son to or from the other parent's residence (e.g., winter storms, flooding, ice);
• Illness affecting either parent or Tenant's son that requires schedule changes;
• Vehicle breakdowns or transportation failures;
• Last-minute custody changes initiated by the other parent (whether due to illness, emergency, or unforeseeable life events);
• Other genuine emergencies that disrupt the standard custody schedule.

Reasonable variations from the alternate-week schedule due to such unforeseen circumstances — including occasional extra days or weeks — shall not trigger the Extended Stay Fee and shall not be grounds for additional restrictions, provided that:

1. The variations are genuinely unforeseen and not part of a routine pattern of extended stays;
2. Tenant communicates the reason for the schedule variation to Landlord in good faith (a text message or in-person conversation is sufficient);
3. The total time Tenant's son is on the property over a rolling three-month period does not consistently exceed the equivalent of an alternate-week schedule.

This Unforeseen Circumstances Exception is intended to recognize the practical realities of shared custody and to prevent the Extended Stay Fee from being triggered by genuine emergencies or weather-related schedule disruptions.

Landlord acknowledges that having Tenant's son present on the standard alternate-week schedule (up to 14 days per calendar month, plus reasonable accommodations for unforeseen events as described above) is a known and accepted condition of this Agreement and shall not be grounds for additional fees, restrictions, or termination.

10. House Rules

Tenant agrees to abide by the following house rules:

1. Quiet hours are from 10:00 PM to 7:00 AM daily. Be especially mindful of the Landlord and other roommates during these hours.
2. Common areas (kitchen, living room, shared bathrooms) shall be kept clean after use.
3. Personal food and items in the kitchen shall be labeled and stored in designated areas.
4. No smoking inside the house. Smoking outdoors only, away from the building.
5. No illegal substances on the premises.
6. Trash and recycling shall be taken to the proper bins.
7. Be respectful of all other residents and the Landlord at all times.
8. Common bathroom etiquette — clean up after yourself, do not leave personal items out, respect the schedules of other residents who share the bathroom.

11. Pets

Pets are not permitted without prior written consent from Landlord. If Landlord approves a pet, an additional pet deposit may be required.

12. Maintenance and Repairs

Landlord shall maintain the property in a habitable condition and promptly address requested repairs. Tenant shall promptly notify Landlord (or Daniel "DJ" Weems, the on-site maintenance person) of any maintenance issues. Tenant shall be responsible for damages caused by Tenant or Tenant's guests.

13. Right of Entry

Because the property is owner-occupied and Landlord lives in the home, Landlord may pass through common areas at any time. Landlord may enter Tenant's private Room at reasonable times with at least 24 hours notice for inspection, repairs, or showings, except in case of emergency.

14. Termination

Either party may terminate this Agreement with 30 days written notice. At the end of the tenancy, Tenant shall:

1. Return all keys to Landlord;
2. Remove all personal belongings;
3. Leave the Room in clean condition;
4. Provide a forwarding address for the security deposit return.

Failure to provide proper notice may result in forfeiture of all or part of the security deposit.

15. Governing Law

This Agreement shall be governed by and construed in accordance with the laws of the State of Texas.

16. Entire Agreement

This Agreement constitutes the entire agreement between the parties and supersedes all prior discussions and agreements between them regarding this Room. Any modifications must be in writing and signed by both parties.

Lease for Unit #202 "Starship" · Bret Snyder · Generated April 9, 2026 by Texas Coliving
180 Ladybug Lane, Cedar Creek, TX 78612 · walhus@gmail.com · 501.365.1001