Lease Agreement

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

This Agreement is made and entered into on ___________________ (the "Effective Date") between:

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

Tenant: Robert "Gage" Counts ("Tenant")
    Email: rgcounts@pm.me
    Phone: _____________________

1. Premises — The Cottage Unit Tenant Is Renting

Landlord hereby rents to Tenant the above-described cottage unit (the "Unit"), located within the Hawthorne cottage building. The Unit is a separate living space with its own entrance. The cottage building also contains another cottage unit on the opposite side and an efficiency unit above; Tenant's Unit is private from those other units. Tenant has access to the property's shared exterior amenities (yard, parking, common driveway, water spigots, etc.) but does NOT have access to other tenants' private units.

2. Other Residents of the Property

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 of the main house (including the radio room in the third floor north loft).
• Other tenants renting other private bedrooms in the main house, units in the cottage building, the downstairs efficiency, and the various RV / trailer / cottage / tiny home / motor home units on the property grounds.
• Daniel "DJ" Weems — the on-site maintenance contractor (1099) who lives in the Tiffin Allegra motor home next to the water tower.

Tenant agrees to be respectful of all other residents at all times. Tenant understands this is not a single-tenant rental and that multiple individuals share the property simultaneously.

3. Term

This Agreement begins on ___________________ 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 cottage rent of $780.00 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

Upon signing this Agreement, Tenant shall pay a security deposit of $780.00 (equivalent to one month's rent). 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 Unit 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 $780.00 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 property 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 Premises

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

1. Sublet the Unit or assign this Agreement without Landlord's prior written consent;
2. Use the Unit 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 Unit, common areas, hookups, 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 Unit without written consent.

9. House Rules

Tenant agrees to abide by the following property rules:

1. Quiet hours are from 10:00 PM to 7:00 AM daily.
2. Common exterior areas shall be kept clean.
3. No smoking inside any dwelling. Outdoor smoking permitted away from buildings.
4. No illegal substances on the premises.
5. Trash and recycling shall be taken to the proper bins.
6. Be respectful of all other residents and the Landlord at all times.

10. Pets

Pets are not permitted without prior written consent from Landlord.

11. Maintenance and Repairs

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

12. Right of Entry

Landlord may enter the Unit at reasonable times with at least 24 hours notice for inspection, repairs, or showings, except in case of emergency.

13. Termination

Either party may terminate this Agreement with 30 days written notice. Tenant shall return all keys and leave the Unit in clean condition. Failure to provide proper notice may result in forfeiture of security deposit.

14. Governing Law

This Agreement shall be governed by the laws of the State of Texas.

15. Entire Agreement

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

Lease Agreement for Unit #101 "Falcon 9" · Robert "Gage" Counts · Generated April 9, 2026 by Texas Coliving
180 Ladybug Lane, Cedar Creek, TX 78612 · walhus@gmail.com · 501.365.1001