1
Listing Agreement Between Owner and Broker
A. Employment of Broker §1.1
B. Listing Price §1.2
C. Buyer's Deposit
1. Authority to Accept Deposits §1.3
2. Handling Deposits §1.4
D. Designating Escrow Holder §1.5
E. Delivery of Possession §1.6
F. Broker Cooperation; Multiple Listing Service §1.7
G. Broker's Compensation
1. Entitlement to Commission §1.8
2. Buyers Excluded Parties §1.9
3. Transaction After Termination of Listing Agreement (Safety or Protection Clause) §1.10
H. Broker's Duties §1.11
I. Printed Form Subordinate to Drafted Provisions §1.12
J. Acknowledgment of Receipt; Broker's Acceptance §1.13
2
Required Disclosures
A. Disclosure of Agency Relationship (CC §2079.16) §2.1
B. Confirmation of Agency Relationship (CC §2079.17) §2.2
C. Local Transfer Disclosure Statement (CC §1102.6a) §2.3
3
Option Agreement
A. Introduction; Parties; Recitals §3.1
B. Grant of Option §3.2
C. Term of Option §3.3
D. Consideration §3.4
E. Successive Payments to Extend Option Term §3.5
F. Exercise of Option §3.6
G. Sequential Exercise of Option §3.7
H. Covenants and Warranties of Optionor Concerning Property §3.8
I. Condition of Title §3.9
J. Investigation of Property §3.10
K. Governmental Permits §3.11
L. Assignment of Option §3.12
M. Risk of Loss §3.13
N. Condemnation §3.14
O. Memorandum of Option to Be Recorded §3.15
P. Broker's Commission §3.16
Q. Time of Essence; Failure to Exercise §3.17
R. Attorney Fees §3.18
S. Notices §3.19
T. Entire Agreement §3.20
U. Waiver §3.21
V. Captions; Signatures §3.22
W. Memorandum of Option §3.23
X. Right of First Offer Agreement §3.24
Y. Right of First Refusal Agreement §3.25
4
Purchase and Sale Agreement
A. Title and Introductory Paragraph §4.1
B. Recitals §4.2
C. Agreement of Sale §4.3
D. Purchase Price §4.4
E. Buyer's Contingencies §4.5
F. Seller's Preclosing Covenants §4.6
G. Representations and Warranties §4.7
H. Closing Conditions §4.8
I. Closing §4.9
J. Risk of Loss §4.10
K. Remedies for Default §4.11
L. General Provisions §4.12
M. Signature §4.13
N. Consent of Escrow Holder §4.14
O. Table of Exhibits §4.15
P. Allocation of Purchase Price §4.16
Q. Spousal Waiver §4.17
5
Toxic Contamination Provisions
A. Seller's Documentation of Knowledge
1. Definition of "Hazardous Materials" §5.1
2. Absolute Representation §5.2
3. Best of Knowledge §5.3
4. Best of Knowledge (Specific Individuals) §5.3A
5. Best of Knowledge With Exception for Phase I Report §5.4
B. Seller to Remediate "De Minimis" Unknown Contamination §5.5
C. Release Clauses
1. Broad Clause Releasing Seller §5.6
2. Limited Clause Releasing Seller; Seller Retains Some Responsibilities §5.7
3. Expanded "As-Is" Clause §5.8
D. Seller's Limited Indemnification of Buyer §5.9
E. Buyer's Broad Form Indemnification of Seller §5.10
F. Remediation Escrow Agreement §5.11
6
Promissory Note
A. Basic Promissory Note §6.1
B. Late Charges Clause §6.2
C. Lock-In §6.3
D. Limited Prepayment §6.4
7
Deeds
A. Statutory Form; CC §1092 §7.1
B. Grant Deed §7.2
C. Grantor Recitals
1. Grantor's Name Different From Record Owner's §7.3
2. Unincorporated Association §7.4
3. Partnership §7.5
4. Limited Partnership §7.6
5. Trustee §7.7
6. Corporation §7.8
7. Joint Venture §7.9
D. Grantee Recitals
1. Joint Tenancy §7.10
2. Tenancy in Common §7.11
3. Community Property §7.12
4. Changing Title From Joint Tenancy to Community Property §7.13
E. Special Recitals
1. Spouse-to-Spouse Recital of Separate Property §7.14
2. Consent to Joint Tenancy Between One Spouse and Another Person §7.15
3. For Deed in Lieu of Foreclosure §7.16
4. Correcting, Removing, and Releasing Recitals
(a) Correcting or Clarifying Description of Property §7.17
(b) Removing Cloud on Title §7.18
(c) Release of Exception or Reservation §7.19
5. Compliance With Obligation Recitals
(a) Conveyance in Performance of Sales Agreement §7.20
(b) Conveyance on Exercise of Option §7.21
(c) Conveyance on Distribution of Trust §7.22
6. Termination Recitals
(a) Termination of Recorded Lease §7.23
(b) Elimination of Covenants, Conditions, and Restrictions §7.24
(c) Removal of Power of Termination §7.25
7. Reservation Recitals
(a) Mineral Rights §7.26
(b) Life Estate §7.27
F. Particular Executions
1. Mark of Executing Party §7.28
2. Signature of Attorney-in-Fact §7.29
3. Signature of Trustee §7.30
4. Signature of Guardian or Conservator §7.31
5. Signature of Executor or Administrator §7.32
6. Signature of Partner §7.33
7. Signature of Corporate Officer §7.34
8. Signature of Joint Venturer §7.35
9. Tax Statements §7.36
G. Warranty Deed Covenants §7.37
8
Property Descriptions
A. Description by Reference to Subdivision Map §8.1
B. Description by Reference to Rectangular Survey Map §8.2
C. Description by Reference to Deed or Other Instrument §8.3
D. Easements
1. Reservation of Easement in Grantor §8.4
2. Transfer of Appurtenant Easement §8.5
3. Creation of Easement §8.6
9
Escrow Instructions
A. Supplemental Escrow Instructions to Purchase Agreement and Joint Escrow Instructions §9.1
B. Buyer's Supplemental Escrow Instructions
1. Introduction §9.2
2. Deposits by Buyer §9.3
3. Conditions Precedent to Close of Escrow §9.4
4. Title Insurance Requirements §9.5
5. Estimated Closing Statement §9.6
6. Procedure for Closing §9.7
7. Time for Closing Escrow; Investment of Funds §9.8
8. Prorations §9.9
9. Authorized Disbursements; Costs §9.10
10. Right to Withdraw Documents or Funds §9.11
11. Document Approval §9.12
12. Acknowledgment by Escrow Holder §9.13
C. Seller's Supplemental Escrow Instructions
1. Introduction §9.14
2. Deposits by Seller §9.15
3. Conditions Precedent to Close of Escrow §9.16
4. Procedure for Close §9.17
5. Time for Closing Escrow §9.18
6. Prorations; Costs §9.19
7. Authorized Disbursements; Costs §9.20
8. Payment of Broker's Commission §9.21
9. Right to Withdraw Documents or Funds §9.22
10. Document Approval §9.23
11. Acknowledgment by Escrow Holder §9.24
D. Certification of Nonforeign Status by Corporation, Partnership, Trust, or Estate §9.25
9A
Miscellaneous Forms
A. Sample Tenancy-in-Common Agreement [Deleted] §9A.1
B. Board Resolution (Authorizing Purchase) §9A.2
C. Limited Liability Company Certificate (Authorizing Purchase) §9A.3
D. Grant Deed §9A.4
E. Bill of Sale §9A.5
F. Assignment of Leases §9A.6
G. Assignment of Intangibles §9A.7
H. Estoppel Certificate From Tenants §9A.8
I. Tenant Letter §9A.9
J. Access License and Indemnity Agreement §9A.10
K. Hotel Purchase and Sale Agreement §9A.11
L. Estoppel Certificate From Hotel Operator §9A.12
10
Judicial Foreclosure
A. Complaint for Foreclosure of Deed of Trust §10.1
B. Judgment of Foreclosure and Order of Sale §10.2
C. The Sale
1. Notice of Sale §10.3
2. Certificate of Sale §10.4
3. Notice of Right of Redemption §10.5
4. Report of Sheriff/Receiver and Account of Sale §10.6
5. Deed of Sale §10.7
D. Deficiency Judgment Forms
1. Notice of Motion for Deficiency Judgment §10.8
2. Deficiency Judgment Following Foreclosure §10.9
11
Nonjudicial Foreclosure (Trustee's Sale)
A. Recordable Notice of Default §11.1
B. Summary of Key Information (Attachment to Notice) §11.2
C. Request for Notice of Default §11.3
D. Recordable Notice of Sale for Trustor §11.4
F. Summary of Key Information (Attachment to Notice) §11.5
G. Notice of Sale for Residential Tenant §11.6
H. Trustee's Deed §11.7
I. Attack on Trustee's Sale
1. Complaint to Enjoin Foreclosure, and for Declaratory Relief and an Accounting §11.8
a. Order to Show Cause and Temporary Restraining Order §11.9
b. Notice of Motion for Preliminary Injunction §11.10
2. Complaint to Set Aside Trustee Sale §11.11
12
Enforcement of Rents-and-Profits Clause
A. Complaint for Specific Performance of Assignment of Rents §12.1
B. Notice of Motion for Appointment of Receiver §12.2
C. Declaration in Support of Application for Receivership §12.3
D. Order Appointing Receiver §12.4
E. Notice to Tenant of Demand to Pay Rent §12.5
12A
Terminating Receivership
A. Application for Order Directing Receiver to Transfer Possession of Real Property and File Final Accounting §12A.1
B. Declaration in Support of Application for Order Directing Receiver to Transfer Possession of Real Property §12A.2
C. Order Directing Receiver to Transfer Possession of Real Property and File Final Accounting §12A.3
13
Rescission
A. Notice of Rescission (General Form) §13.1
B. Attorney's Letter Giving Notice of Rescission (Real Property Sale) §13.2
C. Complaint for Relief Based on Rescission §13.3
D. Judgment Rescinding Contract §13.4
14
Reformation
A. Complaint for Reformation §14.1
B. Judgment on Complaint for Reformation of Contract §14.2
15
Damages for Fraud or for Breach of Fiduciary Duty
A. Multitheory Complaint for Fraud and Alternative Remedies §15.1
B. Multitheory Complaint for Breach of Fiduciary Duty and Related Causes of Action §15.2
16
Damages for Breach of Seller-Buyer Agreement
Complaint for Damages for Breach of Contract §16.1
17
Specific Performance
A. Complaint for Specific Performance §17.1
B. Multitheory Complaint for Specific Performance; Alternatively, for Damages for Breach of Contract, Declaratory Relief, and Judicial Foreclosure §17.2
C. Conditional Judgment for Specific Performance §17.3
18
Cancellation of Instruments
A. Complaint for Cancellation of Instrument and for Damages §18.1
B. Judgment and Statement of Decision §18.2
19
Quieting Title
A. Complaint to Quiet Title §19.1
B. Judgment Quieting Title §19.2
20
Partition
A. Multitheory Complaint for Partition and Related Causes of Action §20.1
B. Statement of Decision §20.2
C. Interlocutory Judgment §20.3
D. Order to Confirm Sale, Finalize Close of Escrow, Approve Fees of Referee and Referee's Attorney, and Discharge Referee §20.4
21
Slander of Title
Complaint for Damages for Slander of Title §21.1
22
Ejectment
A. Complaint for Ejectment, Declaratory Relief, Quiet Title, and Damages §22.1
B. Judgment §22.2
23
Damages for Injury to Real Property
Complaint for Damages and for Injunction (Nuisance, Infliction of Emotional Distress, and/or Trespass) §23.1
24
Lis Pendens
A. Notice of Pendency of Action (Lis Pendens) §24.1
B. Motion to Expunge Notice of Pendency of Action; Alternatively, to Require Plaintiff to File Undertaking §24.2
C. Order Granting Motion to Expunge Notice of Pendency of Action With Alternative Conditioning Grant of Motion on Owner's Furnishing of Undertaking §24.3
D. Order Denying Motion to Expunge Notice of Pendency of Action and Granting Motion to Require Claimant to File Undertaking §24.4
E. Notice of Withdrawal of Notice of Pendency of Action §24.5
25
Selected Clauses for Residential Lease or Rental Agreement; Notice of Landlord's Intention to Enter Dwelling Unit
A. Rent
1. Monthly Amount; Due Date; Manner of Payment §25.1
2. Late Charges §25.2
3. Rent Check Returned for Insufficient Funds §25.3
4. Notice That Failure to Pay Rent on Time May Be Reported to Credit Record Agencies §25.4
B. Occupants
1. Identification; Joint Liability §25.5
2. Guests, Boarders, Lodgers, and Roommates §25.6
C. Indemnification of Landlord §25.7
D. Assignment and Subletting §25.8
E. Utilities §25.9
F. Tenant Obligations and Restrictions
1. Tenant's Obligation to Maintain and Protect Landlord's Property §25.10
2. Tenant's Obligations to Refrain from Disturbance, Smoking, Unlawful Conduct, and Waste §25.11
3. Tenant's Obligation to Comply With All Laws and Rules and Regulations §25.12
4. Conditions Governing Tenant Repairs and Alterations §25.13
5. Pets and Service or Support Animals §25.14
6. Waterbeds §25.15
7. No Automobile Repair §25.16
G. Tenant's Death or Disability §25.17
H. Landlord's Entry on Premises; Notice; Changing Locks §25.18
I. Breach of Covenant
1. Covenants Are Material and Reasonable §25.19
2. Consequences of Tenant's Breach; Service of Notice §25.20
3. Continuation of Lease §25.21
J. Misrepresentation in Tenant's Application §25.22
K. Tenant's Termination for Cause Under Fixed-Term Lease §25.23
L. Attorney Fees §25.24
M. No Waiver §25.25
N. Service of Notices §25.26
O. Notice of Landlord's Intention to Enter Dwelling Unit §25.27
26
Mobilehome Park Rental Agreement
A. Initial Information
1. Parties to Rental Agreement §26.1
2. Term §26.2
3. Amount of Rent §26.3
4. Services §26.4
5. Facilities §26.5
6. Chart Showing Fees for Utilities and Services §26.6
7. Deposit §26.7
8. Zoning and Land Use Disclosures §26.8
9. Mobilehome Ownership Information §26.9
10. Other Information §26.10
B. Agreement to Lease §26.11
C. Term of Agreement §26.12
D. Rent and Rent Increases
1. Rent and Indexed Rent Increases (Long-Term Rental Agreement Only) §26.13
2. Due Date of Rent Payments; Notice of Increase §26.14
3. Tender of Rent §26.15
4. Charges for Late Payment of Rent §26.16
E. Fees, Service Charges, and Utilities §26.17
F. Security and Default Deposits §26.18
G. State Law and Park Rules; Procedure for Amending Park Rules §26.19
H. Park Management Responsibilities for Physical Facilities, Services, Utilities, and Compliance With Law §26.20
I. Fixtures: Ownership, Maintenance, and Liability §26.21
J. Right of Entry §26.22
K. Changes in Zoning, Use Permits, or Master Lease §26.23
L. Sale or Subletting of Mobilehome §26.24
M. General Prohibitions (Residential Use, Guests, Abandonment, Subletting, and Assignments or Encumbrances) §26.25
N. Termination and Eviction §26.26
O. Waivers §26.27
P. Miscellaneous Provisions
1. Notices §26.28
2. Consultation With Homeowner §26.29
3. Liability Indemnification §26.30
4. Management's Right to Make Payments §26.31
5. Ownership of Mobilehome §26.32
6. Multiple Mobilehome Ownership §26.33
7. Enforcement of Agreement §26.34
8. Attorney Fees §26.35
9. Time of the Essence §26.36
10. Interpretation and Severability §26.37
11. Entirety of Agreement §26.38
Q. Alterations or Amendments §26.39
R. Acknowledgments
1. Acknowledgment Is Voluntary; Caveat §26.40
2. Inspection Made to Corroborate Management's Representation of Space and Facilities §26.41
3. Receipt and Understanding of Mobilehome Residency Law §26.42
4. Charges for Month-to-Month Agreement §26.43
5. Charges for Term Agreement §26.44
6. Acceptance of Commercial Goods or Services Not Required §26.45
7. Consent to Entry §26.46
8. Attachments §26.47
S. Notice of Rights and Responsibilities §26.48
T. Flood Hazard Disclosure §26.48A
U. Execution §26.49
V. Reasonable Accommodation Request §26.50
27
Terminating the Tenancy
A. Notice of Belief of Abandonment Pursuant to CC §1951.3(e) (To Be Used for Residential Tenancies Only) §27.1
B. Notices to Quit; Termination Notices
1. 3Three-Day Notice to Pay Rent or Quit §27.2
2. 3Three-Day Notice to Perform Covenant of Lease or Quit §27.3
3. 3Three-Day Notice to Quit for Breach of Covenant (Noncurable Breach) §27.4
4. 30-Day, or 60-Day, or 90-Day Termination Notice §27.5
5. Notice of Right to Request Inspection of Premises and to Reclaim Abandoned Property §27.6
6. Waiver of Right to Receive Documents With Security Deposit Refund §27.7
C. Tenant's Right to Reclaim Abandoned Property
1. Notice to Tenant of Right to Reclaim Abandoned Property (CC §1984) §27.8
2. Notice to Owner Other Than Tenant of Right to Reclaim Abandoned Property (CC §1985) §27.9
28
Unlawful Detainer Actions
A. Stipulation for Entry of Judgment or Dismissal §28.1
B. Tenant's Responsive Pleadings
1. Notice of Motion to Quash Service of Summons; Supporting Memorandum and Declaration §28.2
2. Memorandum Supporting Motion to Quash Service of Summons (Improper Service Case) §28.3
3. Declaration Supporting Motion to Quash Service of Summons §28.4
4. Demurrer to Complaint §28.5
5. Notice of Motion to Strike §28.6
a. Memorandum Supporting Demurrer (Defective 3‑Day Notice Case) §28.7
b. Memorandum Supporting Motion to Strike Allegations of Improper Damages §28.8
6. Application for Order Extending Time to Respond; Order §28.9
C. Sample Jury Instructions
1. Sample Instruction on Burden of Proof, Preponderance of Evidence §28.10
2. Sample Instruction on Facts Plaintiff Must Establish §28.11
3. Sample Instruction on Service of Notices; Computation of Time §28.12
4. Rent and Damages
a. Sample Instruction on Calculation of Rent and Damages §28.13
b. Sample Instruction on Definition of "Fair Rental Value" for Assessing Damages §28.14
c. Sample Instruction on Witnesses' Opinions Concerning Fair Rental Value §28.15
d. Sample Instruction on Statutory Damages; Definition of Malice §28.16
e. Sample Instruction on Landlord's Refusal of Rent §28.17
5. Habitability of Premises
a. Sample Instruction on Definition of "Habitability" [Landlord] §28.18
b. Sample Instruction on Definition of "Habitability" [Tenant] §28.19
c. Sample Instruction on Breach of Warranty of Habitability—Factors to Consider; Notice of Defects §28.20
d. Computation of "Reasonable Rent"
(1) Sample Instruction on Calculation of Reasonable Rent—Percentage-Reduction-in-Use Method §28.21
(2) Sample Instruction on Calculation of Reasonable Rent—Difference-in-Value Method §28.22
(3) Sample Instruction on Calculation of Reasonable Rent—Factoring in Tenant's Discomfort and Annoyance §28.23
6. Retaliatory Eviction
a. Sample Instruction on Elements of Retaliatory Eviction (Month-to-Month Tenancy) §28.24
b. Burden of Proof
(1) Sample Instruction When Tenant Bears Entire Burden of Proof on Defense §28.25
(2) Sample Instruction When Landlord Bears Burden of Disproving Intent §28.26
7. Miscellaneous Defenses
a. Sample Instruction on Breach of Implied Covenant of Quiet Enjoyment §28.27
b. Sample Instruction on Waiver §28.28
c. Sample Instruction on Estoppel §28.29
D. Judgment
1. Judgment for Plaintiff §28.30
2. Order for Judgment for Defendant (Warranty of Habitability) §28.31
E. Posttrial Motions
1. Stay of Execution
a. Ex Parte Application for Stay of Execution §28.32
b. Tenant's Declaration of Hardship §28.33
2. Application for Relief From Forfeiture §28.34
3. Notice of Motion for Stay of Execution Pending Appeal §28.35
29
Tenant Actions
A. Complaint for Forcible Entry and Forcible Detainer §29.1
B. Complaint for Damages for Breach of Warranty of Habitability and Related Torts, Specific Performance, and Injunctive Relief §29.2
29A
Tenant Bankruptcy and Relief From Stay
A. Request for Special Notice and Proof of Service §29A.1
B. Landlord's Claim Forms
1. Landlord's Request for Payment of Postpetition Administrative Rent; Sample Letter to Debtor's Counsel §29A.2
2. Motion for Allowance and Payment of Administrative Rent Claim; Supporting Memorandum; Supporting Declarations §29A.3
C. Objection of Landlord to Debtor's Motion to Extend Date to Assume or Reject Nonresidential Lease §29A.4
D. Motion for Relief From Automatic Stay
1. Motion to Terminate or Modify Stay; Supporting Memorandum; Supporting Declaration §29A.5
2. Order Granting Motion to Terminate or Modify Automatic Stay §29A.6
E. Stipulation and Order for Relief From Automatic Stay §29A.7
F. Application for Order to Vacate Premises
1. Ex Parte Application §29A.8
2. Order to Vacate Real Property §29A.9
3. Memorandum in Support of Application for Order to Surrender Property §29A.10
30
Private Works: Enforcing Mechanics Liens, Stop Payment Notices, and Bonds, and Design Professional Liens
A. 20-Day Preliminary Notice §30.1
B. Claim of Mechanics Lien §30.2
C. Stop Payment Notice §30.3
D. Complaint (Private Works) §30.4
E. Design Professional Claim of Lien §30.54
31
State and Local Public Works: Enforcing Stop Payment Notices, Bonds, and Prompt Payment Statutes
A. Notice of Commencement of Action on Stop Payment Notice Claim §31.1
B. Release or Reduction of Stop Payment Notice §31.2
C. Complaint for Breach of Contract, to Enforce Stop Payment Notice, and to Recover on Payment Bond (Public Works Project) §31.3
D. Cause of Action for Violation of Prompt Payment Statutes for Unpaid Retention §31.4
E. List of Interrogatories to Public Entity §31.5
F. List of Interrogatories to Payment Bond Surety §31.6
G. List for Demand for Inspection or Production of Documents From Public Entity or Bond Surety §31.7
32
Federal Projects: Bond Claims Under the Miller Act
A. 90-Day Preliminary Notice §32.1
B. Affidavit Requesting Copy of Miller Act Payment Bond §32.1A
C. Miller Act Complaint §32.2
D. Document List for Request for Production (Miller Act Discovery) §32.3
E. Interrogatories (Miller Act Discovery) §32.4
F. Release and Settlement Agreement (Miller Act Case) §32.5
33
Enforcing Rights Against a Debtor in Bankruptcy
A. Request for Notice §33.1
B. Notice of Continued Perfection of Lien §33.2
C. Motion for Relief From Stay §33.3
34
Representing the Prime Contractor
Affirmative Defenses §34.1
35
Representing the Owner
A. Notice of Nonresponsibility §35.1
B. Attorney's Letter Demanding Release of Mechanics Lien §35.2
C. Release of Mechanics Lien, Stop Payment Notice, and Bond Claims (Statutory Release) §35.3
D. Release of Claim of Mechanics Lien (Simple Release, Recordable With Acknowledgment) §35.4
E. Cross-Complaint Against Contractor, Subcontractors, or Sureties §35.5
36
Representing the Public Entity
A. Stop Payment Notice Release Bond §36.1
B. Notice of Public Entity's Receipt of Contractor's Affidavit §36.2
C. Public Entity's (Stakeholder's) Answer to Complaint §36.3
