Sublease Agreement
Sublease agreement between original tenant (sublessor) and subtenant — rent, term, responsibility, and protection of the master-lease relationship.
Live preview
SUBLEASE AGREEMENT This Sublease Agreement (this "Sublease") is entered into and made effective as of June 19, 2026 (the "Effective Date") by and between: Sublessor (Original Tenant): Riley S. Nakamura Address: 888 Brannan Street, Apt 4F, San Francisco, CA 94103 Subtenant: Avery K. Ramirez Prior Address: 1402 Oak Street, Berkeley, CA 94704 (individually a "Party," collectively the "Parties"). RECITALS A. Sublessor is the tenant under a master lease (the "Master Lease") with Bayview Property Management LLC (the "Landlord") for the premises located at 888 Brannan Street, Apt 4F, San Francisco, CA 94103 (the "Premises"), with a master-lease term beginning September 1, 2024 and ending August 31, 2026. B. Sublessor wishes to sublet the entire Premises to Subtenant, and Subtenant wishes to take possession on the terms set forth in this Sublease. C. The Sublease is subject to all terms and conditions of the Master Lease, a copy of which has been provided to and reviewed by Subtenant. AGREEMENT 1. SUBLEASE OF PREMISES. Sublessor subleases to Subtenant the entire Premises, subject to the Master Lease and the terms herein. 2. TERM. The term of this Sublease begins on June 19, 2026 and ends on August 31, 2026 (the "Sublease Term"). The Sublease Term cannot extend beyond the Master Lease term (August 31, 2026). If the Master Lease terminates earlier, this Sublease terminates simultaneously. 3. RENT. Subtenant shall pay Sublessor monthly rent of $2,950.00 (the "Rent"), due on the 1st day of each month. Late payment (more than 5 days late) incurs a late fee of $50 plus $10 per additional day, to the extent permitted by state and local law. Payment method: ACH transfer, Venmo, or check payable to Sublessor. 4. SECURITY DEPOSIT. Subtenant shall deliver a security deposit of $2,950.00 on or before the start of the Sublease Term. Sublessor holds the deposit during the Sublease Term and returns it to Subtenant within the time required by state law (typically 14-30 days; California — 21 days under Cal. Civ. Code §1950.5) following Sublease termination, less any deductions for unpaid rent, damage beyond ordinary wear and tear, or other amounts owed under this Sublease, accompanied by an itemized statement of deductions. 5. USE. The Premises shall be used solely for residential purposes by Subtenant. No commercial use, no smoking inside the Premises, no pets without prior written consent of both Sublessor and Landlord, no alterations without prior written consent. 6. UTILITIES. Utilities included in Rent: Water, trash, basic internet. Utilities paid by Subtenant separately: Electricity (PG&E) and renters insurance — Subtenant's responsibility. 7. LANDLORD CONSENT AND MASTER LEASE COMPLIANCE. Sublessor has obtained the Landlord's written consent to this Sublease, attached as Exhibit A. This Sublease is subject to all terms of the Master Lease. Subtenant acknowledges receipt of a copy of the Master Lease and agrees to comply with all Tenant obligations under the Master Lease, including without limitation rules on noise, guests, parking, common-area use, alterations, smoking, pets, and termination notice. Any breach of the Master Lease by Subtenant is a breach of this Sublease. 8. SUBLESSOR LIABILITY TO LANDLORD. Subtenant acknowledges that Sublessor remains primarily liable to Landlord under the Master Lease. Sublessor remains liable for unpaid rent, damage to the Premises, and other Tenant obligations under the Master Lease, regardless of whether Subtenant performs them. If Subtenant breaches this Sublease in a way that causes Sublessor to incur liability under the Master Lease, Subtenant indemnifies Sublessor for that liability. 9. INSPECTION AND CONDITION. The Parties shall conduct a move-in inspection together within 3 days of the Sublease Term start, documenting the condition of the Premises (or Subleased Portion) by checklist with photographs. The inspection becomes the baseline for the move-out comparison. 10. INSURANCE. Subtenant shall maintain renter's insurance with at least $100,000 personal liability coverage and $20,000 personal property coverage, naming Sublessor and Landlord as additional interested parties. Proof of insurance shall be delivered to Sublessor within 14 days of Sublease Term start. 11. RIGHT OF ENTRY. Sublessor and Landlord may enter the Premises with at least 24 hours notice (or as required by state law) for inspection, repair, or showing to prospective tenants in the final 30 days of the Sublease Term. Emergency entry without notice is permitted as required by Master Lease. 12. EXCLUSIVE OCCUPANCY. Subtenant has exclusive occupancy of the Premises during the Sublease Term. Sublessor shall not enter the Premises except as permitted in Section 11 or with Subtenant's prior consent. 13. PROHIBITED CONDUCT. Subtenant shall not: (a) sublease, assign, or transfer this Sublease without prior written consent of both Sublessor and Landlord; (b) make alterations to the Premises without prior written consent; (c) operate any business from the Premises in violation of zoning or the Master Lease; (d) create disturbances violating the Master Lease quiet enjoyment provisions; (e) keep pets in violation of the Master Lease; (f) engage in any illegal activity at the Premises. 14. EARLY TERMINATION. Either Party may terminate this Sublease only as permitted by state or local law. In states with statutory early-termination rights (military deployment, victims of domestic violence, certain medical conditions), Subtenant retains those rights. Voluntary early termination by Subtenant requires 60 days written notice; Sublessor may charge an early-termination fee of up to one month's rent unless prohibited by state law. 15. RETURN OF PREMISES. At the end of the Sublease Term, Subtenant shall return the Premises in the same condition as received, ordinary wear and tear excepted. Subtenant shall remove all personal property and complete any necessary cleaning. Property remaining after the Sublease Term may be deemed abandoned per state law. 16. NOTICES. Notices to Sublessor: Riley S. Nakamura at 888 Brannan Street, Apt 4F, San Francisco, CA 94103 (or by email at the address provided at signing). Notices to Subtenant: Avery K. Ramirez at the Premises (or by email at the address provided at signing). 17. DISPUTE RESOLUTION. The Parties shall first attempt to resolve disputes by written communication. Unresolved disputes may be submitted to small-claims court or other appropriate court of competent jurisdiction. Each Party bears their own attorney fees, except as provided in the Master Lease or by state law. 18. GOVERNING LAW. This Sublease is governed by the law of the state in which the Premises are located. 19. SEVERABILITY. If any provision of this Sublease is held invalid, the remaining provisions remain in full force and effect. 20. ENTIRE AGREEMENT. This Sublease, together with the Master Lease and any landlord consent, constitutes the entire agreement between the Parties regarding the subject matter and supersedes all prior discussions and writings. 21. COUNTERPARTS. This Sublease may be executed in counterparts, each of which is deemed an original. IN WITNESS WHEREOF, the Parties have executed this Sublease as of the Effective Date. _______________________________ _______________________________ Riley S. Nakamura Avery K. Ramirez Sublessor Subtenant Date: ____________________ Date: ____________________ EXHIBIT A — Landlord Consent (attach written consent or note "not required") EXHIBIT B — Move-in Condition Inspection (complete within 3 days of Sublease start) EXHIBIT C — Master Lease (copy provided to Subtenant)
About this template
A sublease is the agreement under which an existing tenant ("sublessor") rents all or part of the leased premises to a third party ("subtenant"), while the original tenant remains primarily liable to the landlord. The single most important fact about subleases: the master lease almost always controls. Most residential leases require landlord consent to sublet, and unauthorized subleasing is grounds for eviction in nearly every jurisdiction. Before signing a sublease, the original tenant must (1) read the master-lease subletting clause, (2) request landlord consent in writing if required, and (3) attach the landlord consent (or document of waiver) to the sublease as an exhibit. The landlord may charge a reasonable fee for processing consent and may require to interview the proposed subtenant — this is permitted under most state landlord-tenant laws but cannot be used to discriminate. The most-frequent sublease disputes: (1) Sublessor remains liable to landlord — if subtenant doesn't pay rent, landlord pursues sublessor (whose name is on the master lease), not subtenant directly. The sublease should require subtenant to indemnify sublessor for master-lease defaults. (2) Security deposit — subtenant typically deposits with sublessor, who continues to hold the master-lease deposit with landlord. The sublease should explicitly track which deposit covers which damages, and how the move-out reconciliation works. (3) Move-in/move-out condition documentation — without a baseline, disputes about damage become impossible to resolve. (4) Subletting prohibition vs. consent-required — many tenants don't distinguish; a "no sublet" clause is enforceable, while "consent required, not unreasonably withheld" is the more common modern standard. Partial subleases (subtenant takes one bedroom while sublessor remains) are particularly delicate — they require explicit common-area use rules, guest limits, and conflict-resolution procedures. They're also the most common form of sublease in major cities (San Francisco, New York, Boston, Los Angeles, Seattle, Washington DC). State-specific rules: New York Real Property Law §226-b gives tenants in buildings with four or more residential units the explicit right to sublet, with landlord consent that can't be unreasonably withheld; California Civil Code §1995.260 prohibits commercial subleases when landlord consent is unreasonably withheld; Massachusetts allows residential subletting unless explicitly prohibited; Texas defaults to landlord consent requirement unless lease says otherwise. Rent-controlled or rent-stabilized units have additional rules — many cities prohibit charging the subtenant more than the master rent, and the additional sublet rent above master rent must be returned. For short-term subleases (Airbnb, summer abroad), check city-specific short-term rental ordinances — many cities (San Francisco, NYC, Los Angeles, Boston) heavily regulate or prohibit short-term residential rentals. Insurance: subtenant should carry their own renter's insurance with at least $100K personal liability; sublessor's insurance does not protect subtenant's belongings.
When to use it
- Subletting an apartment for the duration of a sabbatical, travel, or temporary relocation.
- Subletting a bedroom while continuing to occupy the unit (partial sublease).
- Subletting a shared house room when one roommate leaves before lease end.
- Subletting a summer-only unit (typically with semester-aligned timing).
- Subletting an office or commercial space (modify for commercial use).
What to include
- Sublessor and subtenant identification.
- Premises description (full unit or specific room).
- Sublease term (cannot exceed master-lease term).
- Rent amount, due date, and late-fee terms.
- Security deposit and return procedures.
- Landlord consent status and master-lease attachment.
- Subtenant's indemnification of sublessor for master-lease breaches.
- Move-in condition inspection and move-out comparison.