Notice: A City of Columbia ordinance requires landlords and property managers to notify tenants of the zoning district in which the rental unit is located and the occupancy limit under the Columbia zoning ordinance. More information below.
The first line of defense in dealing with problem tenants is having a good written lease. While it is possible to have oral leases of residential units, written leases almost always provide superior protections for landlords. JPS will provide a package containing a lease and related forms upon a landlord’s request. The fees below allow unlimited use of the forms by the purchaser and updates upon request.
Landlords or property managers who desire to review our leasing forms before deciding whether to purchase them may review them on paper at our office.
If you want to order our leasing forms, click the following button:
For new clients, prepayment for leasing forms is generally required. We prefer payment by check but accept payment by credit card. Existing clients with good payment histories will be billed for leasing forms.
All of the leasing forms we provide except the lead-paint documents are copyrighted by JPS. Clients and their employees may use and modify our forms for use with their own properties or properties they manage for others, but may not give or sell our forms to anyone else.
Our leasing forms have been developed over a period of many years to comply with Missouri law based on our experience in handling an average of 600-700 landlord cases per year.
Note: We do not recommend using leasing forms purchased at office supply stores or online. Such forms are very generic, most do not comply with Missouri law, and most do not include important protections for landlords that we incorporate into our forms.
Forms included in our residential leasing forms package are:
If you do not elect to use JPS’ leasing forms. you should review the lease forms you now use to ensure that your leases include the following minimum points, most of which cannot be adequately addressed in an oral lease:
In 2013 the Columbia City Council adopted an ordinance requiring landlords and property managers to notify tenants of the zoning district in which the rental unit is located and the applicable occupancy limit under the city’s zoning ordinance. The notice can be contained in the lease or in a separate occupancy limit disclosure form.
If there is an over-occupancy complaint, or the city is investigating any other potential code violation, the ordinance also requires landlords and property managers to produce to the investigating police officer or city inspector within seven days of request the following:
Landlords and property managers using older versions of the JPS lease form are advised to incorporate the following new paragraph 4 into the lease (after paragraph 3 which identifies the leased premises):
4. ZONING DISTRICT AND OCCUPANCY LIMIT: Lessee understands that the premises are located in the ___ zoning district and agrees that: (a) the maximum number of unrelated persons who may occupy the premises is ___, and (b) related occupants must be in compliance with the definition of a “family” contained in Section 29-2 of the Code of Ordinances of the City of Columbia, Missouri.
Note: This language has already been incorporated into the current JPS lease form.
We recommend that landlords and property managers not using the JPS lease form incorporate similar language in their leases.
We believe it is preferable to incorporate the occupancy limit notice into written leases instead of using the city-provided occupancy limit notice form because the city’s form requests the tenant’s phone numbers and email addresses – although the form states that providing phone numbers and email addresses is optional. Many tenants regard their phone numbers and email addresses as private information, and the form’s notation that this information is optional is easy to overlook.
It will be necessary for landlords to use the city’s occupancy limit notice form if they enter into oral leases with tenants.
It is permissible for a lease to restrict the number of unrelated occupants of a rental unit to fewer than allowed by the zoning ordinance. To do so, add one of the following sentences at the end of the recommended new paragraph above:
Lessor has the right to restrict occupancy by unrelated persons to fewer than the number permitted by the zoning ordinance, and permitted occupancy by unrelated persons under this lease is set forth in paragraph __ of this lease.
Lessor has the right to restrict occupancy by unrelated persons to fewer than the number permitted by the zoning ordinance, and permitted occupancy by unrelated persons under this lease is __.
More information, including forms and a zoning district map, is available on the City of Columbia website.Top of Page