Ecstasy Realty in Second Life

Standard Land Covenants version 8.2 = YOUR FORMAL LEASE CONTRACT

You MUST scroll all the way down this page to view ALL of the land covenants for ALL Ecstasy Realty sims.

YOU ARE REQUIRED TO JOIN THE GROUP "Ecstasy Realty".

Admission is free and does not require an invitation. It is strongly suggested that tenants check the official Ecstasy Realty website, http://ecstasyrealty.com , at least once a month to stay updated on Ecstasy Realty information.

IMPORTANT NOTICE: Only an Ecstasy Realty Estate Manager can assist you in land matters. YOU MAY NOT SELL YOUR LAND PARCEL AT ANY TIME, REGARDLESS OF WHETHER YOU SEE EVIDENCE OF LAND RESELL BEING ENABLED. Land resell is only enabled at times to make convenient the process of deeding land to groups for purposes of security, audio and video.

Welcome to one of my rental sims ! I’m very glad that you decided to rent with me. I prepared these covenants to make your leasing experience as pleasant as possible. You are bound by the rental covenants as soon as you pay rent. Please read them very thoroughly. You are RENTING, NOT BUYING. No selling of parcels is permitted.

This Land Covenants applies to all sims, and includes all of the Special Provisions included. YOU MUST SCROLL DOWN ALL THE WAY TO READ ALL OF THE SPECIAL PROVISIONS FOR ALL OF THE ECSTASY REALTY SIMS.

0- Double-prims parcels (Object Bonus 2.0): The meaning of “double prim parcel” is that you are entitled to use twice (2x) the number of prims than the “normal prims” parcel (Object Bonus 1.0) has. There are no double prim parcels possible larger than 32768 sm, since a full sim only contains 15,000 prims. Note:  Ecstasy Commerce is not a double prim region but has a 30% prim bonus).

No matter the size of your parcel, you are bound by the terms of this entire land covenants. You are LEASING land. You are NOT BUYING land. Please understand this important distinction.

To rent a parcel, follow these exact directions:

1) Right click on the ground of the parcel

2) Click “Buy Land”

3) You will see a screen with a Purchase button at the bottom. You have to check that you agree to the Covenants on the lower right hand side after reading them

4) Click the Purchase button

5) One linden will be deducted from your lindens balance, which you can see in the upper right hand corner of your screen. Your receipt for this payment is on the Second Life website. You must login first, then click “My Account”, then click “Transactions History” on the left hand side

6) You now have 10 minutes to find the tier box on the sim to pay the full amount of the first month’s rent. All of the tier boxes for the sim are located at a kiosk or small building on the sim that houses them. Usually you can right click and click Teleport on the “For Sale” sign to teleport to the rental box kiosk or building. Please remember your parcel number when you look for your tier box.

7) Once you have found the correct payment box for your parcel, you right click the payment box and click Pay on the blue prompt to pay for the first month of rental. Your parcel is now rented for exactly one month. You will pay again in one month or when you get a reminder notice from the box. If you have any questions about your payment status, please contact an Estate Manager. The Estate Managers are listed on Steve Mahfouz’s profile and also on the Ecstasy Realty web page http://ecstasyrealty.com/2008/09/current-list-of-1.html . DO NOT INSTANT MESSAGE Steve Mahfouz, please. He will simply forward your IM to an Estate Manager.

PAYMENT POLICY: You are to pay your second month’s rent at the designated rental box on your sim. Your third month’s rent and all other rent also is paid to this box. If you do not know exactly where your rental box is, please IM an Ecstasy Realty Estate Manager and get the exact location of your box.

In case of rental box failure, inability to find the rental box, or some other unforeseen circumstance, you can pay the profile of Steve Mahfouz directly for your rent. YOU ARE REQUIRED TO PAY RENT NO MATTER WHAT CONDITION THE RENTAL BOX IS IN. If your rental box does not work properly, it is the tenant’s responsibility to notify Ecstasy Realty that it is broken so we can repair it or replace it. Once again, the normal procedure is for tenants to pay their designated rental box. Paying the profile of Steve Mahfouz is an EMERGENCY measure and not to be done routinely.

0.1- RENTAL PRICES: The official rental cost of your parcel is listed on your sim and on your About Land window prior to rental. Rental prices are determined by market supply, market demand, and Ecstasy Realty costs. Your rent will not be changed unless you are given a 30 day advance notice either by notecard or personal instant message. Parcel rental prices will no longer be listed in the Standard Land Covenants.

0.2 - Application Date of Changes to the Land Covenants: Unless otherwise stated, any changes to the Standard Land Covenants take effect immediately upon publication to http://ecstasyrealty.com . Any significant changes will also be broadcast immediately via Group Notices method in the group ” Ecstasy Realty “.

0.25 - Requirement to Belong to the Group “Ecstasy Realty”: Because of the large number of sims owned by Ecstasy Realty and the difficulty of personally notifying each and every tenant, it is now mandatory for all tenants to belong to the group “Ecstasy Realty”. You are required to read all notices from the group. Notices will be very infrequently published in the group. Comments by the owner or staff of Ecstasy Realty in group chat are not official unless confirmed by 1) the land covenants or 2) a formal group notice.
 

0.3- CAMPING POLICY:   All forms of camping, including but not limited to traffic generating bots, are completely forbidden on residential only sims. Camping/traffic generating bots of no more than 2 avatars is allowed on mixed/commercial sims. HOWEVER, camping/bots use sim resources at a higher rate than normal. Tenants who use campers/camping/bots are strongly advised to use this traffic tool with caution. If the lag becomes intolerable on a sim and/or if there are too many complaints from other tenants, camping will be forbidden on the sim.

0.4- Rule on Rent Payer: To simplify accounting and collections, one of the people who “own” the parcel must be the one who pays the rent.

0.5- BAN LINES ARE PROHIBITED ON THIS SIM. You may operate a third-party security system with at least a 10 second delay, but you are not allowed to erect ban lines.

0.6- POLICY ON SKYBOXES AND AIRBORNE BUILDS: All skyboxes and airborne builds must be at or above 550 meters above the ground. If any part of your build or skybox is below the 550 meter level, you will be asked to elevate it.

0.7- Policy on Messages in Public Chat: All messages in Public Chat need to be confined to the boundaries of your parcel. This policy applies to “Lucky Chairs”, “Sploders” and other scripted devices which speak, whisper or shout in Public Chat.

0.8- Service Response Time: Ecstasy Realty is fully aware that “parcel emergencies” happen on a 24 hour basis. However, current parcel rents do not allow us to guarantee faster service than a 24 hour turnaround time. If you have a true parcel emergency that cannot wait 24 hours, then you must contact Linden Lab via telephone or the internet portal they have established at http://secondlife.com/support/?=  Please structure your personal affairs and business affairs on the parcel with Clause 0.8 in mind.

1- If Ecstasy Realty needs to increase the rent for any reason, we will give you 30 days notice as specified in Clause 0.1. Your length of tenancy is equal only to the amount of time that you pay for in advance. Please make sure you keep exact and precise copies of your rental period and payment rendered. You may break the lease at any time and for any reason. We simply request that you inform us that you are breaking the lease.

1.5- Rental due dates: Your rent is due 12 (twelve) times per year on the same day as the first month you paid your rent, with one exception. If you pay rent on the 29th, 30th, or 31st of any month for the FIRST time, your rent is due again on the 28th of the following month. Example #1: You rent a parcel on October 10th. Your rent is due again on November 10th, December 10th, January 10th, and etc. Example #2: You rent a parcel on November 29 for the first time. Your rent is due again on December 28, then January 28, February 28, etc.

2- Consequences of Failure to Pay Rent within 3 day grace period: After 3 (three) calendar days of non-payment of rent after the due date, your parcel will be formally reclaimed and all of the prims on the parcel will be returned to their owners. Ecstasy Realty bears no responsibility for loss of or damages to prims, scripts and/or textures if they need to be returned to their owners. To avoid these consequences, either 1) abandon the parcel and reclaim your own prims or 2) ensure that rent is always paid on time. By renting this parcel, you are agreeing to this clause.

2.5- Ecstasy Realty bears no responsibility for any loss of business or loss of prims, textures or scripts if the tenant accidentally pays the wrong person and gets evicted for non-payment of rent after the three day grace period. Please double-check your rent payment procedure to make sure you are paying the profile of STEVE Mahfouz.

2.6 - Ecstasy Realty and its designated Estate Managers value tenants’ parcels and possessions (prims). Ecstasy Realty will do everything within reason to protect your parcels and possessions. However, due to griefing and rare hostile acts by disgruntled ex-employees (DE), Ecstasy Realty cannot guarantee the status of your parcel or possessions at all times. If your parcel is damaged by a griefer or DE, Ecstasy Realty will assist you in restoring it to its pre-damage condition as soon as possible. If your possessions (prims) are returned by the DE, we will assist you in finding them. Most of the time a tenant can find returned prims in his or her Lost and Found folder in a file that has a coalesced icon next to it. Tenants should also look in his or her Objects folder and in all other folders. Inventory searches are very valuable in finding returned prims. In the unlikely event that you cannot find your prims by yourself, you should contact Linden Lab (LL) and submit a support ticket. Many times LL can recover lost prims.

In the unlikely event that you are not able to recover lost prims by yourself or by using a support ticket at LL, Ecstasy Realty will have no liability for your loss. Damage by a DE is always done without the knowledge or approval of Ecstasy Realty, and always occurs before Ecstasy Realty is able to fully ban the DE from its properties.

2.7- Procedure of Ecstasy Realty upon termination of an Estate Manager: In the uncommon event of terminating an Estate Manager, the CEO of Ecstasy Realty will act as quickly as possible to secure the sims of Ecstasy Realty. The discharged Estate Manager will automatically be treated as a DE, and will be banned immediately from all Ecstasy Realty sims. However, on rare occasions the Estate Manager will become a DE before he or she can be banned from all Ecstasy Realty sims. Tenants must understand that the CEO of Ecstasy Realty has a trusting relationship with all Estate Managers, and on very rare occasions a DE has taken advantage of that trust in order to disrupt sims. Because of that abused trust relationship, Clause 2.6 is necessary.

3- Please do not decorate your parcel with objects or signs that are commonly deemed to be objectionable. Owner has the right to first ask you to change or delete the object or sign. If you do not comply within 7 calendar days, the Owner then has the right to delete said object or sign. Repeated violations of this provision subject you to being banned and expelled from the sim.

However, as a corollary to this policy, artistic freedom is given wide latitude. It is very possible that you may need to do business or live near a structure which you find mildly distasteful.

4- You as a Tenant are leasing land from me as the Owner. You do not have any “ownership rights” whatsoever. However, as a parcel lessee, you do have land controls for cleanliness, terraforming, and streaming audio and video.

5- Rent is payable to the owner of this sim only. Rent is always due by 5 PM game time. Payment is in lindens per month. Some tenants may prefer to pay in United States dollars or Euros every month. If so, they must obtain the Paypal email address from Steve Mahfouz to do so.

Please check your transaction history to make sure your payment is recorded. Please be aware that once your “paid rental period” expires, the parcel becomes rentable by another Second Life resident. Owner bears no responsibility if your previously paid-for space becomes occupied by another tenant because they paid the Owner. Please keep your rent paid up at all times to prevent these occurrences. Tenants who pay via Paypal may use these records as their receipt.

5.5- RENT REMINDING POLICY: Our rental boxes do have a reminder feature, but sometimes scripts and objects fail in Second Life. Because of this unfortunate fact, tenants are urged to adopt a reminder system of their own.

6- If you become late on your rent by 3 calendar days, you will be evicted from the sim. No public notice is required for non-payment evictions.

7- If we need to “reclaim” your parcel to change the character of a sim, we will give you at least 14 days notice. Your existing lease will always be honored. Reclaiming under this clause is not the same as eviction.

7.1- Emergency Sim Sale Eviction Provision- On the very infrequent occasions that a sim must be sold, you will be notified of the pending sim sale with 14 days advance notice by notecard. Once you have been notified, you will have two options: 1- Stay on the sim and accept the new landlord, whoever that may be; or 2- Relocate to another Ecstasy Realty sim. The staff of Ecstasy Realty will do all they can to help you relocate, within the resources of the agency. Upon relocating, you can apply the remainder of your unused rent to the new parcel rent. The new parcel rent may be at a higher rate per square meter per month than the one you are moving from. Moving to a new parcel means that you are starting a brand new lease at the new rate. If you remain on the sim after 14 days, you are agreeing to a new landlord with a new set of rental conditions, which may include higher rent, unfavorable land rental covenants and/or a forced eviction with no notice. In the extremely unlikely event that a suitable buyer cannot be found, Ecstasy Realty reserves the right to simply abandon the sim back to Linden Lab. If the sim is abandoned after 14 days, this will be the same as “forced eviction with no notice”. By renting this parcel, you are agreeing to all of this clause in its entirety.

7.15- Notice to All Potential Buyers of an Ecstasy Realty Sim: Because of Clause 7.1, the delivery of a sim cannot be guaranteed until the required 14 day notice to tenants has expired. Once the 14 day notice has expired, you may take delivery and negotiate with the existing tenants their status. Per Clause 7.1, if you as the new landlord forcibly evict the tenants with no notice, Ecstasy Realty has no liability whatsoever.

7.2- Statement as to the Sale of a Sim: Notwithstanding any typewritten instant messages or emails or public chat messages by anyone affiliated with Ecstasy Realty, any sim that is owned by Ecstasy Realty will be sold if the agency confronts dire financial necessities. Other measures will be explored before the sale of a sim is considered. Unprofitable sims (sims that earn less than expenses) will be considered first for sale. If a sim must be sold, Clause 7.1 is always applicable.

7.6- If a tenant rents a parcel which is single prims and the sim becomes double prims, the tenant is only entitled to the number of prims which he or she originally purchased. For example, if a tenant rented a 2048 square meter parcel which contained 468 prims and the sim became a double prims sim, the tenant is still only entitled to 468 prims. The provision is to ensure equitable distribution of available prims across parcels.

A tenant who rents a parcel which is clearly labelled as double prims, is entitled to all of his or her purchased prims. For example, if a tenant rents a clearly labelled double prims parcel that is 2048 square meters and contains 937 prims, he or she is entitled to 937 prims.

Sims converted from single prims to double prims will gradually have enough land taken out of circulation to ensure adequate availability of prims for all on the sim.

8- Please always keep your parcel with at least a sign on it to indicate that you maintain possession of your parcel. If your parcel ever becomes completely empty, I will assume that you have abandoned the parcel and it will become open to rental immediately.

9- Please keep us informed as to your circumstances. We have many tenants to keep track of, so it’s easier if you shoulder that responsibility.

10- All forms of combat are prohibited on this sim. If your friends or guests have weapons, they must not be used. Any incidents of combat spilling over into another parcel will subject you to being banned and expelled.

11- Owner bears no responsibility for the prevention of griefing activity. Owner and/or Estate Managers will, subject to time constraints, try to assist you with griefing activities. You should use your third-party security system to control this activity.

12- Activities against the Terms of Service (TOS) will not be tolerated. Please read the TOS and keep up to date with it.

13- As a lessee, you cannot sell your parcel to another SL resident under any circumstances whatsoever.

13.1- CURRENT LIST OF 100% RESIDENTIAL SIMS: The 100% residential sims, at the writing of this land covenants, were Ecstasy, Ecstasy Beach and Ecstasy West.

13.2- CURRENT LIST OF COMMERCIAL SIMS:

1- Ecstasy Commerce
2- Ecstasy City
3- Luxury

13.5 - SUB-LEASING POLICY FOR 100% RESIDENTIAL SIMS: You are allowed to sub-lease your parcel to another resident for a residence ONLY. No condominiums or apartment complexes are allowed on this sim. Please bear in mind that if you, the main tenant, fail to pay the rent within the grace period described above, you and the other sub-tenants will be evicted with no public notice and your prims, scripts and textures returned to you. Owner is not liable for loss or damages of prims, scripts and/or textures because of eviction, as described elsewhere in this Land Covenants. Owner is not liable for loss of business to the main tenant due to eviction. All sub-tenants are bound by the applicable policies in this Land Covenants.

13.6- SUB-LEASING POLICY FOR COMMERCIAL SIMS: You are allowed to sub-lease your parcel to another resident. Please bear in mind that if you, the main tenant, fail to pay the rent within the grace period described above, you and the other sub-tenants will be evicted with no public notice and your prims, scripts and textures returned to you. Owner is not liable for loss or damages of prims, scripts and/or textures because of eviction, as described elsewhere in this Land Covenants. Owner is not responsible for loss of business to sub-tenants or tenant because the tenant fails to pay rent on time and within the prescribed grace period. All sub-tenants are bound by the applicable policies in this Land Covenants.

14- As the legal owner of this sim, I reserve the right to expel and ban anyone I choose. I will use this power very carefully. However, blatant disrespect to the owner will not be tolerated. Incidents of blatant disrespect may subject a tenant to the eviction procedure described in Section 29.

15- Rent refunds are issued only if an action of the owner makes it reasonable to do so. If you vacate your parcel or cancel your lease before the expiration of your paid time, you will not receive a refund. Please plan your personal and business affairs accordingly.

16- The Owner promises to maintain an adequate rental environment for all clients and to abide by the TOS at all times.

17- It is the joint responsiblity of you and I (as tenant and owner) to make sure that rental status is accurately recorded. Please make sure you keep copies of your financial documents.

18- It is explicitly stated that the Owner bears no responsibility for any real life legal liability. Please make sure that your rental situation is comfortable for you.

19- SPECIAL PROVISION FOR 100% RESIDENTIAL SIMS: No businesses, malls, clubs or commercial establishments are allowed on those sims. Those sims are only for residential purposes. No business-type signs of any kind are permitted.

20- Anytime the word “buy” is used in an IM or in chat or on a notecard, the word “rent” is assumed to be the true meaning. Ecstasy Realty never sells any land, so the word “buy” is not accurate.

21- The Owner assumes that all avatars within the boundaries of this sim are legal adults in their country of origin. If you know of any minors on the sim, please report them to the Lindens immediately. The Owner bears no legal responsibility for any minors whatsoever.

22- If you cannot resolve a problem with another tenant by speaking to them directly, please come to me privately. I will also speak to the other tenant. The outcome of this situation will range from either “no changes”, up to and including the expulsion of both tenants.

23- Any form of “griefing activity” will result in the permanent ban of this avatar from the sim and a possible Abuse Report to the Lindens. This is not a combat zone. It is a place of leisure and relaxation.

24- Any kind of disagreement or disatisfaction with the Owner needs to be handled privately with the Owner. For obvious reasons, you should not resort to any form of attacks in any internet forum against the Owner. This activity will result in an immediate expulsion from the sim. Likewise, any kind of picketing or demonstration activity will result in the immediate expulsion from the sim.

25- The relationship between Owner and Tenant is strictly between Owner and Tenant. The Lindens (aka Linden Lab) will not intervene unless there is an alleged violation of TOS.

26- Terraforming is allowed on private island parcels. You are provided with the ability to do everything except change textures. In general, textures will not be changed on sims because it affects the entire sim and not just one parcel. Please show some consideration for your neighbors when you terraform (i.e, do not make a 50 meter high wall right next to your property line ). Owner reserves the right to pass final judgment on all terraforming. If terraforming appears to unnecessarily inconvenience others on the sim, you will be requested to modify it. If you do not comply with owner’s request to modify your terraforming within 7 (seven) calendar days, you will be expelled and banned from the sim. However, tenants are allowed a very large degree of artistic freedom on my sims.

26.5 - PRIVACY WALLS BANNED: Due to abuse of privacy walls, they are now banned on all Ecstasy Realty sims. You may still have a fence that is no higher than the height of your residence or business. The Owner has the right to ask you to modify your fence in accordance with good taste and the theme of the sim.

27- Anti-Lag Policy for 100% Residential Sims: Excessively laggy scripts are prohibited. Builders/tenants are strongly encouraged to use only small (256 by 256) textures. Recreational/social parties at a residence of over 30 avatars are prohibited in order to keep down lag and to be fair to other tenants. No malls, clubs, or other commercial establishments may be built or operated on this sim.

27.5- Anti-Lag Policy for Commercial Sims: Tenants are very strongly encouraged to use non-laggy scripts and small (256 by 256) textures in the construction on their parcels. If lag becomes intolerable ( where frame rate consistently goes under 15 frames per second), the Owner reserves the right to make these recommendations mandatory.

28- Parcel Controls: Left-click on the gray bar at the top of your screen. You will then see an “About Land” screen. Click on the Media tab to control your video and radio controls. It is very important that you enter the
exactly correct URL in those spaces, or the video or audio will not work properly. There is nothing that the Owner can do to assist you in this process. Please make sure you have the 100% correct information for this tab.

On the “Objects” tab, you will see the number of prims you have set upon your parcel and how many prims you have left. The larger your parcel in square meters, the more prims you have to work with. The only way to increase the number of prims available to you is to rent more property in your name or your group’s name on this sim.

29- PARCEL EVICTION POLICY:  A tenant will be evicted for three reasons: 1- Non-payment of rent. This eviction happens automatically after 3 calendar days of being late; 2- refusal to modify terraforming in response to a request of either the CEO or an Estate Manager; and, 3- Gross disrespect to the owner or to Ecstasy Realty Estate Managers. This eviction will take place after 14 calendar days, and notice will be given to the tenant via instant message (IM) and by public notice on http://ecstasyrealty.com. Once the 14 calendar days have expired, the tenant is evicted no matter what the status of the parcel is. There is no recourse to Linden Lab in cases of eviction, because you are agreeing to these terms when you rent the parcel. No public notice is required in cases involving non-payment of rent. Evictions concerning refusals to modify terraforming will take place 7 (seven) calendar days after the tenant receives the original instant message, chat message, and/or email. No public notice is required in cases of terraforming refusal.

30- n/a

31- n/a

32- Special Provision for Luxury sim: Luxury sim is classified as a Commercial sim and all applicable provisions apply to it.

33- Special Provision for Ecstasy Beach sim: Ecstasy Beach sim is classified as a Residential sim, and all applicable provisions apply to it.

34- Special Provision for Ecstasy sim: Ecstasy sim is classified as a Residential sim and all applicable provisions apply to it.

35- Special Provision for Rockers Wear sim: Rockers Wear sim is classified as a Commercial sim and all applicable provisions apply to it. Rockers Wear sim is reserved for private use.

36- Special Provision for Ecstasy City sim: Ecstasy City is classified as a Commercial sim and all applicable provisions apply to it. Ecstasy City is a downtown urban sim and has additional provisions.

You may develop the land as commercial or very high density residential, such as high rise apartment buildings or high rise condominium buildings. You agree to keep your parcel free of trash and debris and to abstain from using any prims or textures that are commonly labelled as “eyesores”. You agree to keeping all sound and chat within the boundaries of your parcel. You agree to keep all floating skyboxes or sandboxes or clubs above 500 meters. Infrastructure cannot be modified or moved. Shopping malls must have an opaque roof. Rotating signs are forbidden. Residents are encouraged to tie their build in with the infrastructure. No science fiction or fantasy builds are allowed. You are allowed to flatten your land to build but you cannot raise or elevate your land at all. You are not allowed to lower your land below the other parcels. You cannot build any hills on your parcel.

Vehicles that are in good repair may be parked on the streets. All builds must appear to be from the time period 2007 to 2027 and to be as close to real life as possible. All structures must be at least 4 stories (30 meters) in height on this sim. All signs on parcels and buildings must be in good taste and not appear as graffiti.

All structures or buildings on this sim must blend in with a downtown urban theme. All buildings must appear to be in excellent condition and have no broken windows or boarded-up windows. Anything appearing to be “ghetto” or from a poverty-stricken area will be removed immediately. Escort businesses and “strip clubs” must have tasteful signs that do not blink or rotate. Signs cannot be readable from more than 30 meters away.

37- Special Provisions for Ecstasy Commerce sim: Ecstasy Commerce is classified as a Commercial sim and all applicable Mixed sim provisions apply to it. Ecstasy Commerce has a 30% prim bonus.

38- Special Provisions for Ecstasy West sim: Ecstasy West is a residential sim of the highest quality, and all Residential sim provisions apply to it.

Steve Mahfouz, Owner of ___________ sim