PremisesLease租借协定doc.docx
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PremisesLease租借协定doc.docx
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PremisesLease租借协定doc
PremisesLease租赁合同-
ThisLeaseismadeandenteredintoasof_________,_________,_________(M/D/Y),betweenAAA,LLC,a_________(state)LimitedLiabilityCompany(Landlord)andBBB,a_________(state)Corporation(Tenant).
1.DEFINITIONS.WordsnotdefinedinthisSectionorelsewhereinthisLeasehavetheircustomarymeanings.
(1)TermisthetotaloftheInitialTermandanyvalidlyexercisedOptionTermsallowedbythisLease;theInitialTermisthreeyears;
(2)CommencementDateis_________,_________,_________(M/D/Y),whichisalsothefirstdayoftheInitialTerm;(3)BaseMonthlyRentmeans,subjecttoadjustmentasprovidedintheLease,$_________permonthperRentableSquareFoot,payableinadvance,withoutdeduction,offset,priornoticeordemand,onthefirstdayofeachMonthoftheTerm;(4)PremisesmeansthepartoftheBuildingleasedtoTenantforTenant’sexclusiveuse,consistingoftheportionsoftheBuildingshownonExhibitAtothisLeaseasSpaceA;(5)BuildingmeansthestructureinwhichthePremisesarelocated;(6)PropertyincludestheBuildingandlandonwhichitstands,commonlyknownas1003WestCuttingBoulevard,Richmond,_________(state);(7)Agentsincludesemployees,agents,guests,inviteesand,whenappliedtotenant,subtenantsandassignees;(8)Day,MonthandYearmean,respectively,calendarday/month/year;(9)LeaseYearmeansconsecutive12-monthperiodsstartingontheCommencementDate;(10)CommonAreameanspartsoftheBuildingnotforexclusiveusebyTenantsincludinghalls,lobby,elevators,restrooms,roof,exteriorwallsandstructuralcomponents;(11)Taxmeansanyformofassessment,license,fee,rent,tax,levy,penaltyortaximposedbyanyauthorityhavingdirectorindirecttaxingpowers(includingImprovementDistricts)againstLandlord’sinterestinthePropertyorpersonalpropertyusedintheoperationofthePropertyand/orLandlord’sbusinessofrentingtheProperty;(12)Alterationincludesadditions,deletions,modificationsandchangestothePremises(includingutilityinstallationssuchasducting,powerpanels,fluorescentfixtures,baseheaters,conduitandwiring);(13)OperatingExpensesareallexpensesformaintenance,servicing,managementandrepairofthePropertyandthePremisesinclusiveofTaxesandinsurancepremiums;(14)BaseYearmeanscalendaryear1999;(15)Tenant’sProRataShareisthetotalcostofanitemmultipliedby14%[LandlordmayadjustTenant’sProRataShareofspecificOperatingExpensesifLandlordreasonablydeterminesthatTenant’susagewarrantsanadjustment];(16)FloorAreaofthePremisesismeasuredfromtheexteriorsurfaceofexteriorwallsandfromthecenterofwallsseparatingthePremisesfromadjacentpremisesorcommonareas;(17)FloorAreaoftheBuildingismeasuredfromtheexteriorsurfaceofexteriorwallsincludingcommonandcoreareas;(18)consentandapprovalrequirereasonableconductbytheactingparty;(19)Regulationincludesalllaws,ordinancesstatutes,regulationsandrequirementsadoptedbydulyconstitutedpublicauthoritiesnowinforceorhereafteradopted;(20)Litigationincludesjudicialactions,arbitrationsandadministrativeproceedings;(21)Condemnationincludestakingbyexerciseofgovernmentalpowerorthetransfertoanycondemnorunderthreatoforduringthependencyofcondemnationproceedings;(22)UsableSquareFootreferstospacewithinthetotalFloorAreaoftheBuildingconsistingofthesquarefootageofthePremiseslesstheamountofsquarefootageoftheCommonAreas.ThePremisescontainabout5,470UsableSquareFeet;(23)LoadFactormeansthatportionoftheCommonAreaattributabletothePremiseswhichshallbecalculatedas12.5%oftheusablesquarefootageorabout684squarefeet(24)RentableSquareFootreferstoeachsquarefootoftheFloorAreaofthePremisesadjustedtoincludeaprorataportionoftheCommonArea(halls,entryways,lobbies,restrooms,etc.).ThePremisescontainabout6154RentableSquareFeet;(25)RentmeansthetotaloftheBaseMonthlyRentplusallAdditionalRentrequiredtobepaidundertheprovisionsofthisLease;(26)NormalWorkingHoursmeans7:
00amthrough7:
00pm,MondaythroughFriday,excludingbankholidays(daysonwhichconsumerbranchesoftheBankofAmerica(oranysuccessortotheBankofAmerica)arenotopen).
2.PREMISES.LandlordherebyleasestoTenantandTenantshallhaveexclusiveuseofthePremisesfortheTerm,includinganyextensionoftheTerm.Tenantshallalsohaveanon-exclusiverighttousetheCommonAreainconjunctionwithallothertenantsoftheBuilding.
3.DELAYINPOSSESSION.IfLandlordcannotdeliverpossessionofthePremisestoTenantonthescheduledCommencementDate,thefailureshallnotaffectthisLease’svalidity,orrenderLandlordliableforresultingdamages;butTenantshallnotbeobligatedtopayrentuntilLandlordtenderspossession.IfLandlordcannotdeliverpossessionwithin90daysofthescheduledCommencementDate,TenantmayterminatethisLeaseonwrittennoticetoLandlord.Insuchevent,TenantshallhavenofurtherrecourseagainstLandlordrespectingtheLease.IfthisleaseisnotterminatedfordelayedpossessionandpossessionisnotdeliveredtoTenantonthescheduledCommencementDate,theCommencementDateshallbedeemedthedateonwhichLandlordtenderspossessionofthePremisestoTenantandtheTermwillrunfromthenewCommencementDate.
4.RENT.TenantshallpayallRentdueLandlordinUnitedStatesdollarsattheaddressfornoticesetforthbelow,orsuchotherplaceasLandlorddesignatesinwriting.IfAlterationsincreasetheRentableSquareFeetofthePremises,BaseMonthlyRentwillincreaseproportionately.IftheobligationtopayrentcommencesotherthanonthefirstdayofaMonth,thefirstpaymentshallincluderentfromthedatetheobligationcommencestothefirstdayofthefollowingmonthcalculatedperdiemonthebasisofa30DayMonth.
4.1.BASEMONTHLYRENT.TheBaseMonthlyRentshallbe$_________(6,154RentableSquareFeetat$_________perRentableSquareFootpermonth).
4.2.BASEMONTHLYRENTADJUSTMENT.TheBaseMonthlyRentshallnotbeadjustedduringtheTerm.
4.3.ADDITIONALRENT.ForeachyearduringtheTermthatOperatingExpensesforthePropertyexceedtheBaseYear’sOperatingExpenses,TenantshallpaytoLandlord,inadditiontotheBaseMonthlyRentandallotherpaymentsdueunderthisLease,anamountequaltoTenant’sProRataShareoftheamountbywhichtheactualOperatingExpensesforthatyearexceedtheBaseYearOperatingExpenses(theExcessOperatingExpenses).ItistheintentofthepartiesthatTenantshallpaytoLandlordTenant’sProRataShareofincreasesinOperatingExpensesforthePropertyovertheamountoftheBaseYearOperatingExpenses.PaymentobligationscreatedbytothisparagraphareelementsofAdditionalRent.IntheeventthatTenantquestionsanyamountdemandedbyLandlordasAdditionalRent,LandlordshallprovideTenantwithverificationoftheamountsrequiredfromTenantandTenantshallhavetherighttoreviewsuchdocumentation.Intheeventofanyerrordiscoveredinsuchreviewprocess,theamountwillbeappropriatelyadjusted.
4.4.CALCULATIONOFBASEYEAROPERATINGEXPENSES.BaseYearOperatingExpensesshallbedeterminedastheactualOperatingExpensesincurredforthePropertyduringtheBaseYear.WithinthreemonthsfollowingthefirstanniversaryoftheCommencementDate,orassoonthereafterasmaybepractical,LandlordshallprepareanddelivertoTenantascheduleofBaseYearOperatingExpenses.ThesaidschedulewillfixtheamountoftheBaseYearOperatingExpensesforallpurposesundertheprovisionsofthisLease.ShouldTenantquestionthesaidschedule,LandlordshallprovideTenantwithverificationoftheamountssetforthintheschedule.IntheeventLandlord,foranyreason,neglectsorfailstotimelyprovidetherequiredscheduleofBaseYearOperatingExpensestoTenant,suchfailureshallnotbedeemedadefaultunderorbreachofthisLeasebyLandlordforanypurpose,neithershallitbedeemedawaiverofanyrightsofLandlordtocollectTenant’sProRataShareofexcessOperatingExpenses,neithershallsuchfailurebyLandlordexcuseTenantfromperformanceofanyofTenant’sobligationsundertheprovisionsofthisLease.LandlordshallberequiredtodelivertherequiredscheduleofactualBaseYearOperatingExpensestoTenantnolessthan60dayspriortothedateonwhichTenant’spaymentisduetoLandlordforTenant’sProRataShareofExcessOperatingExpenses.
4.5.SECURITYDEPOSIT.TenantshallgiveLandlordasasecuritydepositthesumof$_________(theDeposit).LandlordshallholdtheDepositassecurityforTenant’sfaithfulperformanceofallitsobligationsunderthisLeaseandmay,atitsoption,applytheDeposittoremedydefaultsinthepaymentofanychargehereunder,torepairdamagestothePropertycausedbyTenant,ortocleanthePremisesattheendofthisLease.IfanyportionoftheDepositissoapplied,Tenantshall,within10Daysafterwrittendemandtherefor,delivertoLandlordfundssufficienttorestoretheDeposittoitsoriginalamount.LandlordshallnotberequiredtokeeptheDepositseparatefromitsgeneralfunds.TenantshallearnnointerestontheDeposit.
4.6.LATECHARGES.LatepaymentofanysumsduehereunderwillcauseLandlordtoincurcostsnotcontemplatedbythisLease,including,withoutlimit,accountingchargesandlatechargesthatmaybeimposedonLandlordbythetermsofloanssecuredbytheProperty.IfTenantfailstodelivertoLandlordanymoneysduehereunderwithin10Daysoftheduedate,TenantshallpaytoLandlor
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