Office Lease Agreement for Non-Profit

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									This Office Lease Agreement is between a landlord and a tenant, and it contains all the
essential language for executing a lease agreement. This document allows the parties
to customize the price, terms, and conditions for leasing out the property as office
space, or for leasing an office from a landlord. This particular lease agreement is drafted
for property that is leased out to non-profit organizations. This document can be used
by a landlord or tenant to ensure that any agreement for a lease is clearly laid out and
well-documented.
                         OFFICE LEASE AGREEMENT

THIS OFFICE LEASE AGREEMENT (this “Lease”) is entered into as of _____________ (the
“Lease Date”), by and between ____________________, a _______________with its principal
place of business located at __________________________________ (the “Landlord”), and
_________________, a _____________, a non-profit corporation duly incorporated pursuant
to _____ [Instruction and comment: Insert applicable state code pursuant to which non-profit
incorporated. If state does not “incorporate” non-profits, use applicable state language, for
example, “a non-profit duly organized pursuant to…”.] with its principal place of business
located at __________________________ (the “Tenant”).

                                             Recitals

WHEREAS, Landlord warrants and represents that it owns that certain parcel of land located in the
City of ________________, County of __________ (the “Parcel”) and the office building located
on said Parcel commonly referred to as _________________ (the “Building”);

WHEREAS, Landlord wishes to lease to Tenant, and Tenant wishes to lease from Landlord, under
the terms and conditions of this Lease, approximately ___________ square feet of office space in
the Building;

NOW THEREFORE, in exchange for the mutual promises herein contained, each of Landlord
and Tenant hereby agree to the terms and conditions set forth below.

TERMS

SECTION 1. THE PREMISES.

Landlord hereby agrees to lease to Tenant, and Tenant hereby leases from Landlord, the
following described premises, together with the right in common with other tenants to use any
other portions of the Parcel and Building that are designated by Landlord for the common use of
tenants and others, such as sidewalks, unreserved parking areas, common corridors, elevator
foyers, restrooms, vending areas and lobby areas (the “Common Areas”):

       _______ square feet of floor space on the ____ floor of the Building, as outlined in red on
       EXHIBIT A attached hereto, more commonly known as Suite _______ (the “Premises’),
       which floor space shall be finished and improved in accordance with the plans and
       specifications attached to this Lease as




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       EXHIBIT B (the “Work Letter”).

SECTION 2. TERM.

The term of this lease shall commence on the date of occupancy of the Premises by Tenant
following substantial completion of the Tenant Improvements described in the Work Letter, and
shall continue for a period of ______________ years thereafter, unless sooner terminated as
provided in this Lease.

       A.      Upon substantial completion of the Tenant Improvements, Landlord shall provide
               written notice of such fact to Tenant, who shall then inspect the work and provide
               a punch list of any deficiencies in construction.

       B.      Upon rectifying the deficiencies, Landlord shall provide notice of final completion
               to Tenant, and Tenant shall verify such completion within five business (5) days of
               such notice.

       C.      Upon verification that the Tenant Improvements have been completed in substantial
               conformity with the Work Letter, the Tenant shall so specify in writing, and Tenant
               shall take occupancy of the Premises within ten (10) days of such verification.

       D.      Landlord and Tenant shall execute a memorandum in writing specifying the actual
               date Tenant occupies the Premises (the “Commencement Letter”)

In the event the Tenant fails to remain a non-profit corporation duly incorporated pursuant to _____
[Instruction and comment: Insert applicable state code pursuant to which non-profit
incorporated. If state does not “incorporate” non-profits, use applicable state language, for
example, “a non-profit duly organized pursuant to…”.] or if Tenant’s funding, provided by any
governmental entity or private means, shall be reduced by more than 50% of its current operating
budget through no fault, action or inaction of Tenant, and such reduction shall not permit Tenant to
pay the rents and other amounts due pursuant to this lease, Tenant shall have the right to notify
Landlord of its intention to terminate this lease upon 90 days’ notice. During such time, Tenant
shall commence procedures to wind-up its business at the Premises. Either party may terminate this
Lease at any time before the expiration date of the term by giving the other party written notice one
hundred eighty (180) days before the end date. [Comment: This provision provides flexibility to
the non-profit in the event it no longer exists, or its funding is significantly cut. Parties should
consider carefully whether or not to negotiate the provided termination language, and/or
whether or not to include this additional paragraph permitting early termination.]

SECTION 3. POSSESSION.

Landlord promises provide Tenant with peaceful possession of the Premises, upon payment of all
of the sums referred to herein as being payable by Tenant and Tenant's performance of all
Tenant's agreements contained herein and Tenant's observance of all rules and regulations.
Tenant, by taking possession of the Premises, acknowledges that the Premises are in satisfactory
and acceptable condition.



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SECTION 4. USE.

Tenant shall use the Premises in accordance with the purpose of the non-profit, and shall not use or
permit the Premises to be used for any other purpose.

SECTION 5. COMPLIANCE WITH LAWS.

Tenant agrees to observe all laws and governmental regulations applicable to its use of the
Premises, together with all reasonable rules and regulations that may be promulgated from time to
time by Landlord.

SECTION 6. BASE RENT.

Tenant agrees to pay Landlord a monthly rent during the Term of this Lease according to the
following schedule (“Base Rent”), payable in advance on the first day of each month without notice
or demand, provided that the installment of rent for the first full calendar month of the Term shall be
payable upon execution of this Lease:


 Period                                   Monthly Rate              Monthly Base Rent




SECTION 7. ADDITIONAL RENT.

Tenant shall pay to Landlord, the following additional rent, for each calendar year:

       A.      Tenant's pro rata share of the total building operating expenses (“Additional Rent”)
               pursuant to the following method of calculation: the proportion of the Building space
               leased by the Tenant divided by the total leasable space in the Building (“Pro Rata
               Share”).

       B.      Tenant’s Pro Rata Share is ___%.

       C.      The term “building operating expenses” includes but is not limited to the following
               costs and expenses incurred in the cost of operating and maintaining the building:

                    i. real estate and other taxes assessed against the building;

                   ii. maintenance and repairs to the building, and its components, including but
                       not limited to air conditioning, heating, lighting, plumbing, yard and
                       grounds;



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                  iii. parking lot maintenance costs;

                  iv. utilities costs, including but not limited to water, gas and electricity;

                   v. building insurance costs;

                  vi. trash and garbage service expenses;

                 vii. janitorial service costs;

                 viii. building personnel costs;

                  ix. building management fees; and

                   x. security expenses.

       D.      A statement of building operating expenses showing Tenant’s Pro Rata Share
               thereof shall be sent out on or about the first day of ______ each year. Thereafter,
               Tenant shall pay said statement within fifteen (15) days. Failure to pay said
               statement within the aforesaid fifteen (15) day time period shall constitute an event
               of default.

SECTION 8. SECURITY DEPOSIT.

A Security Deposit in the amount of $________________ shall be delivered to Landlord upon
the execution of this Lease by Tenant and shall be held by Landlord without liability for interest
(unless required by Law) as security for the performance of Tenant's obligations. The Security
Deposit is not an advance payment of Rent or a measure of Tenant's liability for damages. If
permitted by law, Landlord may, from time to time, without prejudice to any other remedy, use
all or a portion of the Security Deposit to satisfy past due Rent or to cure any uncured default by
Tenant. If Landlord uses the Security Deposit, Tenant shall on demand restore the Security
Deposit to its original amount. Landlord shall return any unapplied portion of the Security
Deposit to Tenant within 45 days after the later to occur of: (1) the date Tenant surrenders
possession of the Premises to Landlord in accordance with this Lease; or (2) the Termination
Date. If Landlord transfers its interest in the Premises, Landlord may assign the Security Deposit
to the transferee and following the assignment, Landlord shall have no further liability for the
return of the Security Deposit. Unless otherwise required by law, Landlord shall not be required
to keep the Security Deposit separate from its other accounts.

SECTION 9. PARKING.

Tenant, its agents, servants, employees, customers, guests, and invitees, shall have the exclusive
right to _________ designated parking spaces marked with the ___________, and more specifically
indicated on




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EXHIBIT C attached hereto.

SECTION 10. ALTERATIONS.

Tenant agrees that except for the Tenant Improvements contemplated in the Work Letter, Tenant
shall make no alterations to the Premises without the prior written consent of Landlord. [Option: If
Tenant shall be permitted to make alterations, the following language can be used: Tenant, at
Tenant's expense, shall have the right, upon obtaining Landlord's consent, to remodel,
redecorate, and make additions, improvements and replacements of and to all or any part
of the Premises from time to time as Tenant may deem desirable, provided the same are
made in a workmanlike manner and utilizing good quality materials. Tenant shall have the
right to place and install personal property, trade fixtures, equipment and other temporary
installations in and upon the Premises, and fasten the same to the premises.]

SECTION 11. HAZARDS.

Tenant shall not use the Premises, nor permit them to be used, for any purpose which shall increase
the existing insurance rates of the Building, or cause the cancellation of any insurance policy
covering the Building, or sell or permit to be kept, used, or sold in or about the Premises, any item
that may be prohibited by Landlord's insurance policies.

        A.      Tenant shall not commit any waste upon the Premises, nor cause any public or
                private nuisance or other act that may disturb the quiet enjoyment of any other
                tenant.

        B.      Tenant shall not allow the Premises to be used for any improper, immoral,
                unlawful, or unsafe purpose, including, but not limited to, the storage of any
                flammable materials or hazardous waste.

        C.      Tenant shall not use any machinery or device on said Premises that may make any
                noise or cause any vibration that can be detected by other tenants, or that shall in
                any way be detrimental to the Building.

        D.      Tenant further agrees that except for the Tenant Improvements contemplated in the
                Work Letter, Tenant shall not install or construct within the Premises or Building
                electrical wires, water or drain pipes, machinery, or other permanently installed
                devices, including, but not limited to, alarm systems, private music systems, or
                special ventilation, without the prior written consent of Landlord.

SECTION 12. ENTRY BY LANDLORD.

Provided Landlord shall not unreasonably interfere with the conduct of Tenant’s business,
Landlord, its agents, contractors and representatives may enter the Premises to inspect or show
the Premises, to clean and make repairs, alterations or additions to the Premises, and to conduct
or facilitate repairs, alterations or additions to any portion of the Building, including other
tenants’ premises. Except in emergencies or to provide janitorial and other Building services



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after normal business hours, Landlord shall provide Tenant with reasonable prior notice of entry
into the Premises, which may be given orally. If reasonably necessary for the protection and
safety of Tenant and its employees, Landlord shall have the right to temporarily close all or a
portion of the Premises to perform repairs, alterations and additions. However, except in
emergencies, Landlord will not close the Premises if the work can reasonably be completed on
weekends and after normal business hours. Entry by Landlord shall not constitute constructive
eviction or entitle Tenant to an abatement or reduction of Rent.

SECTION 13. FIXTURES AND PERSONAL PROPERTY.

Any trade fixtures, equipment, or personal property permanently installed in or permanently
attached to the Premises, Building, or Parcel by or at the expense of Tenant shall be and shall
remain the property of Tenant. Tenant shall have the right to remove any and all of such property
prior to the expiration or termination of this Lease Agreement, so long as no default exists under this
Lease. Tenant shall, at its expense, repair any damage caused to the Premises by reason of the
removal of any of its trade fixtures, equipment, or other permanently affixed personal property as
described above.

SECTION 14. REPAIRS AND MAINTENANCE.

Tenant shall make any repairs or replacements to damaged property caused by the Tenant or its
employees, agents, invitees, or visitors. However, if Tenant fails to make any such repairs or
replacements promptly, Landlord may, in its sole discretion, make such repairs or replacements
after providing at least ten (10) days’ prior written notice to Tenant, and Tenant shall repay the cost
of such repairs or replacements to Landlord upon demand.

SECTION 15. UTILITIES.

       A.      Landlord agrees to provide to or for the Premises, adequate heat, electricity, water,
               air conditioning, replacement light tubes, trash removal service, and sewage disposal
               service, in such quantities and at such times as is necessary to Tenant's comfortable
               and reasonable use of the Premises, from 8 a.m. to 6 p.m., Monday through Friday.
               [Comment: If Tenant provides any services that might result in medical waste
               or bio-hazardous materials, parties should state here who shall be responsible
               for contracting for and payment of the removal of any such medical waste, and
               the standard for such removal.] These services will not be provided on Saturdays,
               Sundays, or any other nationally recognized holidays.

       B.      In the event of any interruption or malfunction for any reason of any utility or
               service to the Premises or Building, Landlord shall use reasonable diligence to
               restore such utility or service.

       C.      Any such interruption or malfunction, if restored within a reasonable time, shall not
               (i) entitle Tenant to be relieved from any of its obligations under this Lease, (ii) grant
               Tenant the right of set-off, (iii) be considered a breach by Landlord, or (iv) entitle
               Tenant to any damages.



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       D.      Should any of the equipment or machinery break down, or for any cause beyond the
               reasonable control of Landlord cease to function properly, Landlord shall use
               reasonable diligence to repair the machinery or equipment promptly, but Tenant
               shall have no claim for rebate of rent or damages on account of any interruptions in
               utilities services occasioned by or resulting from any such breakdown or cessation
               for the length of time reasonably required for repair.

SECTION 16. JANITORIAL SERVICE.

Landlord agrees to provide in the Premises the following janitorial services: cleaning five (5) days
per week; trash disposal five (5) days per week; vacuuming of carpets twice per week; cleaning of
lighting fixtures twice per year; cleaning of windows (interior and exterior) three (3) times per year;
replacement of light tubes and bulbs as required. [Comment: If Tenant’s business produces
medical waste or bio-hazardous materials, parties should state here whether or not
Landlord’s janitorial service includes removal of such medical waste or bio-hazardous
materials. If not, parties should stipulate how such medical waste or bio-hazardous materials
will be separated from regular trash. Also, the parties should stipulate what “cleaning” is
defined as and what items/fixtures of Tenant’s, if any, will be cleaned.]

SECTION 17. DESTRUCTION OF PREMISES.

If at any time during the term of this Lease, the Premises or any part of the Building or Parcel shall
be damaged or destroyed in a way that does not render the premises unfit for the conduct of Tenant's
business or that does not injure Tenant's business, Landlord shall, at Landlord’s expense, promptly
and through the exercise of reasonable diligence repair the damage and restore the premises to the
condition in which the premises existed immediately prior to the damage or destruction. In such
case there shall be no abatement of rent.

SECTION 18. EMINENT DOMAIN.

Either party may terminate this Lease if the whole or any material part of the Premises shall be
taken or condemned for any public or quasi-public use under Law, by eminent domain or private
purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease
if there is a Taking of any portion of the Building or Property which would leave the remainder
of the Building unsuitable for use as an office building in a manner comparable to the Building’s
use prior to the Taking. In order to exercise its right to terminate the Lease, Landlord or Tenant,
as the case may be, must provide written notice of termination to the other within 45 days after
the terminating party first receives notice of the Taking. Any such termination shall be effective
as of the date the physical taking of the Premises or the portion of the Building or Property
occurs. If this Lease is not terminated, the square footage of the Building leased by the Tenant
and the Tenant's Pro Rata Share shall, if applicable, be appropriately adjusted. In addition, Rent
for any portion of the Premises taken or condemned shall be abated during the unexpired Term
of this Lease effective when the physical taking of the portion of the Premises occurs. All
compensation awarded for a Taking, or sale proceeds (other than any compensation which may
be separately awarded to Tenant pursuant to the terms of the next succeeding sentence), shall be



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the property of Landlord, any right to receive compensation or proceeds being expressly waived
by Tenant. However, Tenant may file a separate claim at its sole cost and expense in connection
with such Taking for Tenant's property and Tenant's reasonable relocation expenses, provided
the filing of the claim does not diminish the award which would otherwise be receivable by
Landlord.

As used in this section, the word “condemned” shall include (a) receipt of written notice of the
intent to condemn from an entity having the power of eminent domain, (b) the filing of any action or
proceeding for condemnation by any such entity, and (c) the conveyance of any interest in the
Premises by Landlord or Tenant to a public or quasi public authority having the power of eminent
domain with respect to the Premises as a result of the authority's express written intent to condemn.

SECTION 19. ASSIGNMENT AND SUBLETTING.

Tenant may not sublet or assign its interest under this Lease without the written consent of
Landlord, except to a non-profit or other business entity engaged in the same or similar business
purpose, or other business purpose permitted by zoning applicable to the Premises. If permission is
granted, Tenant may assign its interest in this Lease, provided Tenant remains personally liable for
the performance of its obligations under this Lease through the remainder of the Term, together will
all extensions, expansions, and renewals that may have been executed by Tenant and Landlord prior
to any such assignment. Notwithstanding the foregoing, if Tenant’s funding, provided by any
governmental entity or private means, shall be reduced by more than 50% of its current operating
budget through no fault, action or inaction of Tenant, and such reduction shall not permit Tenant to
pay the rents and other amounts due pursuant to this lease, Tenant shall have the right to assign its
interest in this Lease to a non-profit or other business entity engaged in the same or similar business
purpose, or other business purpose permitted by zoning applicable to the premises. In such event,
Tenant shall notify Landlord immediately upon obtaining notice of such reduction in funding, and
shall provide proof of such reduction to Landlord upon request. In any instance in which
Landlord’s consent is required, Landlord’s consent shall not be unreasonably withheld.

SECTION 20. DEFAULT BY TENANT.

Tenant shall be considered to be in default of this Lease upon the occurrence of any of the
following events of default:

       A.      Tenant's failure to pay when due all or any portion of the Rent, if the failure
               continues for 3 days after written notice to Tenant ("Monetary Default").

       B.      Tenant's failure (other than a Monetary Default) to comply with any term,
               provision or covenant of this Lease, if the failure is not cured within 10 days after
               written notice to Tenant. However, if Tenant's failure to comply cannot
               reasonably be cured within 10 days, Tenant shall be allowed additional time (not
               to exceed 75 days) as is reasonably necessary to cure the failure so long as: (1)
               Tenant commences to cure the failure within 10 days, and (2) Tenant diligently
               pursues a course of action that will cure the failure and bring Tenant back into
               compliance with the Lease. However, if Tenant's failure to comply creates a



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               hazardous condition, the failure must be cured immediately upon notice to
               Tenant. In addition, if Landlord provides Tenant with notice of Tenant's failure to
               comply with any particular term, provision or covenant of the Lease on 3
               occasions during any 12 month period, subsequent violation of such term,
               provision or covenant shall, at Landlord's option, be an incurable event of default
               by Tenant.

       C.      Tenant is unable to pay its debts when due or admits in writing its inability to pay
               its debts when due, makes a transfer in fraud of creditors or makes an assignment
               for the benefit of creditors.

       D.      Tenant obtains its leasehold estate by a taking of the leasehold estate of a prior
               tenant hereunder by process or operation of Law.

       E.      Tenant is in default beyond any notice and cure period under any other lease or
               agreement with Landlord in the Building (other than for parking).

       F.      Tenant’s failure to retain tax-exempt status, where Tenant does not commence to
               cure the failure within ten (10) days and thereafter diligently pursue a course of
               action that will cure the failure and bring Tenant back into compliance with the
               lease. [Comment: Delete if inapplicable.]

SECTION 21. REMEDIES.

Upon the occurrence of any Event of Default under this Lease, whether specifically enumerated or
not, Landlord shall have the option to terminate this Lease and Tenant’s right of possession and
collect from Tenant damages equal to any unpaid rent and any other amount necessary to
compensate Landlord for the detriment caused by Tenant’s breach of this Lease.

SECTION 22. REDELIVERY OF PREMISES.

Tenant agrees to redeliver to Landlord the physical possession of the Premises at the end of the
Term of this Lease, or any extension of this Lease, in good condition, excepting reasonable wear
and tear, and damage by fire or from any other cause not attributable to the willful or negligent act
of the Tenant, or its employees, agents, invitees, or visitors.

SECTION 23. HOLDING OVER.

Any holding over after the expiration of the Term of this Lease shall be deemed to constitute a
tenancy from month to month only, and shall be on the same terms and conditions as specified in
this Lease, so far as applicable, and at a monthly rental equal to that for the previous month.

SECTION 24. ATTORNEY’S FEES.

If either party institutes a suit against the other for violation of or to enforce any covenant or
condition of this Lease, or if either party intervenes in any suit in which the other is a party to



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enforce or protect its interest or rights, the prevailing party shall be entitled to all of its costs and
expenses, including, without limitation, reasonable attorneys' fees.

SECTION 25. TIME IS OF THE ESSENCE.

Time is of the essence in this Lease.

SECTION 26. OPTION TO RENEW.

Tenant is hereby given an option to renew this lease for an additional term of _____ years by giving
Landlord written notice on or before ninety (90) days before the expiration of the Term of this lease.
The renewal lease is to be upon the same terms, covenants, and conditions contained in this Lease
except as to Base Rent as provided herein and Tenant Improvements.

SECTION 27. SIGNAGE.

        A.      Landlord reserves the right for itself or its agents to install a sign designating the
                Building or Parcel for sale or for lease, and shall be permitted to show the space
                to a prospective tenant or buyer.

        B.      Following Landlord's consent, Tenant shall have the right to place on the
                Premises, at locations selected by Tenant, any signs which are permitted by
                applicable zoning ordinances and private restrictions. Landlord may refuse
                consent to any proposed signage that is in Landlord's opinion too large, deceptive,
                unattractive or otherwise inconsistent with or inappropriate to the Premises or use
                of any other tenant. Landlord shall assist and cooperate with Tenant in obtaining
                any necessary permission from governmental authorities or adjoining owners and
                occupants or Management Company or cooperative or condominium board, as the
                case may be, for Tenant to place or construct the foregoing signs. Tenant shall
                repair all damage to the Premises resulting from the removal of signs installed by
                Tenant. Landlord acknowledges that Tenant is the sole owner of the sign situated
                on the Parcel and that Tenant may only enlarge, improve, or remove the sign upon
                prior consent of Landlord.

SECTION 28. TENANT IMPROVEMENTS.

        A.      Landlord hereby agrees to a tenant improvement allowance in the total sum of
                $___________ (“Tenant Allowance”), which represents the portion of the cost of
                the tenant improvements described in the Work Letter and specified by Tenant to
                be constructed by Landlord.

        B.      The cost of such Tenant Improvements shall be borne by Landlord up to the amount
                of the Tenant Allowance.

        C.      All costs of such Tenant Improvements constructed in compliance with the Work
                Letter in excess of the Tenant Allowance that have been approved by Tenant shall



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               be advanced by Landlord during construction but shall be reimbursed to Landlord by
               Tenant as provided below.
     .
SECTION 29. SUBORDINATION.

This lease is subject and subordinate to all mortgages and deeds of trust which may now or hereafter
encumber the Building, Parcel, or any appurtenances thereto, or any leases, renewals or
modifications related thereto. This clause shall be self-operative and no further instruments of
subordination shall be required in order for this clause to be effective. Tenant hereby agrees to
execute, within 10 days of a request, any and all reasonable instruments in writing required by
Landlord or any lender to subordinate Tenant's rights acquired by this Lease in accordance with this
clause.

OR

SECTION 29. SUBORDINATION.

The term “Landlord” shall mean only the owner for the time being of the Building and Parcel, and
in the event of a transfer by that owner of its interest in the Building or Parcel, the owner shall be
released and discharged from all covenants and obligations of the Landlord thereafter accruing, but
such covenants and obligations shall be binding during the lease term on each new owner, and their
successors and assigns for the duration of this lease.

SECTION 30. LANDLORD’S LIEN.

Landlord shall have at all times a valid lien for all rentals and other sums of money becoming due
under this Lease from Tenant, subject to any purchase money liens or security interests outstanding
from time to time to third parties, on all goods, wares, equipment, fixtures, furniture, and other
personal property of Tenant situated on and in the Premises. After notice of default is given by
Landlord, such property shall not be removed from the premises without the consent of Landlord
which shall be given when all rent in arrears as well as any and all other sums of money then due to
Landlord under this Lease have been paid.

       A.      Tenant hereby grants a security interest, subject to any purchase money liens or
               security interests executed by Tenant outstanding from time to time to third
               parties, in such personal property described in this Section 31. The lien hereby
               granted may be foreclosed on in the manner and form provided for under the
               Uniform Commercial Code of the State of _________, or in any other manner and
               form provided by law.

SECTION 31. ENTIRE AGREEMENT.

This Lease and the following exhibits and attachments constitute the entire agreement between
the parties and supersede all prior agreements and understandings related to the Premises,
including all lease proposals, letters of intent and other documents: EXHIBIT A,




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EXHIBIT B and




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EXHIBIT C

SECTION 32. NOTICE.

Wherever in this Lease it is required or permitted that notice or demand be given or served by either
party on the other, such notice or demand shall be deemed given or served when written and hand
delivered, or deposited in the United States Mail, certified, return receipt requested, postage prepaid,
addressed as follows:

         To Landlord: ___________________________
                      ___________________________
                      ___________________________
                      ___________________________

         To Tenant:    ___________________________
                       ___________________________
                       ___________________________
                       ___________________________

SECTION 33. MISCELLANEOUS.

    A.         The parties hereby agree that this document contains the entire agreement
               between the parties and this Agreement shall not be modified, changed, altered or
               amended in any way except through a written amendment signed by all of the
               parties hereto.

    B.         Tenant represents that Tenant was not shown the Premises by any real estate
               broker or agent and that Tenant has not otherwise engaged in, any activity which
               could form the basis for a claim for real estate commission, brokerage fee, finder's
               fee or other similar charge, in connection with this Lease. [Option: This
               paragraph may be customized to set forth a broker or brokers used in this
               transaction.]

    C.         This Agreement shall be governed, construed and interpreted by, through and
               under the Laws of the _____. [Instruction: Insert state.]

    D.         If any provision of this Agreement or the application thereof shall, for any reason
               and to any extent, be invalid or unenforceable, neither the remainder of this
               Agreement nor the application of the provision to other persons, entities or
               circumstances shall be affected thereby, but instead shall be enforced to the
               maximum extent permitted by law.

    E.         Any mention of or references to the Landlord or the Tenant contained in this
               Lease shall be deemed to extend to and include the heirs, executors,
               administrators, successors and assigns of the Landlord and of the Tenant and sub-
               tenants of the Tenant as the case may be, and if the Landlord or Tenant shall be a



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             female or if there be more than one Landlord or Tenant, the pronouns used
             throughout shall be taken to be altered accordingly.

    F.       No indulgence, waiver, election or non-election by Landlord under this
             Agreement shall affect Tenant's duties and liabilities hereunder.


[SIGNATURE PAGE TO FOLLOW]




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IN WITNESS WHEREOF, each of Landlord and Tenant has caused this Lease to be executed
on this __________ day of _______________________, 20_____.



TENANT: _______________________________________

By: ___________________________
Name: ________________________
Title: _________________________



LANDLORD: ___________________________________________

By: ___________________________
Name: ________________________
Title: _________________________

RECEIPT OF TENANCY AGREEMENT:

THE UNDERSIGNED hereby acknowledges receiving a duplicate original copy of the herein
Lease this _______ day of ____________, 20______.




© Copyright 2013 Docstoc Inc.                                               19
                                      EXHIBIT A

                           (Outline and Location of Premises)




© Copyright 2013 Docstoc Inc.                                   20
                                EXHIBIT B

                                (Work Letter)




© Copyright 2013 Docstoc Inc.                   21
                                 EXHIBIT C

                                (Parking Plan)




© Copyright 2013 Docstoc Inc.                    22
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Entire document copyright © Docstoc®, Inc., 2010 - 2013 All Right Reserved




© Copyright 2013 Docstoc Inc.                                                                                                 23
reto.

    2. Tenant represents that Tenant was not shown the Premises by any real estate
       broker or agent and that Tenant has not otherwise engaged in, any activity which
       could form the basis for a claim for real estate commission, brokerage fee,
       finder's fee or other similar charge, in connection with this Lease. [Option: This
       paragraph may be customized to set forth a broker or brokers used in this
       transaction.]

    3. This Agreement shall be governed, construed and interpreted by, through and
       under the Laws of the _____. [Instruction: Insert state.]

    4. If any provision of this Agreement or the application thereof shall, for any reason
        and to any extent, be invalid or unenforceable, neither the remainder of this
        Agreement nor the application of the provision to other persons, entities or
        circumstances shall be affected thereby, but instead shall be enforced to the
        maximum extent permitted by law.

    5. Any mention of or references to the Landlord or the Tenant contained in this
       Lease shall be deemed to extend to and include the heirs, executors,
       administrators, successors and assigns of the Landlord and of the Tenant and sub-
       tenants of the Tenant as the case may be, and if the Landlord or Tenant shall be a



© Copyright 2013 Docstoc Inc.                                                             29
       female or if there be more than one Landlord or Tenant, the pronouns used
       throughout shall be taken to be altered accordingly.

    6. No indulgence, waiver, election or non-election by Landlord under this
       Agreement shall affect Tenant's duties and liabilities hereunder.




                        [SIGNATURE PAGE TO FOLLOW]




© Copyright 2013 Docstoc Inc.                                                   30
IN WITNESS WHEREOF, each of Landlord and Tenant has caused this Lease to be
executed on this __________ day of _______________________, 20_____.



TENANT: _______________________________________

By: ___________________________
Name: ________________________
Title: _________________________



LANDLORD: ___________________________________________

By: ___________________________
Name: ________________________
Title: _________________________

RECEIPT OF TENANCY AGREEMENT:

THE UNDERSIGNED hereby acknowledges receiving a duplicate original copy of the
herein Lease this _______ day of ____________, 20______.




© Copyright 2013 Docstoc Inc.                                                    31
                                   EXHIBIT A

                        (Outline and Location of Premises)




© Copyright 2013 Docstoc Inc.                                32
                                EXHIBIT B

                                (Work Letter)




© Copyright 2013 Docstoc Inc.                   33
                                 EXHIBIT C

                                (Parking Plan)




© Copyright 2013 Docstoc Inc.                    34
								
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