Common use of OPERATING EXPENSE ESCALATIONS Clause in Contracts

OPERATING EXPENSE ESCALATIONS. Tenant shall pay to Landlord as additional rent hereunder when and as designated by notice in writing by Landlord, SEVENTY TWO AND FORTY FOUR Hundredths percent (72.44%) of any increase in Landlord's operating expenses over those incurred during the calendar year period commencing January 1, 2001 and ending December 31, 2001, which for this provision shall be Tenant's base year (referred to herein as the "Base Year"). For this provision, operating expenses are defined as all reasonable expenses of Landlord in maintenance, repair and operation and management of the Property for the benefit or protection of all property, tenants and owners thereof. Capital improvements, reimbursed expenses, interest, and expenses related to mortgaging of the Property or extension of any mortgage financing shall not be considered operating expenses under this provision. For calculating Landlord's annual operating expenses for the Property, Landlord's operating expenses shall include, but are not limited to, the following categories with descriptions: Heat: Fuel necessary to heat the entire Building. Hot Water: Fuel necessary to provide hot water to all bathroom areas within the Building. Air Conditioning: Electric power necessary to air condition all applicable interior areas of the Building, unless served by a separate system maintained for any tenant. City Water and Sewage: Public water and sewage charges for the Property. Off-Street Parking: Cost to rent and maintain all parking lot(s) used by all tenants of the Property. Landscaping: Costs for grass cutting, shrub maintenance, tree pruning, watering, etc. Exterior Maintenance: Costs for maintaining and repairing all exterior areas of the Property. Snow Removal: Costs to shovel, plow, sand, salt, and remove snow off-site from the parking lots and exterior common entryway areas serving the Property. Common Area Janitorial: Costs to clean and maintain the interior common areas of the Building. Common Area Janitorial Supplies: Costs of all supplies and materials to clean and maintain the interior common areas of the Building. Rubbish: Cost to remove all rubbish and debris off-site from the Building and rental fees for any dumpsters for use by all tenants or by Landlord in maintaining the Building. On-Line Alarm System: Cost of maintaining, repairing and monitoring as necessary all electronic common area security systems for the protection of the common areas of the Building. On-Site Security Person: Costs of providing one (1) on-site security person from 4:30 P.M. to 8:30 P.M. Monday through Friday excepting holidays from October 1st of each calendar year through March 31st in the following calendar year.

OPERATING EXPENSE ESCALATIONS. For the period February 1st 2004 to June 30th 2005 the Tenant shall pay to Landlord as additional rent hereunder when and as designated by notice in writing by Landlord, SEVENTY EIGHTY TWO AND FORTY FOUR FIVE Hundredths percent (72.4482.45%) of any increase in Landlord's operating expenses over those incurred during the calendar year period commencing January 1, 2001 and ending December 31, 2001, which for this provision shall be Tenant's base year (referred to herein as the "Base Year"). For the period July 1st 2005 to June 30th 2009 the Tenant shall pay to Landlord as additional rent hereunder when and as designated by notice in writing by Landlord, EIGHTY TWO AND FORTY FIVE Hundredths percent (82.45%) of any increase in Landlord's operating expenses over those incurred during the calendar year period commencing January 1, 2005 and ending December 31, 2005, which for this provision shall be Tenant's base year (referred to herein as the "Base Year"). For this provision, operating expenses are defined as all reasonable expenses of Landlord in the maintenance, repair and operation and management of the Property property for the benefit or protection of all property, tenants and owners Owners thereof. Capital improvements, reimbursed expenses, interest, and expenses related to mortgaging of the Property or extension of any mortgage financing shall not be considered operating expenses under this provision. Additionally operating expenses shall also exclude any costs related to leasing or marketing of vacant office space and any costs reimbursed by Tenant. For calculating Landlord's annual operating expenses for the Property, . Landlord's operating expenses shall include, but are not limited to, the following categories with descriptions: Heat: Fuel necessary to heat the entire Building. Hot Water: Fuel necessary to provide hot water to all bathroom areas within the Building. Air Conditioning: Electric power necessary to air condition all applicable interior areas of the Building, unless served by a separate system maintained for by any tenantTenant. City Water and Sewage: Public water and sewage charges for the Propertyproperty. Off-Street Parking: Cost to rent and maintain all parking lot(s) used by all tenants Tenant's of the Property. Landscaping: Costs for grass cutting, shrub maintenance, tree pruning, watering, etc. Exterior Maintenance: Costs for maintaining and repairing all exterior areas of the Propertyproperty. Snow Removal: Costs to shovel, plow, sand, salt, and remove said snow off-site from the parking lots and exterior common entryway areas serving the Propertyservicing this property. Common Area Janitorial: Costs to clean and maintain the interior common areas of the Building. Common Area Janitorial Supplies: Costs of all supplies and materials to clean and maintain the interior common areas of the Building. Rubbish: Cost to remove all rubbish and debris off-site from the Building and rental fees for any dumpsters a dumpster(s) for use by all tenants Tenants or by Landlord in maintaining the Building. On-Line Alarm System: Cost of maintaining, repairing and monitoring as necessary all electronic common area security systems for the protection of the common areas of the Building. On-Site Security Person: Costs of providing one (1) on-site security person from 4:30 P.M. to 8:30 P.M. (four hours per business day) Monday through Friday excepting holidays from October 1st of each calendar year through March 31st in the following calendar year.

OPERATING EXPENSE ESCALATIONS. For the period January 1, 2010 – December 31, 2010, Tenant shall pay to Landlord as additional rent hereunder when and as designated by notice in writing by Landlord, SEVENTY EIGHTY TWO AND FORTY FOUR FIVE Hundredths percent (72.4482.45%) of any increase in Landlord's operating expenses over those incurred during the calendar year period commencing January 1, 2001 2005 and ending December 31, 20012005, which for this provision the above reference time period shall be Tenant's base year (referred to herein as the "Base Year"). For the period January 1, 2011 – June 30, 2012, Tenant shall pay to Landlord as additional rent hereunder when and as designated by notice in writing by Landlord, FIFTY NINE AND TWENTY NINE Hundredths percent (59.29%) of any increase in Landlord's operating expenses over those incurred during the calendar year period commencing January 1, 2005 and ending December 31, 2005, which for the above reference time period shall be Tenant's base year (referred to herein as the "Base Year"). For the period July 1, 2012 – June 30, 2017, Tenant shall pay to Landlord as additional rent hereunder when and as designated by notice in writing by Landlord, FIFTY NINE AND TWENTY NINE Hundredths percent (59.29%) of any increase in Landlord's operating expenses over those incurred during the calendar year period commencing January 1, 2012 and ending December 31, 2012, which for the above reference time period shall be Tenant's base year (referred to herein as the "Base Year"). For this provision, operating expenses are defined as all reasonable expenses of Landlord in the maintenance, repair and operation and management of the Property property for the benefit or protection of all property, tenants Tenants and owners thereofOwners thereof consistent with past practices. Capital improvements, reimbursed expenses, interest, and expenses related to mortgaging of the Property or extension of any mortgage financing shall not be considered operating expenses under this provision. Additionally operating expenses shall also exclude any costs related to leasing or marketing of vacant office space and any costs reimbursed by Tenant. For calculating Landlord's ’s annual operating expenses for the Property, . Landlord's ’s operating expenses shall include, but are not limited to, the following categories with descriptions: Heat: Fuel necessary to heat the entire Building. Hot Water: Fuel necessary to provide hot water to all bathroom areas within the Building. Air Conditioning: Electric power necessary to air condition all applicable interior areas of the Building, unless served by a separate system maintained for by any tenantTenant. City Water and Sewage: Public water and sewage charges for the Propertyproperty. Off-Street Parking: Cost to rent and maintain all parking lot(s) used by all tenants Tenant's of the Property. Landscaping: Costs for grass cutting, shrub maintenance, tree pruning, watering, etc. Exterior Maintenance: Costs for maintaining and repairing all exterior areas of the Property. Snow Removal: Costs to shovel, plow, sand, salt, and remove snow off-site from the parking lots and exterior common entryway areas serving the Property. Common Area Janitorial: Costs to clean and maintain the interior common areas of the Building. Common Area Janitorial Supplies: Costs of all supplies and materials to clean and maintain the interior common areas of the Building. Rubbish: Cost to remove all rubbish and debris off-site from the Building and rental fees for any dumpsters for use by all tenants or by Landlord in maintaining the Building. On-Line Alarm System: Cost of maintaining, repairing and monitoring as necessary all electronic common area security systems for the protection of the common areas of the Building. On-Site Security Person: Costs of providing one (1) on-site security person from 4:30 P.M. to 8:30 P.M. Monday through Friday excepting holidays from October 1st of each calendar year through March 31st in the following calendar year.