INDUSTRIAL REAL ESTATE LEASE
(Multi-Tenant Facility)
Exclusively for Las Vegas Motor Speedway Research & Development Center
ARTICLE ONE: BASIC TERMS
This Article One contains the Basic Terms of this Lease between the Landlord
and Tenant named below. Other Articles, Sections and Paragraphs of the Lease
referred to in this Article One explain and define the Basic Terms and are to
be read in conjunction with the Basic Terms.
SECTION 1.01. Date of Lease: July 19, 1999
SECTION 1.02. Landlord: Las Vegas Motor Speedway, LLC, a Nevada
limited liability company
Address: ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
▇▇▇▇, ▇▇▇▇▇, ▇▇▇: ▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇▇ ▇▇▇▇▇
SECTION 1.03. Tenant: Direct Focus, Inc.
Address: ▇▇▇▇ ▇▇ ▇▇▇▇ ▇▇▇▇▇▇
▇▇▇▇, ▇▇▇▇▇, ▇▇▇: ▇▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇
SECTION 1.04. Property: The demised premises (the "Property") is
Building "P", ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ (the "Building"), as further described
on Exhibit "A-1" attached hereto and incorporated herein by reference. "Net
Rentable Area" of the Property (as described on Exhibit "A-2") is
approximately 53,657 square feet.
SECTION 1.05. Lease Term: Three (3) years beginning on December 1, 1999
or such other date as specified in this Lease, and ending on November 30, 2002.
SECTION 1.06. Rend and Other Charges Payable by Tenant:
(a) Base Rent: $.024 per square foot Twelve Thousand Eight Hundred
Seventy-seven and 68/100's Dollars ($12,877.68) per month for
the first twelve (12) months, as provided in Section 3.01, and
shall be increased EACH TWELVE (12) MONTHS after the
Commencement Date, either (i) in accordance with the increase
in the United States Department of Labor, Bureau of Labor
Statistics, U.S. All Cities Average, Consumer Price Index for
Urban Wage Earners and Clerical Workers (for all items
1982-1984 = 100) (the "Index"), as provided in Section 3.02,
or (ii) fixed of three and one-half (3.5%) percent Cost of
Living Increase annually. If (ii) is completed, then (i) and
Section 3.02 are inapplicable.
(b) Other Periodic Payments: Tenant shall be responsible for
payment of certain charges directly such as personal property
taxes (See Section 4.02), utilities (See Section 4.03), and
certain insurance (See Section 4.04). In addition, Tenant
shall be responsible for payment of Tenant's Proportionate
Share of Building Operating Costs (See Section 4.05). Tenant's
Proportionate Share of Building Operating Costs is currently
estimated to be $0.5 per month for the Property.
SECTION 1.07. Tenant's Proportionate Share: (See Section 4.05)
$2,682.85, (0.37%) (monthly based on 1st twelve
months of Lease Term).
SECTION 1.08. Initial Security Deposit: (See Section 3.03 and
Paragraph 13.03(C)) $14,000.00
SECTION 1.09. Tenant's Guarantor: (If none, so state) Direct Focus,
Inc.
SECTION 1.10. Permitted Uses: (See Section 5.01) Storage Assembly
and Distribution of Consumer Products
SECTION 1.11. Vehicle Parking Spaces Allotted to Tenant: (See
Section 4.05) Reciprocal
SECTION 1.12. Brokers: (See Article Fourteen) (If none, so state)
▇▇▇ & Associates Commercial Real Estate Services and
Americana Commercial
SECTION 1.13. Riders: The following Riders are attached to and made
a part of this Lease: (If none, so state) Agency
Disclosure, Hazardous Waste and ADA
ARTICLE TWO: LEASE TERM
SECTION 2.01. Lease of Property for Lease Term. Landlord leases the
Property to Tenant and Tenant leases the Property from Landlord for the Lease
Term. The Lease Term is for the period stated in Section 1.05 above and shall
begin and end on the dates specified in Section 1.05 above, unless the beginning
or end of the Lease Term is changed under any provision of this Lease. The
"Commencement Date" shall be the date specified in Section 1.05 above for the
beginning of the Lease Term, unless advanced or delayed under any provision of
this Lease. At such time as the Commencement Date shall have been established,
Landlord and Tenant shall execute Exhibit "B" attached hereto and incorporated
herein by reference as a confirmation of said date.
SECTION 2.02. Delay in Commencement. Landlord shall not be liable to
Tenant if Landlord does not delivery possession of the Property to Tenant on the
first date specified in Section 1.05 above. ▇▇▇▇▇▇▇▇'s non-delivery of the
Property to Tenant on that date shall not affect this Lease or the obligations
of Tenant under this Lease. However, the Commencement Date shall be delayed
until possession of the Property is delivered to Tenant provided the delay is
caused solely by Landlord. The Lease Term shall be extended for a period equal
to the delay in delivery of possession of the Property to Tenant, plus the
number of days necessary to end the Lease Term on the last day of a month. If
delivery of possession of the Property to Tenant is delayed, Landlord and Tenant
shall, upon such delivery, execute Exhibit "B" as confirmation of the
Commencement Date.
SECTION 2.03. Early Occupancy. If Tenant occupies the Property prior to
the Commencement Date with ▇▇▇▇▇▇▇▇'s permission, ▇▇▇▇▇▇'s occupancy of the
Property shall be subject to all of the provisions of this Lease, including,
without limitation, all insurance requirements. Early occupancy of the Property
shall not advance the expiration date of this Lease. Tenant shall pay Base Rent
and all other charges specified in this Lease for the early occupancy period.
SECTION 2.04. Holding Over. Tenant shall vacate the Property upon the
expiration or earlier termination of this Lease. Tenant shall reimburse Landlord
for and indemnify Landlord against all damages incurred by landlord from any
delay by ▇▇▇▇▇▇ in vacating the Property; including, without limitation, any
claim made by any succeeding tenant based on or resulting from such failure to
surrender. If Tenant does not vacate the Property upon the expiration or earlier
termination of the Lease and Landlord thereafter accepts rent from Tenant,
▇▇▇▇▇▇'s occupancy of the Property shall be a "month-to-month" tenancy only, and
not a renewal hereof or an extension for any further term, subject to all of the
terms of this Lease applicable to a month-to-month tenancy, except that the Base
Rent then in effect shall be increased by fifty percent (50%). Nothing in this
Section 2.04 shall be construed as a consent by Landlord to any holding over by
▇▇▇▇▇▇ and Landlord expressly reserves the right to require Tenant to surrender
possession of the Property upon the expiration of the Lease Term or upon the
earlier termination hereof and to assert any remedy in law or equity to evict
Tenant and/or collect damages in connection with such holding over.
ARTICLE THREE: BASE RENT
SECTION 3.01. Time and Manner of Payment. Upon execution of this Lease,
Tenant shall pay Landlord the Base Rent in the amount stated in Paragraph
1.06(a) above together with an estimate of Additional Rent (as hereinafter
defined) for the first full month of the Lease Term. The Base Rent shall be
appropriately prorated for any fractional month on the basis of a thirty (30)
day month. On the first day of the second month of the Lease Term and each month
thereafter, Tenant shall pay Landlord the Base Rent, in advance, without offset,
deduction or prior demand. The Base Rent shall be payable at Landlord's address
or at such other place as Landlord may designate in writing.
Initials
Landlord ___________
Tenant _____________
SECTION 3.02. Cost of Living Increases. The Base Rent shall be
increased at the times specified in Paragraph 1.06(a) above, in proportion to
the increase in the Index which has occurred between the month three (3) months
prior to the first month of the Lease Term and the month three (3) months prior
to the month in which the Base Rent is to be increased. Landlord shall notify
Tenant of each increase by delivering a written statement setting forth the
Indices for the appropriate months, the percentage increase between those two
Indices, and the new amount of the Base Rent. The Base Rent shall not be reduced
from the last previous adjusted Base Rent by reason of any decrease in the
Index. Tenant shall pay the new Base Rent from its effective date until the next
periodic increase. Landlord's notice may be given after the effective date of
the increase since the Index for the appropriate month may be unavailable on the
effective date. In such event, Tenant shall pay Landlord the necessary rental
adjustment for the months elapsed between the effective date of the increase and
Landlord's notice of such increase within ten (10) days after ▇▇▇▇▇▇▇▇'s notice.
If the format or components of the Index are materially changed after the Date
of Lease, Landlord shall substitute an Index which is published by the Bureau of
Labor Statistics or similar agency and which is most nearly equivalent to the
Index in effect on the Date of Lease. Landlord shall notify Tenant of the
substituted Index, which shall be used to calculate the increase in the Base
Rent unless Tenant objects in writing within fifteen (15) days after receipt of
landlord's notice. If Tenant objects, the substitute Index shall be determined
in accordance with the rules and regulation s of the American Arbitration
Association. The cost of such arbitration shall be borne by Tenant.
SECTION 3.03. Security Deposit Increases. Each time the Base Rent is
increased, Tenant shall deposit additional funds with Landlord sufficient to
increase the Security Deposit to an amount which bears the same relationship to
the adjusted Base Rent as the initial Security Deposit bore to the initial Base
Rent.
SECTION 3.04. Termination; Advance Payments. Upon termination of this
Lease under Article Seven (Damage or Destruction), Article Eight (Condemnation)
or any other termination not resulting from ▇▇▇▇▇▇'s default, and after ▇▇▇▇▇▇
has vacated the Property in the manner required by this Lease, an equitable
adjustment shall be made concerning advance rent, any other advance payments
made by Tenant to Landlord, and accrued real property taxes, and landlord shall
refund the unused portion of the Security Deposit to Tenant or Tenant's
successor.
ARTICLE FOUR: OTHER CHARGES PAYABLE BY TENANT
SECTION 4.01. Additional Rent and Definitions.
(a) Additional Rent. All charges payable by Tenant other than Base
Rent are called "Additional Rent." Unless this Lease provides
otherwise, all Additional Rent shall be paid with the next
monthly installment of Base Rent. The term "rent" shall mean
Base Rent and Additional Rent.
(b) Definitions. The Property is part of a multi-tenant
industrial/commercial real property development of landlord
(the "Project"). The Project includes the land, the buildings
and all other improvements located thereon, and the Common
Areas (as hereinafter defined). As used in this Lease,
"Building" shall mean the building of which the Property is a
part. As used in this Lease, "Common Areas" shall mean all
areas within the Project which are available for the common
use of tenants of the Project and which are not leased or held
for the exclusive use of Tenant or other tenants, including,
but not limited to, parking areas, driveways, sidewalks,
loading areas, access roads, corridors, landscaping and
planted areas. Landlord may from time to time change the size,
location, nature and use of any of the Common Areas, including
converting Common Areas into leasable areas, constructing
additional parking facilities (including parking structures)
in the Common Areas, and increasing or decreasing Common Area
land and/or facilities. Tenant acknowledges that such
activities may result in occasional inconvenience to Tenant
from time to time. Such activities and changes shall be
expressly permitted if they do not materially affect Tenant's
use of the Property.
SECTION 4.02. Taxes.
(a) Payment. Tenant shall be liable for and shall pay before
delinquency (and, upon demand by Landlord, Tenant shall
furnish Landlord with satisfactory evidence of the payment
thereof) all taxes and assessments of whatsoever kind or
nature, and penalties and interest thereon, if any, levied
against ▇▇▇▇▇▇'s personal property and any other personal
property of whatsoever kind and to whomsoever belonging
situated or installed in or upon the Property, whether or not
affixed to the realty. Any leasehold improvements in excess of
those provided at Landlord's expense pursuant to this Lease
shall be deemed ▇▇▇▇▇▇'s personal property for the purposed of
this Section 4.02. If at any time during the term of this
Lease any such taxes on Tenant's property are assessed as part
of the tax on the real property of which the Property is a
part, then in such event Tenant shall pay to Landlord the
amount of such additional taxes as may be levied against the
real property by reason thereof. Tenant shall use its best
efforts to have ▇▇▇▇▇▇'s property assessed separately from
said real property.
(b) Impositions. For the purposes of Section 4.05 of this Lease,
"Impositions" means:
(i) Any real estate taxes, assessments or other charges
assessed against the Building and related structures
and parking facilities and the land on which they are
located.
(ii) All personal property taxes on personal property used
in connection with the Building and related
structures other than taxes payable by Tenant under
Paragraph 4.02(a) hereof and taxes of the same kind
as those described in said Paragraph payable by other
tenants in the Building pursuant to corresponding
provisions of their leases.
(iii) Any and all environmental levies or charges now in
force affecting the building or any portion thereof,
or which may hereafter become effective, including,
but not limited to, parking taxes, levies, or
charges, employer parking regulations and any other
parking or vehicular regulations, levies, or charges
imposed by any municipal, state or federal agency or
authority.
(iv) Any other taxes levied or assessed in addition to or
in lieu of such real or personal property taxes.
(c) Exclusion. Notwithstanding anything to the contrary contained
in this Section 4.02, Tenant shall not be liable for any of
the following taxes and assessments:
(i) Personal property, fixture or equipment taxes
assessed against the property used by Landlord in
operating, managing or leasing the Building;
(ii) Inheritance tax, estate taxes, gift taxes, income
taxes, transfer taxes and excess profit taxes.
(d) Substituted Taxes. If at any time during the term of this
Lease, under the laws of the United, States, Nevada or any
political subdivision thereof, a tax or excise on rents or
other tax (except income tax), however described, is levied or
assessed by the United States, Nevada or said political
subdivision against Landlord on account of any rent reserved
or space leased under this Lease, all such tax or excise on
rents or other taxes shall be paid by Tenant. Whenever
Landlord shall receive any statement or bill for any such tax
or shall otherwise be required to make any payment on account
thereof, Tenant shall pay the amount due hereunder within ten
(10) days after demand therefore accompanied by delivery to
Tenant of a copy of such tax statement, if any.
(e) Right to Contest. Tenant shall have the right to contest any
taxes the payment of which, in whole or in part, is the
obligation of Tenant hereunder. Said right to contest shall
not excuse Tenant of its obligation to pay such taxes as
herein provided. However, in the event that the effect of such
contest is to extend or postpone the date on which such taxes
are delinquent, Tenant may, instead of payment, deposit with
Landlord the amount of such claimed tax payable by ▇▇▇▇▇▇,
together with interest and penalties thereon, pending
resolution of such contest, and within a reasonable time,
deliver to Landlord either (a) evidence satisfactory to
Landlord that such claim of taxability has been withdrawn or
defeated, in which event such deposit shall be returned to
Tenant to the extent it exceeds any monies then payable by
Tenant or (b) an instruction that such claim of taxability has
not been defeated and that such deposit be applied towards
payment of Tenant's obligations therefor. Such deposit shall
not relieve Tenant of the obligation to make any additional
payments for which ▇▇▇▇▇▇ would otherwise be responsible
hereunder. Tenant shall indemnify, save and hold Landlord, the
Building, the Project and the Property free, clear and
harmless from any and all liability, loss, costs, charges,
penalties, obligations, liens, expenses, reasonable attorneys'
fees, litigation, judgments, damages, claims and demands of
any kind whatsoever in connection with, arising out of, or by
reason of any contest of taxes pursuant to this Paragraph
4.02(e).
(f) Prorata Share. All taxes and assessments of whatever kind or
nature and penalties and interest thereon, if any, levied
against Tenant, other than ▇▇▇▇▇▇'s personal property as set
forth in Paragraph 4.02(a) herein, shall be determined based
upon ▇▇▇▇▇▇'s prorata portion of said tax and/or assessment
equal to ▇▇▇▇▇▇'s Proportionate Share.
SECTION 4.03. Utilities. Tenant shall be solely responsible for and
shall promptly pay, directly to the appropriate supplier, the cost of all
natural gas, heat (including filter replacement), light (including light
bulbs and ballast replacement), power, sewer service, telephone, water,
refuse disposal and other
Initials
Landlord ___________
Tenant _____________
utilities and services supplied to the Property. However, if any services or
utilities are jointly metered with other property, Landlord shall make a
reasonable determination of Tenant's proportionate share of the cost of such
utilities and services and Tenant shall pay such share to Landlord as
provided in Section 4.05 hereof.
SECTION 4.04. Insurance Premiums.
(a) Liability Insurance. At all times during the Lease Term,
Tenant shall maintain an policy of comprehensive public
liability insurance, at Tenant's expense, insuring Landlord
against liability arising out of the ownership, use,
occupancy, or maintenance of the Property. The initial amount
of such insurance shall be at least Two Million Dollars
($2,000,000), Combined Single Limit, for injuries to persons
and property, and shall be subject to periodic increase based
upon inflation, increased liability awards, recommendation of
professional insurance advisers, and other relevant factors.
However, the amount of such insurance shall not limit Tenant's
liability nor relieve Tenant of any obligation hereunder. The
policy shall contain cross-liability endorsements, if
applicable, and shall insure Tenant's performance of the
indemnity provisions of Paragraphs 5.04(a), (b), and (e).
Tenant shall, at Tenant's expense, maintain such other
liability insurance as Tenant deems necessary to protect
Tenant, including, without limitation, workers compensation
insurance in the manner required by law.
(b) Hazard and Rental Income Insurance. During the Lease Term,
Landlord shall maintain policies of insurance at Tenant's
expense, covering loss of or damage to the Property in the
full amount of its replacement value. Such policies shall
provide protection against all perils included within the
classification of fire, extended coverage, vandalism,
malicious mischief, special extended perils (all risk),
sprinkler leakage, earthquake sprinkler leakage, and inflation
guard endorsement, and any other perils (except flood and
earthquake, unless required by any lender holding a security
interest in the Property) which Landlord deems necessary.
Landlord may, but is not obligated to, obtain insurance
coverage for Tenant's fixtures, equipment or building
improvements installed by Tenant in or on the Property. Tenant
shall, at Tenant's expense, maintain such primary or
additional insurance on its fixtures, equipment and building
improvements as Tenant deems necessary to protect its
interest. During the Lease term, Landlord shall also maintain
a rental income insurance policy at Tenant's expense with loss
payable to Landlord in an amount equal to one year's Base
Rent, Operating Expenses for one year, estimated real property
taxes and insurance premiums. Tenant will not be named in any
such policies carried by Landlord and shall have no right to
any proceeds therefrom. Tenant shall not do or permit to be
done anything which invalidates any such insurance policies.
(c) Payment of Premiums; Insurance Policies. Subject to Section
4.05 of this Lease, Tenant shall pay all premiums for the
insurance p9olicies covering the Property described in
Paragraphs 4.04(a) and (b) within fifteen (15) days after
receipt by Tenant of a copy of the premium statement or other
evidence of the amount due. If the insurance policies
maintained by Landlord cover improvements or real property
other than the Property, Landlord shall also deliver to Tenant
a statement of the amount of the premiums applicable to the
Property showing, in reasonable detail, how such amount was
computed. If the Lease Term expires before the expiration of
the insurance policy period, Tenant's liability for insurance
premiums shall be prorated on an annual basis. All insurance
shall be maintained with companies holding a "General
Policyholder's Rating" of A+ or better, as set forth in the
most current issue of "Best's Insurance Guide." Tenant shall
be liable for the payment of any deductible amount under
Landlord's insurance policies.
(d) Use. Tenant shall not use or occupy, or permit the Property to
be used or occupied in a manner which will increase the rates
of insurance for the Property or the Building, which will make
void or voidable any insurance then in force with respect
thereto, which would constitute a defense to any action
thereon, or which will make it impossible to obtain any
insurance with respect thereto. If, by reason of the failure
of Tenant to comply herewith, any insurance rates for the
Property or the Building become higher than they otherwise
would be, Tenant shall reimburse Landlord, on the first day of
the calendar month next succeeding notice by Landlord to
Tenant of said increase, for that part of all insurance
premiums thereafter paid by Landlord which shall have been
charged because of such failure of Tenant. Any policy of
insurance maintained by Tenant insuring against any risk in,
upon, about or in any way connected with the Property or
Tenant's use thereof shall, to the extent reasonably
obtainable, contain an express waiver of any and all rights of
subrogation thereunder whatsoever against landlord, its
officers, agents and employees.
(e) Additional Insureds. Tenant and landlord shall be named as
insureds (and at landlord's option, any other persons, firms
or corporations designated by Landlord shall be additionally
named insured) under each such policy of insurance which shall
provide that landlord, although named as an insured, shall
nevertheless be entitled to recovery thereunder for any loss
suffered by it, its agents, servants and employees by reason
of Tenant's negligence or the negligence of its subtenant or
assignee.
(f) Cancellation. Every policy required pursuant to this Section
4.04 shall provide that it will not be canceled or modified
except after thirty (30) days' written notice to landlord and
any lender of landlord requesting such notice, and that it
shall not be invalidated by any act or neglect of landlord or
Tenant, nor by occupation of the Property for purposes more
hazardous than permitted by such policy, nor by any
foreclosure or other proceedings relating to the Building, nor
by change in title to the Building or landlord's interest
therein.
(g) Evidence of Insurance. Tenant shall deliver to Landlord and
any lender of Landlord requiring the same original policies or
certificates of insurers satisfactory to Landlord and such
lender, if any, evidencing the existence of all insurance
which is required to be maintained by Tenant hereunder, fully
paid, such delivery to be made (i) promptly after the
execution and delivery hereof and (ii) within thirty (30) days
prior to the expiration of any then current policies. Tenant
shall not obtain or carry separate insurance concurrent in
form or contributing in the event of loss with that required
by this Section 4.04 unless Landlord is a named insured
therein (and, at Landlord's option, any other persons, firms
or corporations designated by Landlord shall be additionally
named insureds). Tenant shall immediately notify Landlord
whenever any such separate insurance is obtained and shall
deliver to Landlord and any lender of Landlord the policies or
certificates evidencing the same.
(h) Primary Insurance - Subrogation. Any insurance provided for
the benefit of landlord by Tenant shall be primary insurance
as respects any claim, loss or liability arising directly or
indirectly from Tenant's operations and any other insurance
maintained by Landlord shall be excess and non-contributory
with the insurance provided hereunder by ▇▇▇▇▇▇. Landlord and
Tenant each hereby waive any and all rights of recovery
against the other, or against the officers, employees, agents
or representatives of the other, for loss of or damage to its
property or the property of others under its control, if such
loss or damage is covered by any insurance policy in force
(whether or not described in this Lease) at the time of such
loss or damage. Upon obtaining the policies of insurance
described herein, Landlord and Tenant shall give notice to the
insurance carrier or carriers of the foregoing mutual waiver
of subrogation.
SECTION 4.05. Common Areas; Use and Costs.
(a) Payment. Throughout the term hereof, Tenant will pay to
Landlord monthly in advance in addition to the Base Rent, as
further Additional Rent, a prorata portion of the Building
Operating Costs incurred by landlord during each calendar year
occurring during the term of this Lease. Tenant's prorata
portion of said amount shall equal the percentage which the
number of net rentable square feet of the Property bears to
the total number of net rentable square feet of the Building
("Tenant's Proportionate Share").
(b) Included Costs. "Building Operating Costs" shall include all
costs and expenses of every kind or nature incurred by
Landlord directly in the management, operation, maintenance
and repair of the Building and related structures and Common
Areas in a manner reasonable and appropriate and for the best
interest of the entire Building and that are generally passed
on to tenants in first class buildings in the Las Vegas
metropolitan area under lease provisions similar to this
Section 4.05, as determined and expensed in accordance with
generally accepted accounting principles. Without otherwise
limiting the generality of the foregoing, there shall be
included in such costs and expenses, all Impositions (as
herebefore defined), premiums with respect to public
liability, property damage, workmen's compensation, fire and
other insurance carried on or with respect to the building and
related structures, payroll taxes, unemployment taxes, social
security taxes, cleaning of any facilities, landscaping,
signs, lighting, music systems, janitorial services or common
areas, management fees consistent with other first class
projects in the Las Vegas metropolitan area, reasonable legal
and accounting expenses, supervising of attendants and
employment of other personnel used in such operations,
maintenance and repairs, fuel, energy and utilities (not
separately metered by Tenant), providing for security and fire
protection services, alarm systems and equipment, materials
and supplies, painting, striping, removing of rubbish or
debris, depreciation of rentals of machinery and equipment,
costs of replacement of paving, curbs and walkways, drainage,
repair and maintenance of parking and other common areas, roof
repairs and an administrative fee equal to fifteen percent
(15%) of all of the foregoing excluding costs of Impositions
and insurance.
Initials
Landlord ___________
Tenant _____________
(c) Payment. The Additional Rent provided to be paid in this
Section 4.05 shall be estimated in advance by Landlord
annually and one-twelfth (1/12) of such estimate shall be paid
in advance by Tenant on the first day of each month without
further demand or any deduction or set-off whatsoever. When
Landlord shall ascertain the actual Building Operating Costs
for a calendar year, Landlord shall so notify Tenant and
Tenant shall pay to Landlord on demand the amount, if any,
equal to the difference between the amount due for such year
pursuant to this Section 4.05 and the amount previously paid
hereunder. Should the estimated payments have exceeded the
actual amount due, said excess shall be held by Landlord and
applied to the next monthly payment of Additional Rent
provided to be paid under this Section 4.05, and, if
necessary, each monthly payment thereafter until fully
exhausted. Tenant shall not be entitled to receive interest on
any Additional Rent paid hereunder. No delay by Landlord in
submitting any statement shall constitute a waiver of
landlord's right to submit such statement and/or receive any
Additional Rent pursuant hereto. The Additional Rent due
hereunder shall be prorated for the calendar year in which
this Lease terminates. Said amount shall be calculated and
paid as herein provided even though said calculation may not
occur until after the end of the term hereof.
(d) Excluded Costs. There shall not be included in Building
Operating Costs the payments (such as salaries or fees) to
Landlord's executive personnel; costs for items that, by
standard accounting practice, should be capitalized, unless
these costs reduce operating expense and are amortized over
the reasonable life of the capital item in accordance with
generally accepted accounting principles and the yearly
amortization does not exceed the actual cost reduction for the
relevant year; depreciation or interest (unless it is related
to allowable capital items); taxes on Landlord's business
(such as income, excess profits, franchise, capital stock,
estate, inheritance); leasing commissions; legal fees not
directly relating to the operation and maintenance of the
entire Building such as landlord and tenant issues; cost to
correct original construction defects; expenses paid directly
by a tenant for any reason (such as excessive utility use);
costs for improving any tenant's space; any repair or work
necessitated by condemnation, fire, or other casualty service
or benefits or both provided to some tenants, but not to
Tenant; and any costs, fines, and the like due to Landlord's
violation of any government rule or authority.
(e) Audit. Tenant shall have the right, upon fifteen (15) days'
written notice to Landlord, to audit, at ▇▇▇▇▇▇'s expense,
landlord's books and records as they relate to the Building
Operating Costs. Should said Building Operating Costs be five
percent (5%) higher than said Building Operating Costs as
determined by the audit, Landlord shall be obligated to pay
the reasonable cost of said audit.
(f) Dispute. Should a dispute arise as to the Building Operating
Costs, then the matter shall be determined by arbitration in
accordance with the rules of the American Arbitration
Association then prevailing.
(g) Parking. Tenant, its employees and business invitees shall
have the nonexclusive right, in common with Landlord and all
others to whom Landlord has granted or may hereafter grant
rights, to use Common Areas in or adjoining the Building
(including, but not limited to, the parking lot, walkways and
sidewalks) as are designated from time to time by Landlord,
subject to such rules and regulations as landlord may from
time to time impose, including the designation of specific
areas in which cars operated by Tenant, its employees and
business invitees must be parked. Tenant shall be entitled to
use the vehicle parking spaces in the Project allocated to
Tenant in Section 1.11 of the Lease without paying any
Additional Rent. Tenant's parking shall not be reserved and
shall be limited to vehicles no larger than standard size
automobiles or pickup utility vehicles. Tenant shall not cause
large trucks or other large vehicles to be parked within the
Project except in designated areas and spaces or on the
adjacent public streets. Temporary parking of large delivery
vehicles in the Project may be permitted by the rules and
regulations established by Landlord. Vehicles shall be parked
only in striped parking spaces and not in driveways, loading
areas or other locations not specifically designated for
parking. If Tenant parks more vehicles in the parking area
than the number set forth in Section 1.11 of the Lease, such
conduct shall be a material breach of the Lease. In addition
to Landlord's other remedies under the Lease, Tenant shall pay
a reasonable daily charge for each such additional vehicle.
Landlord may at any time close any Common Area to make repairs
or changes (provided the closure does not unreasonably impede
access to the Leased Property by customers and employees of
Tenant), to prevent the acquisition of public rights in such
areas, or to discourage non-customer parking. Landlord may do
such other acts in and to the Common Areas as in its judgment
may be desirable, including, but not limited to, the
conversion of portions thereof to other uses. Tenant shall
upon request furnish to landlord the license numbers of cars
operated by Tenant and its employees. Tenant shall not at any
time interfere with the right of landlord, other tenants, its
and their agents, employees, servants, contractors,
subtenants, licensees, customers and business invitees to use
any part of the parking lot or other Common Areas. Landlord
assumes no responsibility to police the use of said parking
areas and landlord shall not be liable for the use thereof by
▇▇▇▇▇▇, landlord's other tenants, its or their agents,
employees, servants, contractors, subtenants, licensees,
customers and/or business invitees or by any other person or
persons, entity or entities whomsoever.
(h) Bulletin Board. The bulletin board or directory of the
Building, if any, shall be provided exclusively for the
display of the names and locations of tenants only and other
matters relating to the Building, and Landlord reserves the
right to exclude any other names therefrom and otherwise limit
the number of listings thereon.
SECTION 4.06. Late Charges. Tenants' failure to pay rent promptly may
cause Landlord to incur unanticipated costs. The exact amount of such costs is
impractical or extremely difficult to ascertain. Such costs may include, but are
not limited to, processing and accounting charges and late charges which may be
imposed on Landlord by any ground lease, mortgage or trust deed encumbering the
Property. Therefore, if Landlord does not receive any rent payment within ten
(10) days after it becomes due, Tenant shall pay Landlord a late charge equal to
ten percent (10%) of the overdue amount. The parties agree that such late charge
represents a fair and reasonable estimate of the costs Landlord will incur by
reason of such late payment. The parties further agree that the payment of late
charges and the payment of interest provided for in Section 4.07 below are
distinct and separate from one another in that the payment of interest is to
compensate Landlord for the use of Landlord's money by ▇▇▇▇▇▇, while the payment
of a late charge is to compensate Landlord for the additional administrative
expense incurred by Landlord in handling and processing delinquent payments.
SECTION 4.07. Interest on Past Due Obligations. Any amount owed by
Tenant to Landlord which is not paid when due shall bear interest at the rate of
fifteen percent (15%) per annum from the due date of such amount until paid.
However, interest shall not be payable on late charges to be paid by Tenant
under this Lease. The payment of interest on such amounts shall not excuse or
cure any default by Tenant under this Lease. If the interest rate specified in
this Lease is higher than the rate permitted by law, the interest rate is hereby
decreased to the maximum legal interest rate permitted by law.
ARTICLE FIVE: USE OF PROPERTY
SECTION 5.01. Permitted Uses. Tenant may use the Property only for the
Permitted Uses set forth in Section 1.10 above and for no other purpose without
the prior written consent of Landlord.
SECTION 5.02. Manner of Use. Tenant shall not cause or permit the
Property to be used in any way which constitutes a violation of any law,
ordinance, or governmental regulation or order, which annoys or interferes with
the right of tenants of the development of which the Property is part, or which
constitutes a nuisance or waste. Tenant shall obtain and pay for all permits,
including a Certificate of Occupancy, required for Tenant's occupancy of the
Property and shall promptly take all substantial and non-substantial actions
necessary to comply with all applicable statues, ordinances, rules, regulations,
orders and requirements regulating the use by Tenant of the Property, including
the Occupational Safety and Health Act.
SECTION 5.03. Signs and Auctions. Tenant shall not place any signs on
the Property without Landlord's prior written consent. Tenant shall not conduct
or permit any auction or sheriff's sales at the Property.
SECTION 5.04. Indemnity. Tenant shall indemnify Landlord against and
hold Landlord harmless from any and all costs, claims or liability arising from:
(a) Tenant's use of the Property; (b) the conduct of Tenant's business or
anything else done or permitted by Tenant to be done in or about the Property;
(c) any breach or default in the performance of Tenant's obligations under this
Lease; (d) any misrepresentation of breach of warranty by Tenant under this
Lease; or (e) other acts or omissions of Tenant. Tenant shall defend Landlord
against any such cost or liability at Tenant's expense with counsel reasonably
acceptable to Landlord or, at Landlord's election, Tenant shall reimburse
Landlord for any legal fees or costs incurred by Landlord in connection with any
such claim. As a material part of the consideration to Landlord, Tenant hereby
assumes all risk of damage to property or injury to persons in or about the
Property arising from any cause, and Tenant hereby waives all claims in respect
thereof against Landlord, except for any claim arising out of Landlord's gross
negligence or willful misconduct.
SECTION 5.05. Landlord's Access. Landlord or its agents may enter the
Property at all reasonable times to show the Property to potential buyers,
investors or tenants or other parties, or for any other purpose Landlord deems
necessary. Landlord shall give Tenant prior notice of such entry, except in the
case of an emergency. Landlord may place customary "For Sale" or "For Lease"
signs on the Property.
Initials
Landlord ___________
Tenant _____________
SECTION 5.06. Quiet Possession. If Tenant pays the rent and complies
with all other terms of this Lease, Tenant may occupy and enjoy the Property for
the full Lease Term, subject to the provisions of this Lease.
ARTICLE SIX: CONDITION OF PROPERTY; MAINTENANCE; REPAIRS AND ALTERATIONS
SECTION 6.01 Existing Conditions. Except as set forth in any rider
requiring landlord to perform work on the Property prior to the Commencement
Date, Tenant accepts the Property in its condition as of the execution of this
Lease, subject to all recorded matters, laws, ordinances, and governmental
regulations and orders. Tenant acknowledges that neither ▇▇▇▇▇▇▇▇ nor any agent
of Landlord has made any representation as to the condition of the Property or
the suitability of the Property for ▇▇▇▇▇▇'s intended use. Without limiting the
foregoing, ▇▇▇▇▇▇ agrees to abide by and conform to any covenants, conditions
and restrictions or reciprocal easement agreements relating to the Property
described as follows: 6857 Speedway Boulevard, Building "P", Las Vegas, Nevada
89115 (if none, so indicate). Tenant acknowledges receipt of such documents, if
any.
SECTION 6.02. Exception of Landlord from Liability. Landlord shall not
be liable for any damage or injury to the person, business (or any loss of
income therefrom), goods, wares, merchandise or other property of Tenant,
Tenant's employees, invitees, customers or any other person in or about the
Property, whether such damage or injury is caused by or results from (a) fire,
steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction
or other defects of pipes, sprinklers, wires, appliances, plumbing, air
conditioning or lighting fixtures or any other cause; (c) conditions arising in
or about the Property or upon other portions of any building of which the
Property is a part, or from other sources or places; or (d) any act or omission
of any other tenant of any building of which the Property is a part. Landlord
shall not be liable for any such damage or injury even though the cause of or
the means of repairing such damage or injury are not accessible to Tenant. The
provisions of this Section 6.02 shall not, however, exempt Landlord from
liability for Landlord's negligence or willful misconduct.
SECTION 6.03. Tenant's Obligations.
(a) Except as provided for elsewhere herein, Tenant shall keep the
Property in good order, condition and repair during the Lease
Term, including, but without limitation, the exterior and
interior portion of all doors, windows, plate glass, all
plumbing and sewage facilities within the Property (including
maintaining free flow up the main sewer line); interior
fixtures, sprinkler system, walls, floors and ceilings in the
Property; and any work performed by or on behalf of Tenant
hereunder. Tenant shall promptly replace any portion of the
Property or system or equipment in the Property that cannot be
fully repaired, regardless of whether the benefit of such
replacement extends beyond the Lease Term. It is the intention
of Landlord and Tenant that, at all times during the Lease
Term, Tenant shall maintain the property in an attractive,
first-class and fully operative condition.
(b) All of Tenant's obligations to maintain and repair shall be
accomplished at Tenant's sole expense. If Tenant fails to
maintain and repair the Property, Landlord may, on ten (10)
days' prior notice (except that no notice shall be required in
case of emergency) enter the Property and perform such repair
and maintenance on behalf of Tenant. In such case, Tenant
shall reimburse Landlord for all costs so incurred immediately
upon demand.
SECTION 6.04.
(a) Landlord's Obligations. Landlord agrees to keep in good order,
condition and repair the foundations, exterior walls and roof
of the Property and the Building (but excluding the exterior
and interior of all windows, doors, and plate glass) and the
Common Areas, except for reasonable wear and tear and except
for any damage thereto caused by any act or negligence of
Tenant or its agents, employees, servants, contractors,
subtenants, licensees, customers or business invitees.
Landlord shall provide any Common Areas within the Building
with heating, ventilation and air conditioning during the
customary periods of the year therefor during normal business
hours of 8:00 a.m. to 6:00 p.m., Saturdays, Sundays and legal
holidays excluded. If the Building contains an elevator,
Landlord shall provide adequate elevator service to the
Property and the Building. Landlord's obligation to furnish
services shall be conditioned upon the availability of
adequate energy sources. Landlord shall have the right to
reduce heat, lighting and power as required by any mandatory
or voluntary fuel or energy conservation program provided the
voluntary reduction does not adversely affect Tenant's
comfort, use and occupancy of the Property. Landlord may, from
time to time, prescribe rules and regulations for
implementation of this paragraph.
(b) Limitation. Landlord shall not be obligated to perform any
service or to repair or maintain any structure or facility
except as provided in this Section 6.04 and Section 4.05
hereof. Tenant shall be responsible for its own janitorial
services for the Property. Landlord shall not be responsible
for light bulb or ballast replacement. Landlord shall not be
obligated to provide any service or maintenance or to make any
repairs when such service, maintenance or repair is made
necessary because of the negligence or misuse of Tenant,
Tenant's agents, employees, servants, contractors, subtenants,
licensees, customers or business invitees. Landlord reserves
the right to stop any service when Landlord reasonably deems
such stoppage necessary, whether by reason of accident or
emergency, or for repairs or improvements or otherwise.
Landlord shall not be liable for loss or injury however
occurring, through or in connection with or incident to any
stoppage of such services. Landlord shall have no
responsibility or liability for failure to supply any services
or maintenance or to make any repairs when prevented from
doing so by any cause beyond Landlord's control. Landlord
shall not be obligated to inspect the Property and shall not
be obligated to make any repairs or perform any maintenance
hereunder unless first notified of the need thereof in writing
by ▇▇▇▇▇▇. In the event that Landlord shall fail to commence
such repairs or maintenance within twenty (20) days after said
notice, Tenant shall, after further notice to Landlord, make
such repairs or perform such maintenance at Landlord's
expense; provided, however, that the amount of such costs not
exceed the reasonable value of such repairs or maintenance.
Landlord shall not be liable for any loss or damage to persons
or property sustained by Tenant or other persons, which may be
caused by the Building or the Property, or any appurtenances
thereto, being out of repair or by bursting or leakage of any
water, gas, sewer or steam pipe, whether or not it is the
obligation of Landlord to repair the same, by theft, by fire,
oil or electricity, by any act of neglect of any tenant or
occupant of the Building, or of any other person, or by any
other cause of whatsoever nature, unless caused by the
negligence of Landlord.
SECTION 6.05. Alterations, Additions, and Improvements.
(a) Tenant shall not make any alterations, additions, or
improvements to the Property without Landlord's prior written
consent. Landlord may require Tenant to provide demolition
and/or lien and completion bonds in form and amount
satisfactory to Landlord. Tenant shall promptly remove any
alterations, additions, or improvements constructed in
violation of this Paragraph 6.05(a) upon Landlord's written
request. All alterations, additions, and improvements will be
accomplished in a good and workmanlike manner, in conformity
with all applicable laws and regulations, and by a contractor
approved by Landlord. Upon completion of any such work, Tenant
shall provide Landlord with as built plans, copies of all
construction contracts, and proof of payment for all labor and
materials.
(b) Tenant shall pay when due all claims for labor and material
furnished to the Property and shall not permit the filing of
any mechanic's lien or other lien in connection with any
alterations, additions, or improvements. Tenant shall give
Landlord at least fifteen (15) days' prior written notice of
the commencement of any work on the Property. Landlord may
elect to record and post notices of non-responsibility on the
Property. If a mechanic's lien or other lien is filed against
the Property or the Project and Tenant fails to timely
discharge such lien, Landlord may, without waiving its rights
and remedies based on such breach of Tenant and without
releasing Tenant from any of its obligations, cause such liens
to be released by any means it shall deem proper, including
payment in satisfaction of the claim giving rise to such lien.
Tenant shall pay to Landlord within thirty (30) days following
notice by ▇▇▇▇▇▇▇▇, any sum paid by Landlord to remove such
liens, together with interest at landlord's cost of money from
the date of such payment by Landlord.
SECTION 6.06. Condition upon Termination. Upon the termination of the
Lease, ▇▇▇▇▇▇ shall surrender the Property to Landlord, broom clean and in the
same condition as received except for ordinary wear and tear which Tenant was
not otherwise obligated to remedy under any provision of this Lease. However,
Tenant shall not be obligated to repair any damage which Landlord is required to
repair under Article Seven (Damage or Destruction). In addition, Landlord may
require Tenant to remove any alterations, additions or improvements (whether or
not made with ▇▇▇▇▇▇▇▇'s consent) prior to the termination of the Lease and to
restore the Property to its prior condition, all at Tenant's expense. All
alterations, additions and improvements which Landlord has not required Tenant
to remove shall become Landlord's property and shall be surrendered to Landlord
upon the termination of the Lease, except that Tenant may remove any of Tenant's
machinery or equipment which can be removed without material damage to the
Property. Tenant shall repair, at Tenant's expense, any damage to the Property
caused by the removal of any such machinery or equipment. In no event, however,
shall Tenant remove any of the following materials or equipment without
Landlord's prior written consent:
Initials
Landlord ___________
Tenant _____________
any power wiring or power panels; lighting or lighting fixtures; wall
coverings; drapes, blinds or other window coverings; carpets or other floor
coverings; heaters, air conditioners or any other heating or air conditioning
equipment; fencing or security gates; or other similar building operating
equipment and decoration.
ARTICLE SEVEN: DAMAGE OR DESTRUCTION
SECTION 7.01. Partial Damage to Property. Tenant shall notify Landlord
in writing immediately upon the occurrence of any damage to the Property. If the
Property is only partially damaged and if the proceeds received by Landlord from
the insurance policies described in Paragraph 4.04(b) are sufficient to pay for
the necessary repairs, this Lease shall remain in effect and Landlord shall
repair the damage as soon as reasonably possible. Landlord may elect to repair
any damage to Tenant's fixtures, equipment, or improvements. If the insurance
proceeds received by Landlord are not sufficient to pay the entire cost of
repair, or if the damage was due to a cause not covered by the insurance
policies which Landlord maintains under Paragraph 4.04(b), Landlord may elect to
(a) repair the damage as soon as reasonably possible in which case this Lease
shall remain in full force and effect, or (b) terminate this Lease as of the
date the damage occurred. Landlord shall notify Tenant within thirty (30) days
after receipt of notice of the occurrence of the damage, whether Landlord elects
to repair the damage or terminate the Lease. If Landlord elects to repair the
damage, Tenant shall pay Landlord he "deductible amount" (if any) under
Landlord's insurance policies, and, if the damage was due to an act or omission
of Tenant, Tenant shall pay the difference between the actual cost of repair and
any insurance proceeds received by Landlord. If Landlord elects to terminate the
Lease, Tenant may elect to continue this Lease in full force and effect, in
which case Tenant shall repair any damage to the Property and any building in
which the Property is located. Tenant shall pay the cost of such repairs, except
that, upon satisfactory completion of such repairs, Landlord shall deliver to
Tenant any insurance proceeds received by Landlord for the damage repaired by
Tenant. Tenant shall give landlord written notice of such election within ten
(10) days after receiving Landlord's termination notice. If the damage to the
Property occurs during the last six (6) months of the Lease Term, Landlord may
elect to terminate this Lease as of the date the damage occurred regardless of
the sufficiency of any insurance proceeds. In such event, Landlord shall not be
obligated to repair or restore the Property and Tenant shall have no right to
continue this Lease. Landlord shall notify Tenant of its election within thirty
(30) days after receipt of notice of the occurrence of the damage.
SECTION 7.02. Total of Substantial Destruction. If the Property is
totally or substantially destroyed by any cause whatsoever, or if the Building
is substantially destroyed (even though the Property is not totally or
substantially destroyed), this Lease shall terminate as of the date of the
destruction occurred regardless of whether Landlord receives any insurance
proceeds. However, if the Property can be rebuilt within one (1) year after the
date of destruction, Landlord may elect to rebuild the Property at Landlord's
own expense, in which case, this Lease shall remain in full force and effect.
Landlord shall notify Tenant of such election within thirty (30) days after the
occurrence of total or substantial destruction. If the destruction was caused by
an act or omission of Tenant, Tenant shall pay Landlord the difference between
the actual cost of rebuilding and any insurance proceeds received by Landlord.
SECTION 7.03. Temporary Reduction of Rent. If the Property is destroyed
or damaged and landlord or Tenant elect to repair or restore the Property
pursuant to the provisions of this Article Seven, any rent payable during the
period of such damage, repair and/or restoration shall be reduced according to
the degree, if any, to which ▇▇▇▇▇▇'s use of the Property is impaired. However,
the reduction shall not exceed the sum of one year's payment of Base Rent and
Additional Rent. Except for such possible reduction in Base Rent and Additional
Rent, Tenant shall not be entitled to any compensation, reduction, or
reimbursement from Landlord as a result of any damage, destruction, repair, or
restoration of or to the Property.
SECTION 7.04. Waiver. Tenant waives the protection of any statute, code
or judicial decision that grants a tenant the right to terminate a lease in the
event of the substantial destruction of the leased property. Tenant agrees that
the provisions of Section 7.02 above shall govern the rights and obligations of
landlord and Tenant in the event of any substantial or total destruction to the
Property.
ARTICLE EIGHT: CONDEMNATION
SECTION 8.01. Taking. If all or any portion of the Property is taken
under the power of eminent domain or sold under the threat of that power (all of
which are called "Condemnation"), this Lease shall terminate as to the part
taken or sold on the date the condemning authority takes title or possession,
whichever occurs first. If more than twenty percent (20%) of the floor area of
the Building is taken, Landlord may terminate this Lease as of the date the
condemning authority takes title or possession, by delivering written notice to
Tenant within ten (10) days after the receipt of written notice of such taking
or in the absence of such notice, within ten (10) days after the condemning
authority takes possession). If neither Landlord nor Tenant terminates this
Lease, this Lease shall remain in effect as to the portion of the Property not
taken, except that the Base Rent shall be reduced in proportion to the reduction
in the floor area of the Property. Any Condemnation award or payment shall be
distributed in the following order: (a) first, to any ground lessor, mortgagee
or beneficiary under a deed of trust encumbering the Property, the amount of its
interest in the Property; (b) second, to Tenant, only the amount of any award
specifically designated for loss of or damage to Tenant's trade fixtures or
removable personal property; and (c) third, to Landlord, the remainder of such
award, whether as compensation for reduction in the value of the leasehold, the
taking of the fee, or otherwise. If this Lease is not terminated, Landlord shall
repair any damage to the Property caused by the Condemnation, except that
Landlord shall not be obligated to repair any damage for which Tenant has been
reimbursed by the condemning authority. If the severance damages received by
Landlord are not sufficient to pay for such repair, Landlord shall have the
right to either terminate this Lease or make such repair at Landlord's expense.
SECTION 8.02. Temporary Taking. If all or any portion of the Property
is condemned or otherwise taken for public or quasi-public use for a limited
period of time, this Lease shall remain in full force and effect and Tenant
shall continue to perform all of the terms, conditions and covenants of this
Lease, including without limitation, the payment of Base Rent and all other
amounts required hereunder. Tenant shall be entitled to receive the entire award
made in connection with any other temporary condemnation or other taking
attributable to any period within the Term. Landlord shall be entitled to the
entire award for any such temporary condemnation or other taking which relates
to a period after the expiration of the Term or which is allocable to the cost
of restoration of the Property. If any such temporary condemnation or other
taking terminates prior to the expiration of the Term, Tenant shall restore the
Property as nearly as possible to the condition prior to the condemnation or
other taking, at Tenant's sole cost and expense; provided that, Tenant shall
receive the portion of the award attributable to such restoration.
ARTICLE NINE: ASSIGNMENT, SUBLETTING, AND SALE BY LANDLORD
SECTION 9.01. ▇▇▇▇▇▇▇▇'s Consent Required. No portion of the Property
or of Tenant's interest in this Lease may be acquired by any other person or
entity, whether by assignment, mortgage, sublease, transfer, operation of law,
or other act of Tenant, without ▇▇▇▇▇▇▇▇'s prior written consent, except as
provided in Section 9.02 below. Landlord shall grant or withhold its consent as
provided in Section 9.04 below. Any attempted transfer without consent shall be
void and shall constitute a non-curable breach of this Lease. If Tenant is a
partnership, any cumulative transfer of more than twenty percent (20%) of the
partnership interests shall require Landlord's consent. If Tenant is a
corporation, any change in a controlling interest of the voting stock of the
corporation shall require Landlord's consent.
SECTION 9.02. Tenant Affiliate. Tenant may assign this Lease or
sublease the Property, without Landlord's consent, to any corporation which is
controlled by or is under common control with Tenant, or to any corporation
resulting from the merger of or consolidation with Tenant, (collectively,
"Tenant's Affiliate"). In such case, any Tenant's Affiliate shall assume in
writing all of Tenant's obligations under this Lease. Proof of an entity's
eligibility to become an assignee or subtenant pursuant to this Section 9.02
shall be promptly furnished to Landlord upon Landlord's request.
SECTION 9.03. No Release of Tenant. No transfer permitted by this
Article Nine, whether with or without Landlord's consent, shall release Tenant
or change Tenant's primary liability to pay the rent and to perform all other
obligations of Tenant under this Lease. ▇▇▇▇▇▇▇▇'s acceptance of rent from any
other person is not a waiver of any provision of this Article Nine. Consent to
one transfer is not a consent to any subsequent transfer. If ▇▇▇▇▇▇'s transferee
defaults under this Lease, Landlord may proceed directly against Tenant without
pursuing remedies against the transferee. Landlord may consent to subsequent
assignments or modifications of this Lease by ▇▇▇▇▇▇'s transferee, without
notifying Tenant or obtaining its consent. Such action shall not relieve
▇▇▇▇▇▇'s liability under this Lease.
SECTION 9.04. Landlord's Election. ▇▇▇▇▇▇'s request for consent to any
transfer described in Section 9.01 above shall be accompanied by a written
statement setting forth the details of the proposed transfer, including the
name, business and financial condition of the prospective transferee, financial
details of the proposed transfer (e.g., the term of and rent and security
deposit payable under any assignment or sublease), and any other information
Landlord deems relevant. Landlord shall have the right (a) to withhold consent,
if reasonable; (b) to grant consent; or (c) if the transfer is a sublease of the
Property or an assignment of this Lease, to terminate this Lease as of the
effective date of such sublease or assignment, in which case Landlord may elect
to enter into a direct lease with the proposed assignee or subtenant.
SECTION 9.05. No Merger. No Merger shall result from ▇▇▇▇▇▇'s sublease of the
Property under this Article Nine, ▇▇▇▇▇▇'s surrender of this Lease or the
termination of this Lease in any other manner. In any such event, Landlord may
terminate any or all subtenancies or succeed to the interest of Tenant or
sublandlord thereunder.
SECTION 9.06. Sale by Landlord. In the event of any sale or other transfer of
landlord's interest in the Building, other than a transfer for security purposes
only,
Initials
Landlord ___________
Tenant _____________
Landlord shall be automatically relieved of any and all obligations and
liabilities on the part of Landlord accruing from and after the date of such
transfer.
ARTICLE TEN: DEFAULTS; REMEDIES
SECTION 10.01. Covenants and Conditions. ▇▇▇▇▇▇'s performance of each
of Tenant's obligations under this Lease is a condition as well as a covenant.
▇▇▇▇▇▇'s right to continue in possession of the Property is condition upon such
performance of all covenants and conditions.
SECTION 10.02. Defaults. Tenant shall be in material default under this
Lease:
(a) If ▇▇▇▇▇▇ abandons the Property or if ▇▇▇▇▇▇'s vacation of the
Property results in the cancellation of any insurance
described in Section 4.04;
(b) If Tenant fails to pay rent or any other charge required to be
paid by ▇▇▇▇▇▇, as and when due;
(c) If Tenant fails to perform any of ▇▇▇▇▇▇'s non-monetary
obligations under this Lease for a period of thirty (30) days
after written notice from Landlord; provided that if more than
thirty (30) days are required to complete such performance,
Tenant shall not be in default if Tenant commences such
performance within the thirty (30) day period and thereafter
diligently pursues its completion. However, Landlord shall not
be required to give such notice if ▇▇▇▇▇▇'s failure to perform
constitutes a non-curable breach of this Lease. The notice
required by this Paragraph is intended to satisfy any and all
notice requirements imposed by law on Landlord and is not in
addition to any such requirement.
(d) (i) If Tenant or any guarantor hereunder, or any general
partner of Tenant, if ▇▇▇▇▇▇ is a partnership, makes a general
assignment or general arrangement for the benefit of
creditors;
(ii) If a petition for adjudication of bankruptcy or for
reorganization or rearrangement is filed by or against Tenant
or any guarantor hereunder, or any general partner of Tenant,
if Tenant is a partnership, and is not dismissed within thirty
(30) days.
(iii) If a trustee or receiver is appointed to take possession
of substantially all of Tenant's assets located at the
Property or of Tenant's interest in this Lease and possession
is not restored to Tenant within thirty (30) days; or
(iv) If substantially all of Tenant's assets located at the
Property or if ▇▇▇▇▇▇'s interest in this Lease is subjected to
attachment, execution or other judicial seizure which is not
discharged within thirty (30) days.
If a court of competent jurisdiction determines that any of the acts
described in this subparagraph (d) is not a default under this Lease, and a
trustee is appointed to take possession (or if ▇▇▇▇▇▇ remains a debtor in
possession) and such trustee or Tenant transfer ▇▇▇▇▇▇'s interest hereunder,
then Landlord shall receive, as Additional Rent, the difference between the rent
(or any other consideration) paid in connection with such assignment or sublease
and the rent payable by Tenant hereunder.
SECTION 10.03. Remedies. On the occurrence of any material default by
Tenant, Landlord may, at any time thereafter, with or without notice or
demand and without limiting Landlord in the exercise of any right or
remedy which Landlord may have:
(a) Terminate ▇▇▇▇▇▇'s right to possession of the Property by any
lawful means, in which case this Lease shall terminate and
Tenant shall immediately surrender possession of the Property
to Landlord. In such event, Landlord shall be entitled to
recover from Tenant all damages incurred by Landlord by reason
of ▇▇▇▇▇▇'s default, including:
(i) The worth at the time of the award of the unpaid Base
Rent, Additional Rent and other charges which had been earned
at the time of the termination;
(ii) The worth at the time of the award of the amount by which
the unpaid Base Rent, Additional Rent and other charges which
would have been earned after termination until the time of the
award exceeds the amount of such rental loss that Tenant
proves could have been reasonably avoided;
(iii) The worth at the time of the award of the amount by
which the unpaid Base Rent, Additional Rent and other charge
which would have been paid for the balance of the Lease Term
after the time of award exceeds the amount of such rental loss
that ▇▇▇▇▇▇ proves could have been reasonably avoided; and
(iv) Any other amount necessary to compensate Landlord
for all the detriment proximately caused by ▇▇▇▇▇▇'s
failure to perform its obligations under the Lease or which in
the ordinary course of things would be likely to result
therefrom, including, but not limited to, any costs or
expenses incurred by Landlord in maintaining or preserving the
Property after such default, the cost of recovering possession
of the Property, expenses of reletting, including necessary
renovation or alteration of the Property, ▇▇▇▇▇▇▇▇'s
reasonable attorney's fees incurred in connection therewith,
and any real estate commission paid or payable. As used in
subparts (i) and (ii) above, the "worth at the time of the
award" is computed by allowing interest on unpaid amounts at
the rate of fifteen percent (15%) per annum, or such lesser
amount as may then be the maximum lawful rate. As used in
subpart (iii) above, the "worth at the time of the award" is
computed by discounting such amount at the discount rate of
the Federal Reserve Bank of San Francisco at the time of the
award, plus one percent (1%). If Tenant shall have abandoned
the Property, Landlord shall have the option of (i) retaking
possession of the Property and recovering from Tenant the
amount specified in this Paragraph 10.03(a), or (ii)
proceeding under Paragraph 10.03(b);
(b) Maintain Tenant's right to possession, in which case this
Lease shall continue in effect whether or not Tenant shall
have abandoned the Property. In such event, Landlord shall be
entitled to enforce all of Landlord's rights and remedies
under this Lease, including the right to recover the rent as
it becomes due hereunder;
(c) Pursue any other remedy now or hereafter available to Landlord
under the laws or judicial decisions of the state in which the
Property is located.
SECTION 10.04. Abandonment Remedy. Tenant covenants to occupy the
Property throughout the term hereof. Tenant expressly recognizes that Landlord
will be injured should Tenant not comply with this provision and that the amount
of Landlord's damages thereby are incapable of measurement and Tenant,
therefore, expressly covenants to pay to Landlord as liquidated damages for the
breach of this covenant an amount, in addition to all other rents and other
monies due Landlord hereunder, equal to twenty-five percent (25%) of the Base
Rent due for the remainder of the term after such breach.
SECTION 10.05. Cumulative Remedies. ▇▇▇▇▇▇▇▇'s exercise of any right or
remedy shall not prevent it from exercising any other right or remedy.
ARTICLE ELEVEN: PROTECTION OF LENDERS
SECTION 11.01. Subordination. Landlord shall have the right to
subordinate this Lease to any ground lease, deed of trust or mortgage
encumbering the Property, any advances made on the security thereof and any
renewals, modifications, consolidations, replacements or extensions thereof,
whenever made or recorded. However, ▇▇▇▇▇▇'s right to quiet possession of the
Property during the Lease Term shall not be disturbed if Tenant pays the rent
and performs all of Tenant's obligations under this Lease and is not otherwise
in default. If any ground lessor, beneficiary or mortgagee elects to have this
Lease prior to the lien of its ground lease, deed of trust or mortgage and gives
written notice thereof to Tenant, this Lease shall be deemed prior to such
ground lease, deed of trust or mortgage whether this Lease is dated prior or
subsequent to the date of said ground lease, deed of trust or mortgage or the
date of recording thereof.
SECTION 11.02. Attornment. If ▇▇▇▇▇▇▇▇'s interest in the Property is
acquired by any ground lessor, beneficiary under a deed of trust, mortgage, or
purchaser at a foreclosure sale, Tenant shall attorn to the transferee of or
successor to ▇▇▇▇▇▇▇▇'s interest in the Property and recognize such transferee
or successor as landlord under this ▇▇▇▇▇. Tenant waives the protection of any
state or rule of law which gives or purports to give Tenant any right to
terminate this Lease or surrender possession of the Property upon the transfer
of Landlord's interest.
SECTION 11.03. Signing of Document. Tenant shall sign and deliver any
instrument or documents necessary or appropriate to evidence any such attornment
or subordination or agreement to do so. Such subordination and attornment
documents may contain such provisions as are customarily required by any ground
lessor, beneficiary under a deed of trust or mortgagee. If Tenant fails to do so
within ten (10) days after written request, Tenant hereby makes, constitutes and
irrevocably appoints Landlord, or any transferee or successor of Landlord, the
attorney-in-fact of Tenant to execute and deliver any such instrument or
document.
Initials
Landlord ___________
Tenant _____________
SECTION 11.04. Estoppel Certificates.
(a) Upon Landlord's written request, Tenant shall execute,
acknowledge and deliver to landlord a written statement
certifying: (i) that none of the terms or provisions of this
Lease have been changed (or if they have been changed, stating
how they have been changed); (ii) that this Lease has not been
canceled or terminated; (iii) the last date of payment of the
Base Rent and other charges and the time period covered by
such payment; (iv) that Landlord is not in default under this
Lease (or, if Landlord is claimed to be in default, stating
why); and (v) such other matters as may be reasonably required
by Landlord or the holder of a mortgage, deed of trust or lien
to which the Property is or becomes subject. Tenant shall
deliver such statement to Landlord within ten (10) days after
▇▇▇▇▇▇▇▇'s request. Any such statement by Tenant may be given
by Landlord to any prospective purchaser or encumbrancer of
the Property. Such purchaser or encumbrancer may rely
conclusively upon such statement as true and correct.
(b) If Tenant does not deliver such statement to Landlord within
such ten (10) day period, Landlord, and any prospective
purchaser or encumbrancer, may conclusively presume and rely
upon the following facts: (i) that the terms and provisions of
this Lease have not been changed except as otherwise
represented by Landlord; (ii) that this Lease has not been
canceled or terminated except as otherwise represented by
Landlord; (iii) that not more than one month's Base Rent or
other charges have been paid in advance; and (iv) that
Landlord is not in default under the Lease. In such event,
Tenant shall be estopped from denying the truth of such facts.
SECTION 11.05. Tenant's Financial Condition. Within ten (10) days after
written request from Landlord, Tenant shall deliver to Landlord such financial
statements s are reasonably required by Landlord to verify the net worth of
Tenant, or any assignee, subtenant, or guarantor of Tenant. In addition, Tenant
shall deliver to any lender designated by Landlord any financial statements
required by such lender to facilitate the financing or refinancing of the
Property. Tenant represents and warrants to Landlord that each such financial
statement is a true and accurate statement as of the date of such statement. All
financial statements shall be confidential and shall be used only for the
purposes set forth herein.
ARTICLE TWELVE: LEGAL COSTS
SECTION 12.01. Legal Proceedings. Tenant shall reimburse landlord, upon
demand, for any costs or expenses incurred by Landlord in connection with any
breach or default of Tenant under this Lease, whether or not suit is commenced
or judgment entered. Such costs shall include legal fees and costs incurred for
the negotiation of a settlement, enforcement of rights or otherwise.
Furthermore, if any action for breach of or to enforce the provisions of this
Lease is commenced, the court in such action shall award to the party in whose
favor a judgment is entered, a reasonable sum as attorneys' fees and costs. Such
attorneys' fees and costs shall be paid by the losing party in such action.
Tenant shall also indemnify Landlord against and hold Landlord harmless from all
costs, expenses, demands and liability incurred by Landlord if Landlord becomes
or is made a party to any claim or action (a) instituted by ▇▇▇▇▇▇, or by any
third party against Tenant, or by or against any person holding any interest
under or using the Property by license of or agreement with Tenant; (b) for
foreclosure of any lien for labor or material furnished to or for Tenant or such
other person; (c) otherwise arising out of or resulting from any act or
transaction of Tenant or such other person; or (d) necessary to protect
landlord's interest under this Lease in a bankruptcy proceeding, or other
proceeding under Title 11 of the United States Code, as amended. Tenant shall
defend Landlord against any such claims or action at Tenant's expense with
counsel reasonably acceptable to Landlord or, at Landlord's election, Tenant
shall reimburse Landlord for any legal fees or costs incurred by Landlord in any
such claim or action.
SECTION 12.02. Landlord's Consent. Tenant shall pay Landlord's
reasonable attorneys' fees incurred in connection with ▇▇▇▇▇▇'s request for
▇▇▇▇▇▇▇▇'s consent under Article Nine (Assignment and Subletting), or in
connection with any other act which ▇▇▇▇▇▇ proposes to do and which requires
▇▇▇▇▇▇▇▇'s consent.
ARTICLE THIRTEEN: MISCELLANEOUS PROVISIONS
SECTION 13.01. Non-Discrimination. Tenant promises, and it is a
condition to the continuance of this Lease, that there will be no discrimination
against, or segregation of, any person or group of persons on the basis of race,
color, sex, creed, national origin or ancestry in the leasing, subleasing,
transferring, occupancy, tenure or use of the Property or any portion thereof.
SECTION 13.02. Landlord's Liability; Certain Duties.
(a) As used in this Lease, the term "Landlord" means only the
current owner or owners of the fee title to the Property or
the leasehold estate under a ground lease of the Property at
the time in question. Each Landlord is obligated to perform
the obligations of Landlord under this Lease only during the
time such Landlord owns such interest or title. Any Landlord
who transfers its title or interest is relieved of all
liability with respect to the obligations of Landlord under
this Lease to be performed on or after the date of transfer.
However, each Landlord shall deliver to its transferee all
funds previously paid by Tenant if such funds have not yet
been applied under the terms of this Lease.
(b) Tenant shall give written notice of any failure by Landlord to
perform any of its obligations under this Lease to Landlord
and to any ground lessor, mortgagee or beneficiary under any
deed of trust encumbering the Property whose name and address
have been furnished to Tenant in writing. Landlord shall not
be in default under this Lease unless Landlord (or such ground
lessor, mortgagee or beneficiary) fails to cure such
non-performance within thirty (30) days after receipt of
Tenant's notice. However, if such non-performance reasonably
requires more than thirty (30) days to cure, Landlord shall
not be in default if such cure is commenced within such
thirty- (30) day period and thereafter diligently pursued to
completion.
(c) Upon the execution of this Lease, Tenant shall deposit with
Landlord a cash Security Deposit in the amount set forth in
Section 1.08 above. Landlord may apply all or part of the
Security Deposit to any unpaid rent or other charges due from
Tenant or to cure any other defaults of Tenant. If Landlord
uses any part of the Security Deposit, Tenant shall restore
the Security Deposit to its full amount within ten (10) days
after Landlord's written request. Tenant's failure to do so
shall be a material default under this Lease. No interest
shall be paid on the Security Deposit. Landlord shall not be
required to keep the Security Deposit separate from its other
accounts and no trust relationship is created with respect to
the Security Deposit. If Tenant shall fully and faithfully
perform every provision of this Lease to be performed by it,
the Security Deposit or any balance thereof shall be returned
to Tenant (or, at Landlord's option, to the last assignee of
▇▇▇▇▇▇'s interest hereunder) within fourteen (14) days
following the later of expiration of the Term and surrender of
possession of the Property to Landlord.
SECTION 13.03. Severability. A determination by a court of competent
jurisdiction that any provision of this Lease or any part thereof is illegal or
unenforceable shall not cancel or invalidate the remainder of such provision or
this Lease, which shall be valid and enforceable to the fullest extent permitted
by law.
SECTION 13.04. Interpretation. The captions of the Articles or Sections
of this Lease are to assist the parties in reading this Lease and are not a part
of the terms or provisions of this Lease. Whenever required by the context of
this Lease, the singular shall include the plural and the plural shall include
the singular. The masculine, feminine and neuter genders shall each include the
other. In any provision relating to the conduct, acts or omissions of Tenant,
the term "Tenant" shall include Tenant's agents, employees, contractors,
invitees, successors or other using the Property with ▇▇▇▇▇▇'s expressed or
implied permission. If any of the obligations of Tenant hereunder is guaranteed
by another person or entity, the term "Tenant" shall be deemed to include all of
such guarantors and any one or more of such guarantors.
SECTION 13.05. Incorporation of Prior Agreements, Modification. This
instrument along with any exhibits and attachments or other documents affixed
hereto, or referred to herein, constitutes the entire and exclusive agreement
between Landlord and Tenant with respect to the Property and the estate and
interest leased to Tenant hereunder. This instrument and said exhibits and
attachments and other documents may be altered, amended, modified or revoked
only by an instrument in writing signed by both landlord and ▇▇▇▇▇▇. Landlord
and ▇▇▇▇▇▇ hereby agree that all prior or contemporaneous oral understandings,
agreements or negotiations relative to the leasing of the Property are merged
into and revoked by this instrument.
SECTION 13.06. Notices. All notices required or permitted under this
Lease shall be in writing and shall be personally delivered or sent by certified
mail, return receipt requested, postage prepaid. Notices to Tenant shall be
delivered to the address specified in Section 1.03 above, except that upon
▇▇▇▇▇▇'s taking possession of the Property, the Property shall be Tenant's
address for notice purposes. Notices to Landlord shall be delivered to the
address specified in Section 1.02 above. Notices shall be deemed sufficiently
served or given at the time of personal delivery or three (3) days after the
date of mailing thereof. Either party may change its notice address upon written
notice to the other party.
Initials
Landlord ___________
Tenant _____________
SECTION 13.07. Waivers. All waivers must be in writing and signed by
the waiving party. Landlord's failure to enforce any provision of this Lease or
its acceptance of rent shall not be a waiver and shall not prevent Landlord from
enforcing that provision or any other provision of this Lease in the future. No
statement on a payment check from Tenant or in a letter accompanying a payment
check shall be binding on Landlord. Landlord, may, with or without notice to
Tenant, negotiate such check without being bound to the conditions of such
statement.
SECTION 13.08. No Recordation. This Lease or a memorandum thereof my
not be recorded without prior written consent from Landlord.
SECTION 13.09. Binding Effect; Choice of Law. This Lease binds any
party who legally acquires any rights or interest in this Lease from Landlord or
Tenant. However, Landlord shall have no obligation to ▇▇▇▇▇▇'s successor unless
the rights or interest of ▇▇▇▇▇▇'s successor are acquired in accordance with the
terms of this Lease. The laws of the state in which the Property is located
shall govern this Lease.
SECTION 13.10. Corporate Authority; Partnership Authority. If Tenant is
a corporation, each person signing this Lease on behalf of Tenant represents and
warrants that he/she has full authority to do so and that this lease binds the
corporation. Within thirty (30) days after this Lease is signed, Tenant shall
deliver to Landlord a certified copy of a resolution of Tenant's Board of
Directors authorizing the execution of this Lease or other evidence of such
authority reasonably acceptable to landlord. If ▇▇▇▇▇▇ is a partnership, each
person signing this Lease for Tenant represents and warrants that he/she is a
general partner of the partnership, that he/she has full authority to sign for
the partnership and that this lease binds the partnership and all general
partners of the partnership. Tenant shall give written notice to Landlord of any
general partner's withdrawal or addition. Within thirty (30) days after this
Lease is signed, ▇▇▇▇▇▇ shall deliver to Landlord a copy of ▇▇▇▇▇▇'s recorded
statement of partnership or certificate of limited partnership.
SECTION 13.11. Joint and Several Liability. All parties signing this
Lease as Tenant shall be jointly and severally liable for all obligations of
Tenant.
SECTION 13.12. Force Majeure. If Landlord cannot perform any of its
obligations due to events beyond Landlord's control, the time provided for
performing such obligations shall be extended by a period of time equal to the
duration of such events. Events beyond landlord's control include but are not
limited to, acts of God, war, civil commotion, labor disputes, strikes, fire,
flood or other casualty, shortages of labor or material, government regulation
or restriction and weather conditions. It is expressly agreed that Landlord
shall not be obliged to settle any strike to avoid a force majeure event from
continuing.
SECTION 13.13. Execution of Lease. This Lease may be executed in
counterparts, and, when all counterpart documents are executed, the counterparts
shall constitute a single binding instrument. The delivery of this Lease by
Landlord to Tenant shall not be deemed to be an offer and shall not be binding
upon either party until executed and delivered by both parties.
SECTION 13.14. Limitation of Liabilities. The obligations of Landlord
under this Lease do not constitute personal obligations of the individual
partners, trustees, directors, officers or shareholders of Landlord, and Tenant
shall not seek recourse against the individual partners, trustees, directors,
officers or shareholders of Landlord or any of their personal assets for
satisfaction of any liability arising out of this Lease. Tenant's sole remedy
shall be recourse against Landlord's interest in the Property or the Project of
which the Property is a part.
SECTION 13.15. Consents. Whenever the consent of either party is
required hereunder such consent shall not be unreasonably withheld.
SECTION 13.16. Modification for Lender. If, in connection with
obtaining construction, interim or permanent financing for the Project or
Building of which the Property is a part, the lender requests reasonable
modifications to this Lease as a condition to such financing, Tenant will not
unreasonably withhold, delay or defer its consent thereto, provided that such
modifications do not increase the obligations of Tenant hereunder or materially
adversely affect the leasehold interest hereby created or Tenant's rights
hereunder.
SECTION 13.17. Mortgagee Protection. ▇▇▇▇▇▇ agrees to send by certified
or registered mail to any first mortgagee or first deed of trust beneficiary of
Landlord, whose address has been furnished to Tenant, a copy of any notice of
default served by Tenant on landlord. If Landlord fails to cure such default
within the time provided for in this Lease, such mortgagee or beneficiary shall
have an additional thirty- (30) day period to cure such default. If such default
cannot be cured within the additional thirty- (30) day cure period, then such
mortgage or beneficiary shall have such additional time to cure such default as
is reasonably necessary under the circumstances.
SECTION 13.18. Building Planning. In the event Landlord requires the
Property for use in conjunction with other premises in the Building or for other
reasons connected with the building planning program, upon notifying Tenant in
writing, Landlord shall have the right to move Tenant to other space in the
Building or the Project at Landlord's sole cost and expense, and the terms and
conditions of the original Lease shall remain in full force and effect, save and
excepting that a revised Exhibit "A" shall become part of this Lease and shall
reflect the location of the new space and Article One of this Lease shall be
amended to include and state all correct data as to the new space.
ARTICLE FOURTEEN: BROKERS
The parties recognize that the brokers who negotiated this Lease are
the brokers whose names are stated in Section 1.12 hereof and agree that
Landlord shall be solely responsible for the payment of brokerage commissions to
said brokers, and that Tenant shall have no responsibility therefore. Tenant
shall indemnify and hold Landlord free and harmless against any claims, damages,
costs, expenses, or liability or any nature arising from claims by any other
person or real estate broker claiming a fee through dealings with Tenant arising
out of this Lease.
ARTICLE FIFTEEN: TOXIC AND HAZARDOUS SUBSTANCES, HAZARDOUS MATERIALS,
REGULATED SUBSTANCES AND HAZARDOUS WASTE
SECTION 15.01. Definition. As used in this Section, the term "Hazardous
Waste" means:
(a) Those substances defined as "hazardous substances," "hazardous
materials," "toxic substances," "regulated substances," or
"solid waste" in the Toxic Substance Control Act, 15 U.S.C.
2601 ET. SEQ., as now amended or hereafter amended ("TSCA"),
the Comprehensive Environmental Response, Compensation, and
Liability Act of 1980, 42 U.S.C. 9601 ET. SEQ., as now amended
or hereafter amended ("CERCLA"), the Resource Conservation and
Recovery Act of 1976, 42 U.S.C. 6901 ET. seq.,as now amended
or hereafter amended ("RCRA"), the Federal Hazardous
Substances Act, 15 U.S.C. 1261 ET. SEQ., as now amended or
hereafter amended ("FHSA"), the Occupational Safety and Health
Act of 1970, 29 U.S.C. 651 ET. SEQ., as now amended or
hereafter amended ("OSHA"), the Hazardous Materials
Transportation Act, 29 U.S.C. 2801 ET. SEQ., as now amended or
hereafter amended ("HMTA"), and the rules and regulations not
in effect or promulgated hereafter pursuant to each law
referenced above;
(b) Those substances defined as "hazardous waste," "hazardous
material," or "regulated substances" under the Nevada law,
including without limitation, Nevada revised Statues Chapter
459, or in the regulations now existing or hereafter
promulgated pursuant thereto, or in the Uniform fire Code, as
amended;
(c) Those substances listed in the United States Department of
Transportation table or by the Environmental Protection Agency
(or any successor agency) as hazardous substances; and
(d) Such other substances, mixtures, materials and waste which are
regulated under applicable local, state or federal law, or
which are classified as hazardous or toxic under federal,
state or local laws or regulations (all laws, rules and
regulations referenced in Paragraphs (a), (b), (c) and (d) are
collectively referred to as "Environmental Laws").
SECTION 15.02. Tenant's Covenants. Tenant does not intend to and Tenant
will not nor will Tenant allow any other person (including partnerships,
corporations and joint ventures), during the term of this Lease, to manufacture,
process, store, distribute, use, discharge or dispose of any Hazardous Waste in,
under or on the Property, the Building, the Common Areas, or any property
adjacent thereto.
(a) Tenant shall notify Landlord promptly in the event of any
spill or release of hazardous Waste into, on or onto the
Property regardless of the source of the spill or release,
whenever ▇▇▇▇▇▇ knows or suspects that such a release has
occurred.
Initials
Landlord ___________
Tenant _____________
(b) Tenant will not be involved in operations at or near the
Property which could lead to the imposition on the Tenant or
the Landlord of liability or the creation of a lien on the
Property under the Environmental Laws.
(c) Tenant shall, upon twenty-four (24) hours' prior notice by
Landlord, permit Landlord or ▇▇▇▇▇▇▇▇'s agent access to the
Property to conduct anenvironmental site assessment with
respect to the Property.
SECTION 15.03. Indemnity. Tenant for itself and its successors and
assigns undertakes to protect, indemnify, save and defend landlord, its agents,
employees, directors, officers, shareholders, affiliates, consultants,
independent contractors, successors and assigns (collectively the "Indemnities")
harmless from any and all liability, loss, damage and expense, including
attorney's fees, claims, suits and judgments that Landlord or any other
indemnitee, whether as Landlord or otherwise, may suffer as a result of, or with
respect to:
(a) Any Environmental Law, including the assertion of any lien
thereunder and any suit brought or judgment rendered
regardless of whether the action was commenced by a citizen
(as authorized under the Environmental Laws) or by a
government agency;
(b) Any spill or release of or the presence of any Hazardous Waste
affecting the Property whether or not the same originates or
emanates from the Property or any contiguous real estate,
including any loss of value of the Property as a result of a
spill or release of or the presence of any Hazardous Waste;
(c) Any other matter affecting the Property within the
jurisdiction of the United States Environmental Protection
Agency, the Nevada State Environmental Commission, the Nevada
Department of Conservation and natural Resources, or the
Nevada Department of Commerce, including costs of
investigations, remedial action, or other response costs
whether such costs are incurred by the United States
Government, the State of Nevada, or any indemnitee;
(d) Liability for clean-up costs, fines, damages or penalties
incurred pursuant to the provisions of any applicable
Environmental Law; and
(e) Liability for personal injury or property damage arising under
any statutory or common-law tort theory, including, without
limitation, damages assessed for the maintenance of a public
or private nuisance, or for the carrying of an abnormally
dangerous activity, and response costs.
SECTION 15.04. Remedial Acts. In the event of any spill or release of
or the presence of any hazardous Waste affecting the Property, whether o not the
same originates or emanates from the property or any contiguous real estate,
and/or if Tenant shall fail to comply with any of the requirements of any
Environmental law, Landlord may, without notice to Tenant, as its election, but
without obligation so to do, give such notices and/or cause such work to be
performed at the Property and/or take any and all other actions as landlord
shall deem necessary or advisable in order to remedy said spill or release of
hazardous Waste or cure said failure of compliance and any amounts paid as a
result thereof, together with interest at the rate of fifteen percent (15) per
annum, from the date of payment by Landlord, shall be immediately due and
payable by Tenant to Landlord.
SECTION 15.05. Settlement. Landlord upon giving Tenant ten (10) days
prior notice, shall have the right in good faith to pay, settle or compromise,
or litigate any claim, demand, loss, liability, cost, charge, suite, order,
judgment or adjudication under the belief that it is liable therefore, whether
liable or not, without the consent or approval of Tenant unless Tenant within
said ten (10) day period shall protest in writing and simultaneously with such
protest deposit with Landlord collateral satisfactory to Landlord sufficient to
pay and satisfy any penalty and/or interest which may accrue as a result of such
protest and any judgment or judgments as may result, together with attorneys'
fees and expenses, including, but not limited to, environmental consultants.
ARTICLE SIXTEEN: RULES AND REGULATIONS
Tenant shall faithfully observe and comply with the "Rules and
Regulations," a copy of which is attached hereto and marked "Exhibit "C" and all
reasonable and nondiscriminatory modifications thereof and additions thereto
from time to time put into effect by Landlord. Landlord shall not be responsible
to Tenant for the violation or non-performance by and other tenant or occupant
of the Building or the Project of any of said Rules and Regulations.
ARTICLE SEVENTEEN: GUARANTY
This Lease shall be guaranteed by Direct Focus, Inc. (collectively, the
"Guarantors"). Concurrently with the execution of this Lease, the Guarantors
shall execute and deliver to Landlord a guaranty in the form attached hereto as
Exhibit "D" (the "Guaranty").
Landlord and ▇▇▇▇▇▇ have signed this Lease at the place and on the
dates specified adjacent to their signatures below and have initialed all Riders
which are attached to or incorporated by reference in this Lease.
"TENANT"
DIRECT FOCUS, INC.
By: ▇▇▇▇▇ ▇. ▇▇▇▇
-------------------------------------
Name: ▇▇▇▇▇ ▇. ▇▇▇▇
Title: President/CEO
Date:
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"LANDLORD"
LAS VEGAS MOTOR SPEEDWAY, LLC, a Nevada
limited liability company
By:
------------------------------------
Name: ▇▇▇▇▇ ▇▇▇▇▇▇
Title: Executive Vice President & General
manager
Date:
------------------------------------
Initials
Landlord ___________
Tenant _____________
EXHIBIT "A-2"
NET RENTABLE AREA
The term "Usable Area" shall mean the entire area included within the
Property, being the area bounded by the outside surface of any exterior glass
walls (or the outside surface of the permanent exterior wall where there is no
glass) of the Building bounding such Property, the inside surface of the
exterior walls separating such Property from any public corridors or such other
public areas on such floor, and the centerline of all walls separating such
Property from other areas leased or to be leased to other tenants on such floor.
The term "Net Rentable Area" shall mean the computation of multiplying
the Usable Area of the Property by the quotient of the division of the Rentable
Area of the floor (the area of the floor to the outside surface of the dominant
portion of the permanent outer Building walls, excluding any major vertical
penetration of the floor, by the Useable Area of the floor.
See Tenant improvements attached to be supplied by Landlord at
Landlord's sole cost and expense.
1. LANDLORD TO INSTALL AN 6' WIDE OPENING BETWEEN P103 AND P104.
2. LANDLORD TO INSTALL AN 8' WIDE OPENING BETWEEN P101 AND P102.
3. LANDLORD TO INSTALL WAREHOUSE ACCESS DOOR TO RESTROOM LOCATED AT EAST END OF
BUILDING.
4. LANDLORD TO INSTALL A GRADE LEVEL DOOR 12' X 14' AT BEST POSSIBLE LOCATION.
5. LANDLORD TO INSTALL TWO 3O HOLLOW CORE DOORS WITHIN THE 6' WIDE OPENING
BETWEEN P103 AND P104.
Initials
Landlord ___________
Tenant _____________
EXHIBIT "B"
MEMORANDUM OF COMMENCEMENT DATE AND ADDITIONS OR DELETIONS TO LEASE
Re: Industrial Real estate Lease dated July 21, 1999, between LAS VEGAS MOTOR
SPEEDWAY, LLC, a Nevada Limited Liability Company ("Landlord") and DIRECT FOCUS
INC., ("Tenant").
In accordance with the Lease, we wish to advise and/or confirm as follows:
1. That the Property has been accepted herewith by the Tenant as
being substantially complete in accordance with the Lease, and
that there is no deficiency in construction.
2. That the Tenant has possession of the Property and
acknowledges that under the provisions of the Lease, the term
of the lease commenced as of December 1, 1999 for a term of
three (3) years ending on November 30, 2002.
3. That in accordance with the Lease, rent commenced to accrue on
December 1, 1999.
4. Souvenirs that would be directly in competition with the
souvenirs sold by the Landlord and/or Las Vegas Motor Speedway
will not be allowed. No hospitality food and/or drink sales
during race events shall be allowed. Any such proposed use
shall be presented to Landlord for approval.
5. TENANT TO HAVE AN OPTION TO TERMINATE THIS LEASE ANYTIME AFTER
THE FIRST TWO YEARS (DECEMBER 1, 2001), UPON
a) WRITTEN NINETY (90) DAYS NOTICE
b) THE TENANT TO PAY LANDLORD CERTIFIED FUNDS
$22,000.00 TO EXERCISE OPTION TO TERMINATE
LEASE.
AGREED AND ACCEPTED
TENANT LANDLORD
Direct Focus Inc. Las Vegas Motor Speedway, LLC, a Nevada
limited liability company
By: By:
-------------------- ----------------------------
Name: ▇▇▇▇▇ ▇. ▇▇▇▇ Name: ▇▇▇▇▇ ▇▇▇▇▇▇
Title: President/C.E.O. Title: Executive Vice-President & General Manager
Initials
Landlord ___________
Tenant _____________
EXHIBIT "C"
RULES AND REGULATIONS
1. No sign, placard, picture, aerial display, balloons, advertisement, name or
notice shall be installed or displayed on any part of the Building or Project
(or within public rights-of-ways adjacent to the Project through the use of
truck signs, sign trailers or similar items) without the prior written consent
of Landlord, which consent of Landlord shall not unreasonably be withheld.
Landlord shall have the right to remove, at Tenant's expense and without notice,
any sign installed or displayed in violation of this rule. All approved signs or
lettering on doors, walls and service areas of the Property shall be printed,
painted, affixed or inscribed at the expense of Tenant by a person chosen by
Landlord.
2. If Landlord objects in writing to any curtains, blinds, shades, screens or
hanging plants or other similar objects attached to or used in connection with
any window or door of the Property, Tenant shall immediately discontinue such
use. No awning shall be permitted on any part of the Property. Tenant shall not
place anything against or near glass partitions or doors or windows which may
appear unsightly from outside the Property.
3. If Tenant requires telegraphic, burglar alarm or similar services, it shall
first obtain Landlord's permission to install such service, and comply with
Landlord's instructions in their installation.
4. Tenant shall not place a load upon any floor of the Property, which exceeds
the load per square foot which such floor was designed to carry and which is
allowed by law. Landlord shall have the right to prescribe the weight, size and
position of all equipment, materials, furniture or other property brought into
the Building. Heavy objects shall, if considered necessary by Landlord, stand on
such platforms as determined by Landlord to be necessary to properly distribute
the weight. Business machines and mechanical equipment belonging to Tenant,
which cause noise or vibration that may be transmitted to the structure of the
Building or to any space therein to such a degree as to be objectionable to
Landlord or to any tenants in the Building, shall be placed and maintained by
Tenant, at ▇▇▇▇▇▇'s expense on vibration eliminators or other devices sufficient
to eliminate noise or vibration. The persons employed to move such equipment in
or out of the building must be acceptable to Landlord. Landlord will not be
responsible for loss of, or damage to, any such equipment or other property from
any cause, and all damage done to the Building by maintaining or moving such
equipment or other property shall be repaired at the expense of Tenant.
5. Tenant shall not allow the Property to be occupied or used in a manner which
is offensive or objectionable to Landlord or other occupants of the Project by
reason of noise, odors or vibrations.
6. Tenant shall not use any method of heating or air conditioning other than
that supplied by Landlord without the written consent of Landlord.
7. Tenant shall not waste electricity, water or air-conditioning and agrees to
cooperate fully with Landlord to assure the most effective operation of the
Building's heating and air-conditioning and to comply with any governmental
energy-saving rules, laws or regulations of which Tenant has actual notice, and
shall refrain from attempting to adjust controls other than room thermostats
installed for Tenant's use. Tenant shall keep corridor doors closed, and shall
close window coverings at the end of each business day.
8. Landlord reserves the right, exercisable without liability to Tenant, to
change the name and street address of the Building.
9. Tenant shall close and lock the doors of the Property, including any roll-up
doors in any service areas and entirely shut off all water faucets or other
water apparatus, and electricity, gas or air outlets before Tenant and its
employees leave the Property. Tenant shall be responsible for any damage or
injuries sustained by other tenants or occupants of the Building or by Landlord
for noncompliance with this rule.
10. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not
be used for any purpose other than that for which they were constructed and no
foreign or hazardous substance of any kind whatsoever shall be thrown therein.
The expense of any breakage, stoppage or damage resulting from the violation of
this rule shall be borne by the Tenant who, or whose employees or invitees,
shall have caused the same.
11. Tenant shall not use the Property for any business activity other than that
specifically provided for in Tenant's Lease.
12. Tenant shall not install any radio or television antenna, satellite dish,
microwave receiver, cellular telephone transmitter or receiver, loudspeaker or
other device on the rook or exterior walls of the Building. Tenant shall not
interfere with radio or television broadcasting or reception from or in the
Building or elsewhere.
13. Tenant shall not mark, drive nails, screw or drill into the partitions,
woodwork or plaster or in any way deface the Property or any part thereof.
Landlord reserves the right to direct electricians as to where and how telephone
and telegraph wires are to be introduced to the Property. Tenant shall not cut
or bore holes for wires. Tenant shall not affix any floor covering to the floor
of the Property in any manner except as approved by Landlord. Tenant shall
repair any damage resulting from noncompliance with this rule at its own
expense.
14. Tenant shall not install, maintain or operate upon the Property any vending
machines without the prior written consent of Landlord.
15. Canvassing, soliciting and distribution of handbills or any other written
material, and peddling in the Project are prohibited, and each Tenant shall
cooperate to prevent the same.
16. Landlord reserves the right to exclude or expel from the Project any person
who, in Landlord's judgement is intoxicated or under the influence of liquor or
drugs or who is in violation of any of the Rules and Regulations of the
Building.
17. Tenant shall store all its trash and garbage within the Property or within
trash receptacles in the Common Areas nearest the Property. Tenant shall not
place in any trash box or receptacle any material which cannot be disposed of in
the ordinary and customary manner of trash and garbage disposal. All garbage and
refuse disposal shall be made in accordance with directions issued from time to
time by Landlord. Tenant shall be responsible for any additional charges or
expenses arising from the failure to abide by this rule.
18. The Property shall not be used for the storage of merchandise held for sale
to the general public, or for manufacturing of any kind except as specifically
authorized in Tenant's Lease, nor shall the Property be used for lodging or any
improper, immoral or objectionable purpose. No cooking shall be done or
permitted by any tenant on the Property, except that use by Tenant of Insurance
Service Office or Underwritters' laboratory approved microwave and other
equipment for brewing coffee, tea, hot chocolate, and similar beverage shall be
permitted, provided that such equipment and use is in accordance with all
applicable federal, state, county and city laws, codes, ordinances, rules and
regulations.
19. Without the prior written consent of Landlord, Tenant shall not use the
name, picture or representation of the Building in connection with or in
promoting or advertising the business of Tenant except as ▇▇▇▇▇▇'s address.
Landlord shall have the right to prohibit any advertising by Tenant which, in
Landlord's opinion, tends to impair the reputation of the Building or its
desirability as a location for offices, and upon written notice from Landlord,
Tenant shall refrain from or discontinue such advertising.
20. Tenant shall comply with all safety, fire protection and evacuation
procedures and regulations established by Landlord or any governmental agency.
21. Tenant assumes any and all responsibility for protecting its property from
theft, robbery and pilferage, which includes keeping doors locked and other
means of entry to the Property closed.
22. Landlord reserves the right to modify and/or adopt such other reasonable and
nondiscriminatory rules and regulations for the parking areas as it deems
necessary for the operation of the parking area. Landlord may refuse to permit
any person who violates the rules to park in the parking area and any violation
of the rules shall subject the car to removal.
23. Cars must be parked entirely within the stall lines. All directional signs
and arrows must be observed. The speed limit in the Project shall be 5 miles per
hour. Parking is prohibited: (a) in areas not striped for parking, (b) in
aisles, (c) where `no parking' signs are posted, (d) on ramps, (e) in cross
hatched areas, (f) in any manner which will interfere with loading or turning
areas of loading dock areas, and (g) in such other areas as may be designated by
Landlord as reserved for the
Initials
Landlord ___________
Tenant _____________
exclusive use of others. Washing, waxing, cleaning or servicing of any
vehicle by anyone is prohibited. Tenant shall acquaint all persons to whom
Tenant assigns parking spaces of these Rules and Regulations.
24. Tenant shall not park its vehicles in any parking areas designated by
Landlord as areas for parking by visitors to the Building. Tenant shall not
leave vehicles, trailers, containers or truck-tractors in the Building parking
area. Common Areas, or on adjacent streets, overnight no park any vehicles in
the Building parking areas other than automobiles, motorcycles, motor driven or
non-motor driven bicycles or four-wheeled trucks.
25. Landlord may waive any one or more of these Rules and Regulations for the
benefit of Tenant or any other tenant, but no such waiver by Landlord shall be
construed as a waiver of such Rules and Regulations in favor of Tenant or any
other tenant, nor prevent Landlord from thereafter enforcing any such Rules and
Regulations against any or all of the tenants of the Building.
26. Tenants, its employees, agents or associates, or other persons entering or
leaving the Building at any time when so locked, may require to sign the
building register and the watchman or Landlord's agent in charge shall have the
right to refuse admittance to any person into the building without a pass or
other satisfactory identification showing right of access at such time. Landlord
assumes no responsibility and shall not be liable for any damage resulting from
the admission or refusal to admit any authorized or unauthorized person to the
Building. In case of invasion, mob, riot, public excitement or other commotion,
Landlord reserves the right to prevent access to the Building during the
continuance of the same by closing the doors, or otherwise.
27. These Rules and Regulations are in addition to, and shall not be construed
to in any way modify or amend, in whole or in part the terms, covenants,
agreements and conditions of any lease of premises in the Building.
28. Landlord reserves the right to make such other reasonable Rules and
Regulations as, in its judgement, may from time to time be needed for safety and
security for care and cleanliness of the Building and for the preservation of
good order therein. ▇▇▇▇▇▇ agrees to abide by all such Rules and Regulations
hereinabove stated and any additional rules and regulations which are adopted.
29. Tenants shall be responsible for the observance of all of the foregoing
rules by Tenant's employees, agents, clients, customers, invitees and guests.
Initials
Landlord ___________
Tenant _____________
DISCLOSURE STATEMENT
HAZARDOUS WASTE
Landlord/Owner agrees to disclose to Broker and to prospective tenants any and
all information which Landlord/Owner has regarding present and future zoning and
environmental matters affecting the Property and regarding the condition of the
Property, including but not limited to, structural, mechanical and soil
conditions, the presence and location of asbestos, PCD transformers, other
toxic, hazardous or contaminated substances, and underground storage tanks, in,
on or about the Property. Broker is authorized to disclose any such information
to prospective tenants.
AMERICAN WITH DISABILITIES ACT
Please be advised that an owner or tenant of real property may be subject to the
Americans With Disability Act (the ADA) a federal law codified at 42 USC Section
12101 et seq. Among other requirements of the ADA that could apply to your
property, Title III of the ADA requires owners and tenants of "public
accommodations" to remove barriers to access by disabled persons and provide
auxiliary aids and services for hearing, vision and speech impaired persons by
January 26, 1992. The regulations under Title III of ADA are codified at 28 CFR
Part 36.
We recommend that you and your attorney review the ADA and the regulations and
if appropriate, your proposed lease agreement to determine if this law would
apply to you and the nature of the requirements. These are legal issues. You are
responsible for conducting your own independent investigation of these issues.
▇▇▇ & Associates cannot give you legal advice on these issues.
Please acknowledge your receipt of this Notice by signing and dating it below.
LANDLORD TENANT
Las Vegas Motor Speedway LLC Direct Focus Inc.
By: By:
------------------------------ ----------------------------------
▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇ ▇. ▇▇▇▇
Title: Executive Vice President Title: President/C.E.O.
and General Manager
By: By:
------------------------------ ----------------------------------
Title: Title:
------------------------------ --------------------------------
Date: Date:
------------------------------ --------------------------------
Initials
Landlord ___________
Tenant _____________