Exhibit 10 (c)
LEASE
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LANDLORD: ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇, as Trustee of the
E. B. Realty Trust
TENANT: New England Business Service, Inc.
PREMISES: The land and improvements located thereon and
consisting of a 117,000 square foot building (the
"Building") located at ▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇▇▇,
▇▇ ▇▇▇▇▇ and more particularly described on
Exhibit A
TABLE OF CONTENTS
Page
ARTICLE I REFERENCE DATA
1.1 Subjects Referred to 1
ARTICLE II PREMISES
2.1 Lease of Premises 3
ARTICLE III TERM OF THE LEASE
3.1 Preparation for Occupancy and Possession 3
3.2 Commencement and Expiration of Term 3
ARTICLE IV FIXED RENT
4.1 Fixed Rent 4
ARTICLE V TAX CHARGES
5.1 Definitions 4
5.2 Additional Rent 4
5.3 Refund of Taxes 5
5.4 Permitted Contests 5
ARTICLE VI OPERATING EXPENSES
6.1 Definitions 6
6.2 Additional Rent 6
ARTICLE VII USE OF PREMISES
7.1 Permitted Uses 6
7.2 Installations and Alterations by Tenant 7
ARTICLE VIII ASSIGNMENT AND SUBLETTING
8.1 Prohibition 9
8.2 Other Requirements and Provisions 10
ARTICLE IX RESPONSIBILITY FOR REPAIRS AND
CONDITION OF PREMISES
9.1 Landlord Repairs and Maintenance 11
9.2 Tenant's Agreement 12
9.3 Heavy Machinery 12
9.4 Utilities 12
9.5 Interruption or Curtailment of Services 13
ARTICLE X INDEMNITY AND INSURANCE
10.1 Tenant's Indemnity 13
10.2 Insurance 14
10.3 Tenant's Risk 14
10.4 Injury Caused by Third Parties 15
10.5 Landlord's Insurance 15
ARTICLE XI LANDLORD'S ACCESS TO PREMISES
11.1 Landlord's Rights 15
ARTICLE XII DAMAGE OR DESTRUCTION
12.1 Restoration 16
12.2 Rent 17
ARTICLE XIII CONDEMNATION
13.1 Termination of Lease 17
13.2 Awards 18
ARTICLE XIV DEFAULT
14.1 Tenant's Default 18
ARTICLE XV MISCELLANEOUS PROVISIONS
15.1 Extra Hazardous Use 22
15.2 Waiver 23
15.3 Covenant of Quiet Enjoyment 23
15.4 Force Majeure, etc. 23
15.5 Assignment of Rents and Transfer of Title 24
15.6 Rules and Regulations 24
15.7 Additional Charges 24
15.8 Invalidity of Particular Provisions 24
15.9 Provisions Binding 24
15.10 Notices 25
15.11 When Lease Becomes Binding 25
15.12 Paragraph Headings 25
15.13 Rights of Mortgagee and Ground Lessor 25
15.14 Estoppel Certificates 27
15.15 Remedying Defaults 27
15.16 Holding Over 27
15.17 Surrender of Premises 28
ARTICLE XVI BROKERAGE
16.1 Brokerage 28
ARTICLE XVII ENVIRONMENTAL MATTERS
17.1 Indemnification 29
17.2 Third Party Claims 30
17.3 Response Actions 31
17.4 Successors and Assigns 32
ARTICLE XVIII EXCULPATORY CLAUSE
18.1 Limitation on Liability 32
18.2 Actions Against Landlord 32
ARTICLE XIX SUBMISSION TO JURISDICTION, ETC.
19.1 Governing Law 33
19.2 Recovery of Fees 33
ARTICLE XX LANDLORD'S EQUITY
20.1 Landlord's Equity Requirement 33