EXHIBIT 10.14 Relocation Lease
LEASE, made the 14th day of November, 2000 between JFJ REALTY CORP., whose
address is ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇ (hereinafter called Landlord) and
▇▇▇▇▇▇▇▇▇▇▇▇▇.▇▇▇, Inc., whose address is ▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇ ▇▇▇▇▇,
▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇ ▇▇▇▇ ▇▇▇▇▇ (hereinafter called Tenant).
DESCRIPTION
-------------
WITNESSETH: Landlord hereby leases to Tenant and Tenant hereby hires from
Landlord, the app. 3,000 sq. feet of space as presently constituted
(hereinafter called the Premises) on the 2nd floor in the building known as
683 Middle Neck Road, in The County of Nassau, in the State of New York
(hereinafter called the Building), FOR A TERM to commence on December 1, 2000
and end at 12 o'clock noon on December 30, 2005, or on such earlier date as
this lease may terminate as hereinafter provided, except that, if any such
date falls on a Sunday or a holiday, then this Lease shall end at 12 o'clock
noon on the business day next preceding the aforementioned date AT THE ANNUAL
RENTAL RATE OF $
This lease is 5 years with two options.
Option #1 - 5 years of options with the term specified in Rider
Option #2 - 5 years of options with the term specified in Rider
payable in equal monthly installments, in advance, on the first day of each
calendar month during the term.
Landlord acknowledges receipt from Tenant of the sum of $ by check, for
Rent to and including the day of
If Landlord is unable to give possession of the Premises on the date of
commencement of the term of this Lease by reason of the holding over of any
tenant or occupant, or because construction, repairs or improvements are not
completed, rent shall ▇▇▇▇▇ for the period that possession by Tenant is
delayed.
If such delay shall continue for more than 45 days, then Tenant may, within 10
days after the expiration of said 45 day period, give Landlord a notice of
election to terminate this Lease. Unless possession of the Premises shall
sooner be made available to Tenant, this Lease shall terminate on the 10th day
after the giving of said notice and Landlord shall return to Tenant the
consideration paid. Landlord shall have no obligation to Tenant for failure
to give possession except as above provided.
The parties further agree as follows:
PURPOSE
-------
1. Tenant shall use and occupy the Premises as Professional Office and for no
other purpose. Landlord represents that the Premises may lawfully be used for
said purpose.
COVENANT TO PAY RENT
--------------------
2. Tenant shall pay rent and additional rent to Landlord at Landlord's said
address or at such other place as Landlord may designate in writing, without
demand and without counterclaim, deduction or set-off.
CARE AND REPAIR OF PREMISES
----------------------------
3. Tenant shall commit no act of waste and shall take good care of the
Premises and the fixtures and appurtenances therein, and shall, in the use and
occupancy of the Premises, conform to all laws, orders and regulations of the
Federal, State and Municipal governments, or any of their departments, and
regulations of the New York Board of Fire Underwriters, applicable to the
Premises; Landlord shall make all necessary repairs to the Premises, except
where the repair has been made necessary by misuse or neglect by Tenant or
Tenant's agents, servants, visitors or licensees. All improvements made by
Tenant to the Premises which are so attached to the Premises that they cannot
be removed without material injury to the Premises, shall become the property
of Landlord upon installation. Not later than the last day of the term Tenant
shall, at Tenant's expense, remove all of Tenant's personal property and those
improvements made by Tenant which have not become the property of Landlord,
including trade fixtures, cabinet work, movable paneling, partitions and the
like, repair all injury done by or in connection with the installation or
removal of said property and improvements, and surrender the Premises in as
good condition as they were at the beginning of the term, reasonable wear, and
damage by fire, the elements, casualty, or other cause not due to the misuse
or neglect by Tenant or Tenant's agents, servants, visitors or licensees
excepted. All property of Tenant remaining on the Premises after the last day
of the term of this Lease shall conclusively be deemed abandoned and may be
removed by Landlord, and Tenant shall reimburse Landlord for the cost of such
removal. Landlord may have any such property stored at Tenant's risk and
expense.
NEGATIVE COVENANTS - NO ASSIGNMENT - NO SUBLETTING
---------------------------------------------------
4. Tenant shall not, without Landlord's written consent: (a) make any
alterations, additions or improvements in, to or about the Premises; (b) do or
suffer anything to be done on the Premises which will increase the rate of
fire insurance on the Building; ( c) permit the accumulation of waste or
refuse matter; (d) abandon the Premises or suffer the Premises to become
vacant or deserted; or (e) assign, mortgage, pledge to encumber this lease, in
whole or in part, to underlet the Premises or any part thereof. Covenant ( c)
above shall be binding upon the legal representative of Tenant, and upon every
person to whom Tenant's interest under this Lease passes by operation of law,
but shall not apply to assignment or subletting to the parent or subsidiary of
corporate Tenant or to consolidation or merger of such Tenant.
RULES AND REGULATIONS
----------------------
5. Tenant shall observe and comply with the rules and regulations hereinafter
set forth, which are made part hereof, and with such further reasonable rules
and regulations as Landlord may prescribe, on written notice to Tenant, for
the safety, care and cleanliness of the Building and the comfort, quiet and
convenience of other occupants of the Building.
SERVICES
---------
6. Stricken
ELECTRIC LOAD
--------------
7. Tenant shall not use any electrical equipment which in Landlord's
reasonable opinion will overload the wiring installations or interfere with
the reasonable use thereof by Landlord or other tenants in the Building.
DAMAGE BY FIRE
---------------
8. If the Building is damaged by fire or any other cause to such extent that
the cost of restoration, as reasonably estimated by Landlord, will equal or
exceed 30% of the replacement value of the Building (exclusive of foundations)
just prior to the occurrence of the damage, then Landlord may, no later than
the 60th day following the damage, give Tenant a notice of election to
terminate this Lease, or if said cost of restoration will equal or exceed 50%
of said replacement value and if the Premises shall not be reasonably usable
for the purposes of which they are leased hereunder, then Tenant may, no later
than the 60th day following the damage, give Landlord a notice of election to
terminate this lease. In the event of either of said elections this Lease
shall be deemed to terminate on the 3rd day after the giving of said notice,
and Tenant shall surrender possession of the Premises within a reasonable time
thereafter, and the rent and additional rent shall be apportioned as of the
date of said surrender and any rent paid for any period beyond said date shall
be repaid to Tenant. If the cost of restoration as estimated by Landlord
shall amount to less than 30% of said replacement value of the Building, or if
despite the cost Landlord does not elect to terminate this Lease, Landlord
shall restore the Building and the Premises with reasonable promptness,
subject to delays beyond Landlord's control and delays in the making of
insurance adjustments by Landlord, and Tenant shall have no right to terminate
this Lease except as herein provided. Landlord need not restore fixtures and
improvements owned by Tenant.
In any case in which use of the Premises is affected by any damage to the
Building, there shall be either an abatement or an equitable reduction in tent
depending on the period for which and the extent to which the Premises are not
reasonably usable for the purposes for which they are leased hereunder. The
words "restoration" and "restore" as used in this Article shall include
repairs. If the damage results from the fault of Tenant, or Tenant's agents,
servants, visitors or licensees, Tenant shall not be entitled to any abatement
or reduction of rent except to the extent, if any, that Landlord receives the
proceeds of rent insurance in lieu of such rent.
WAIVERS OF SUBROGATION
-----------------------
Notwithstanding the provisions of Article 3 hereof: In any event of loss or
damage to the Building, the Premises and/or any contents, each party shall
look first to any insurance in its favor before making any claim against the
other party; and TO THE EXTENT POSSIBLE WITHOUT ADDITIONAL COST, EACH PARTY
SHALL OBTAIN, FOR EACH POLICY OF SUCH INSURANCE, PROVISIONS PERMITTING WAIVER
OF ANY CLAIM AGAINST THE OTHER PARTY FOR LOSS OR DAMAGE WITHIN THE SCOPE OF
THE INSURANCE, and each party, to such extent permitted, for itself and its
insurers waives all such insured claims against the other party.
EMINENT DOMAIN
---------------
9. If the Premises or any part thereof or any estate therein, or any other
part of the Building materially affecting Tenant's use of the Premises, be
taken by virtue of eminent domain, this Lease shall terminate on the date when
title vests pursuant to such taking, the rent and additional rent shall be
apportioned as of said date and any rent paid for any period beyond said date
shall be repaid to Tenant. Tenant shall not be entitled to any part of the
award or any payment in lieu thereof; but Tenant may file a Claim for any
taking of fixtures and improvements owned by Tenant, and for moving expenses.
DEFAULT REMEDIES
------------------
10. If Tenant defaults in the payment of rent or additional rent or defaults
in the performance of any of the covenants or conditions hereof, Landlord may
give to Tenant notice of such default and if Tenant does not cure any rent or
additional rent default within 5 days, or other default within 10 days, after
the giving of such notice (or, if such other default is of such nature that it
cannot be completely cured within such 10 days, if Tenant does not commence
such curing within such 10 days and thereafter proceed with reasonable
diligence and in good faith to cure such default), then Landlord may terminate
this lease on not less than 3 days' notice to Tenant, and on the date
specified in said notice the term of this Lease shall terminate, and Tenant
shall then quit and surrender the Premises to Landlord, but Tenant shall
remain liable as hereinafter provided. If this Lease shall have been so
terminated by Landlord, Landlord may at any time thereafter resume possession
of the Premises by any lawful means and remove Tenant or other occupants and
their effects.
DEFICIENCY
-----------
In any case where Landlord has recovered possession of the Premises by reason
of Tenant's default Landlord may at Landlord's option occupy the Premises or
cause the Premises to be redecorated, altered, divided, consolidated with
other adjoining premises, or otherwise changed or prepared for reletting, and
may relet the Premises or any part thereof as agent of Tenant or otherwise,
for a term or terms to expire prior to, at the same time as, or subsequent to,
the original expiration date of this Lease, at Landlord's option, and receive
the rent therefor, applying the same first to the payment of such expenses as
Landlord may have incurred in connection with the recovery of possession,
redecorating, altering, dividing, consolidating with other adjoining premises,
or otherwise changing or preparing for reletting, and the reletting, including
brokerage and reasonable attorneys' fees, and then o the payment of damages in
amounts equal to the rent hereunder and to the cost and expense of performance
of the other covenants of Tenant as herein provided; and Tenant agrees,
whether or not Landlord has relet, to pay to Landlord damages equal to the
rent and other sums herein agreed to be paid by Tenant, less the net proceeds
of the reletting, if any, as ascertained from time to time, and the same shall
be payable by Tenant on the several rent days above specified. In reletting
the Premises as aforesaid, Landlord may grant rent concessions, and Tenant
shall not be credited therewith. No such reletting shall constitute a
surrender and acceptance r be deemed evidence thereof. If Landlord elects,
pursuant hereto, actually to occupy and use the Premises or any part thereof
during any part of the balance of the term as originally fixed or since
extended, there shall be allowed against Tenant's obligation for rent or
damages as herein defined, during the period of Landlord's occupancy, the
reasonable value of such occupancy, not to exceed in any event the rent herein
reserved and such occupancy shall not be construed as a release of Tenant's
liability hereunder.
Tenant hereby waives all right of redemption to which Tenant or any person
claiming under Tenant might be entitled by any law nor or hereafter in force.
Landlord's remedies hereunder are in addition to any remedy allowed by law.
NO WAIVER OR CHANGES
--------------------
11. The failure of either party to insist on strict performance of any
covenant or condition hereof, or to exercise any option herein contained,
shall not be construed as a waiver of such covenant, condition or option in
any other stance. This Lease cannot be changed or terminated orally.
LANDLORD'S RIGHT TO COLLECT RENT FROM ANY OCCUPANT
12. If (a) the Premises are underlet or occupied by anybody other than Tenant
and Tenant is in default hereunder, or (b) this lease is assigned by Tenant,
then, Landlord may collect rent from the assignee, under-tenant or occupant,
and apply the net amount collected to the rent herein reserved; but no such
collection shall be deemed a waiver of the covenant herein against assignment
and underletting, or the acceptance of such assignee, under-tenant or occupant
as Tenant, or a release of Tenant from further performance of the covenants
herein contained.
SUBORDINATION
---------------
13. This Lease shall be subject and subordinate to all underlying leases and
to mortgages which may now or hereafter affect such leases or the real
property of which the Premises form a part, and also to all renewals,
modifications, consolidations and replacement of said underlying leases and
said mortgages. Although no instrument or act on the part of Tenant shall be
necessary to effectuate such subordination, Tenant will, nevertheless, execute
and deliver such further instruments confirming such subordination of this
lease as may be desired by the holders of said mortgages or by any of the
lessor under such underlying leases. Tenant hereby appoints Landlord attorney
in fact, irrevocably, to execute and deliver any such instrument for Tenant.
If any underlying lease to which this lease is subject terminates, Tenant
shall on timely request attorn to the owner of the reversion.
SECURITY DEPOSIT
-----------------
14. STRICKEN
LANDLORD'S RIGHT TO CURE TENANT'S BREACH
----------------------------------------
15. IF Tenant breaches any covenant or condition of this Lease, Landlord may,
on reasonable notice to Tenant (except that no notice need be given in case of
emergency), cure such breach at the expense of Tenant and the reasonable
amount of all expenses, including attorneys' fees, incurred by Landlord in
doing so (whether paid by Landlord or not) shall be deemed additional rent
payable on demand.
MECHANIC'S LIEN
----------------
16. Tenant shall within 10 days after notice from Landlord discharge any
mechanic's lien for materials or labor claimed to have been furnished to the
Premises on Tenant's behalf.
NOTICES
--------
17. Any notice by either party to the other shall be in wring and shall be
deemed to be duly given only if delivered personally or mailed by registered
or certified mail in a postpaid envelope addressed (a) if to Tenant, at the
Building and (b) if to Landlord, at Landlord's address first above set forth,
or at such other addresses as Tenant or Landlord, respectively, may designate
in writing. Notice shall be deemed to have been duly given, if delivered
personally, upon delivery thereof, and if mailed, upon the 3rd day after the
mailing thereof.
LANDLORD'S RIGHT TO INSPECT AND REPAIR
---------------------------------------
18. Landlord may, but shall not be obligated to, enter the Premises at any
reasonable time, on reasonable notice to Tenant (except that no notice need be
given in case of emergency) for the purposes of inspection or the making of
such repairs, replacements and additions in, to, on and about the Premises or
the Building, as Landlord deems necessary or desirable. Tenant shall have no
claim or cause of action against Landlord by reason thereof except as provided
in Article 19 hereof.
INTERRUPTION OF SERVICES OR USE
--------------------------------
19. Interruption or curtailment of any service maintained in the Building if
caused by strikes, mechanical difficulties, or any causes beyond Landlord's
control whether similar or dissimilar to those enumerated, shall not entitle
Tenant to any claim against Landlord or to any abatement in rent, nor shall
the same constitute constructive or partial eviction, unless Landlord fails to
take such measures as may be reasonable in the circumstances to restore the
service without undue delay. If the Premises are rendered untenantable in
whole or in part, or a period of over 3 business days, by the making of
repairs, replacements or additions, other than those made with Tenant's
consent or caused by misuse or neglect by Tenant or Tenant's agents, servants,
visitors or licensees, there shall be a proportionate abatement of rent during
the period of such untenantability.
CONDITIONS OF LANDLORD'S LIABILITY
-----------------------------------
20. Tenant shall not be entitled to a claim a constructive eviction from the
Premises unless Tenant shall have first notified Landlord IN WRITING of the
condition or conditions giving rise thereto, and, if the complaints be
justified, unless Landlord shall have failed within a reasonable time after
receipt of said notice to remedy such conditions.
LANDLORD'S RIGHT TO SHOW PREMISES
----------------------------------
21. Landlord may show the Premises to prospective purchasers and mortgagee
and, during the 4 months prior to termination of this Lease, to prospective
tenants, during business hours upon reasonable notice to Tenant.
NO REPRESENTATIONS
------------------
22. Neither party has made any representations or promises, except as
contained herein, or in some further writing signed by the party making such
representation or promise.
QUIET ENJOYMENT
---------------
23. Landlord covenants that if and so long as Tenant pays the rent and
additional rent and performs the covenants hereof, Tenant shall peaceably and
quietly have, hold and enjoy the Premises for the term herein mentioned,
subject to the provisions of this Lease.
TENANT'S ESTOPPEL
-----------------
24. Tenant shall from time to time, upon not less than 10 days' prior written
request by Landlord, execute, acknowledge and deliver to Landlord a written
statement certifying that this Lease is unmodified and in full force and
effect (or that the same is in full force and effect as modified, listing the
instruments of modification), the dates to which the rent and other charges
have been paid, and whether or not to the best of Tenant's knowledge Landlord
is in default hereunder (and if so, specifying the nature of the default), it
being intended that any such statement delivered pursuant to this Article may
be relied upon by a prospective purchaser of Landlord's interest or mortgagee
of Landlord's interest in the Building.
WAIVER OF JURY TRIAL
--------------------
25. To the extent such waiver is permitted by law the parties waive trial by
jury in any action or proceeding brought in connection with this Lease or the
Premises.
MARGINAL NOTATIONS
------------------
26. The marginal notations in this Lease are included for convenience only and
shall not be taken into consideration in any construction or interpretation of
this Lease or any of its provisions.
HEIRS, ASSIGNS
--------------
27. The provisions of this lease shall apply to bind and enure to the benefit
of Landlord and Tenant, and their respective successors, legal representatives
and assigns; it being understood that the term "Landlord" as used in this
lease means only the owner, or the mortgagee in possession, or the lessee for
the time being of the Building, so that in the event of any sale or sales of
the Building or of any lease thereof or if the mortgagee shall take possession
of the Premises, the Landlord named herein shall be and hereby is entirely
freed and relieved of all covenants and obligations of Landlord hereunder
accruing thereafter, and it shall be deemed without further agreement that the
purchaser, the lessee or the mortgagee in possession has assumed and agreed to
carry out any and all covenants and obligations of Landlord hereunder.
28. Rental - The first sentence of the Rental Article beginning with the words
"AT THE ANNUAL RENTAL" shall be deemed deleted and the following substituted
in this place and stead:
The following is the Schedule of rental rates referred to on the first page of
the Lease.
In the first year the annual rental rate shall be $66,000.00 payable $5,500.00
per month for twelve (12) MONTHS.
For the 2nd to 5th years of the term, the annual rental shall be $78,000.00
per year payable $6,500.00 per month for forty eight (48) months.
For the 1st 5 years option, the annual rental shall be $101,693.00 per year
payable $8,474.40 per month for sixty (60) months.
For the 2nd 5 years option, the Annual rental shall be $144,000.00 per year
payable $12,000.00 per month for sixty (60) months.
29 Negative Covenants
------------------
Tenants covenant that it shall not assign this Lease nor sublet the Premises
nor any part thereof without the prior written consent of Landlord (which
shall not be unreasonably withheld or delayed) Except ▇▇▇▇▇▇.▇▇▇, Inc.,
▇▇▇▇▇▇▇▇▇▇▇▇▇.▇▇▇,Inc.and Itch ▇▇▇▇▇▇▇▇.▇▇▇, Inc., and _______________ will be
sub-tenants.
30. A. Landlord shall furnish the following services without charge.
a) Passenger Elevator Service
b) Snow removal of parking lot and repairs of parking lot
c) HVAC system at the time of the tenants move in but service contract by
Tenant and paid for by the Tenant
B. Access to building shall be 24 hours
C. Tenant pays for all utilities and water
31. Landlord and Tenant hereby represent and warrant that each has not dealt
with any broker, firm or salesperson in connection with the transaction
contemplated by this lease. Landlord and Tenant each agrees to indemnify and
hold each other harmless from and against, any and all claims for brokerage
commissions, fees or other compensation made by any broker, firm or
salesperson with whom it may have dealt in connection with the transaction
contemplated by this Lease, together with any and all loss, liability, cost,
damage and expense (including, without limitation, reasonable attorneys' fees
and disbursements) relating to such claims or arising therefrom or incurred by
indemnities in connection with the enforcement of the provision.
32. The entire parking lot which is on the property of the Landlord has been
leased to the incorporated Village of Great Neck. They maintain it.
33. Additional Rent.
a) Tenant's proportionate share of any real estate tax increase or decrease
shall be here on 3,300 square feet and the denominator of which shall be
20,000 square feet. Therefore the ratio is 93,300 x 100) / 20.000 - 16.5%.
It shall be paid monthly, 12 exact months.
b) All items of additional amount provided for in the Agreement of lease shall
be payable when billed by Landlord to Tenant. Landlord may at Landlord's
election, ▇▇▇▇ Tenant for one twelfth (1/12th) of such increase based on the
calculations for the prior year. Additional amounts for the first and last
year of the term of the Lease shall be pro-rated. The obligation to pay the
additional amount accrued during the last year of the term of the Lease shall
survive the termination of the Lease and be payable even though the
calculation thereof are not made until after the termination of the lease.
c) The Tenant covenants throughout the terms of this Lease, at the Tenant's
sole cost and expense to take good care of the interior of the Demised
Premises and to keep the same in good order and condition and to make all
repairs. Tenant shall not be responsible for the replacement of glass on the
outside of the Demised Premises, unless such replacement is due to an act or
omission on the part of the Tenant, its agents, servants, employees, inviteees
or contractors, in which event, Tenant shall make any such replacements at its
own cost and expense, or shall reimburse Landlord for same at Landlord's
option.
34.
a). Tenant shall supply and pay for the Public Liability Insurance insuring
Landlord against liability for injury in connection with any one, occurrence
in the sum of $1,000,000.00 and for property damage in the sum of $300,000.00.
b). Tenant shall prior to doing any work in the Demised Premises obtain any and
all permits necessary therefore and will provide Workmen's Compensation
Insurance and liability insurance in the limits provided for in subdivision
(a) hereof.
c). Tenant shall maintain independent commercial general liability insurance
providing bodily injury and property damage coverage in an amount not less
than $1,000,000.00 per occurrence and $2,000,000.00 aggregate. The insurance
company shall be fully licensed and admitted in New York State with an A.M.
Beast & Co. Rating of not less than "A". Landlord shall be named an
additional insured under Tenant's policy.
35. Tenant shall deposit with Landlord after 6 months the sum of $11,000.00
with Landlord as security for performance of tenant surrender of Possession of
the premises to landlord as herein provided.
36. Rent for each month will be the combination of $3,000 cash and the balance
will be ▇▇▇▇▇▇▇▇▇▇▇▇▇.▇▇▇(Ishop) stocks for whatever he value of the Ishop
stocks is at the time of rent due until such time when Ishop will have
$500,000 cash in the bank account. At such a time JFJ Realty Co. can sell the
stock back to ishop and get the cash back from the ishop. From such a date on
the rent will be just cash per term of lease and no stocks. The reason for
issuing stock to JFJ Realty Co. mainly is because of security for the Landlord
to get his money as soon as Ishop will have $500,000.00 in all of their
accounts combined.
37. In the event that the rental or additional rental herein is not received
by the Landlord with fifteen (15) days after the due date, Tenant shall pay
Landlord 3% of the late amount as an overhead fee. Any outstanding balances
for rental or additional rental shall hold interest at the rate of one and one
half (1.5%) percent per month calculated from the date when due despite any
grace period provided for this lease.
38. If ishop wants to break the lease and leave the premises they may do so by
paying Landlord 6 months worth of rent upon breaking the lease and
surrendering te premises.
IN WITNESS WHEREOF, the parties hereto have duly executed this lease as of the
day and year first above written.
In the Presence of:
JGJ TRSLTY VORP
----------------
JFJ Realty Corp. Landlord
For: ▇▇▇▇▇▇▇▇▇▇▇▇▇.▇▇▇ Tenant
STATE OF NEW YORK: COUNTY OF _________
On the Day of 2001, before me personally came
___________________________________________________________, to me known, who
being by me duly sworn, did depose and say that he resides at, that he is the
of, the corporation described in and which executed the foregoing
instrument; that he knows the seal of said corporation; that the seal affixed
to aid instrument is such corporate seal; that it was so affixed by order of
the Board of directors of said corporation; and that he signed his name
thereto by like order.
STATE OF NEW YORK: COUNTY OF _________
On the Day of 2001, before me personally came
, to me known, who being by me duly sworn, did depose and say that
he resides at ; that he is the of , the
corporation described in and which executed the foregoing instrument; that he
knows the seal of said corporation; that the seal affixed to aid instrument is
such corporate seal; that it was so affixed by order of the Board of directors
of said corporation; and that he signed his name thereto by like order.
RULES AND REGULATIONS REFERRED TO IN THE FOREGOING LEASE
1. The sidewalks, entrances, passages, courts, elevators, vestibules,
stairways, corridors and public parts of the Building shall not be obstructed
or encumbered by Tenant or used by Tenant for any purpose other than ingress
and egress to and from the Premises. If the Premise are situated on the
ground floor with direct access to the street, then Tenant shall, at Tenant's
expense, keep the sidewalks and curbs directly in front of the premises clean
and free from ice, snow and refuse.
2. No awnings, air conditioning units or other projections shall be attached
to the outside walls or windowsills of the Buildings or otherwise project from
the Building, without the prior written consent of Landlord.
3. No sign or lettering shall be affixed by Tenant on any part of the outside
of the Premises, or on any part of the inside of the Premises so as to be
clearly visible form the outside of the Premises, without the prior written
consent of Landlord. However, Tenant shall have the right to place its name
on any door leading into the Premises, the size, color and style thereof to be
subject to Landlord's approval, which approval shall not be unseasonably
withheld. Landlord shall place Tenant's name on the directory in the lobby of
the Building. Tenant shall not have the right to have additional names placed
on the directory without Landlord's prior written consent, which consent shall
not be unseasonably withheld.
4. The windows in the Premises shall not be covered or obstructed by Tenant,
nor shall any bottles, parcels or other articles be placed on the windowsills
or in the halls or in any other part of the Building, nor shall any article be
thrown out of the doors or windows of the premises.
5. Tenant shall not lay linoleum or other similar floor covering so that the
same shall come in direct contact with the floor of the Premises, and if
linoleum or other similar floor covering is desired to be used, an interlining
of builder's deadening felt shall be first fixed to the floor by a paste or
other material that may easily be removed with water, the use of cement or
other similar adhesive material being expressly prohibited.
6. Tenant shall not make, or permit to be made, any unseemly or disturbing
noises or interfere with other tenants or those having business with them.
7. No additional locks or bolts shall be placed upon any of the doors or
windows by Tenant, and Tenant shall, upon the termination of this tenancy,
deliver to Landlord all keys to any space within the Building, either
furnished to, or otherwise procured by, Tenant, and in the event of the loss
of any keys so furnished, Tenant shall pay to Landlord the cost thereof.
1.
RULES AND REGULATIONS REFERRED TO IN THE FOREGOING LEASE
(Continued)
8. The carrying in or out of freight, furniture or bulky matter of any
description must take place during such hours as Landlord may from time to
time reasonably determine. The installation and moving of such freight,
furniture or bulky matter shall be made upon previous notice to the
superintendent of the Building and the persons employed by Tenant for such
work must be reasonably acceptable to Landlord. Tenant may, subject to the
provisions of the immediately preceding sentence, move freight, furniture,
bulky matter and other material into or out of the Premises on Saturday
between the hours of 8:30 A.M. and 6;00 P.M. provided Tenant pays the
additional costs, if any, incurred by Landlord for elevator operators,
security guards and other expenses arising by reason of such move by Tenant
and if, at least two days prior to such move, Landlord requests that Tenant
deposit with landlord, as security for Tenant's obligation to pay such
additional costs, a sum which Landlord reasonably estimates to be the amount
of such additional costs, then Tenant shall deposit such sum with Landlord as
security for such cost.
9. Landlord reserves the right to prescribe the weight and position of all
safes and other heavy equipment so as to distribute properly the weight
thereof and to prevent any unsafe condition form arising. Business machines
and other equipment shall be placed and maintained by Tenant at Tenant's
expense in settings sufficient in Landlord's reasonable judgment to absorb and
prevent unreasonable vibration, noise and annoyance.
10. Tenant shall not clean or permit the cleaning of any window in the
Premises from the outside except in strict conformity with Section 202 of the
labor Law and the rules of the Board of Standards and Appeals and any other
body having jurisdiction thereof.
11. Landlord shall not be responsible to Tenant for the non-observance or
violation of any of these Rules and Regulations by any other tenants.
11.
BUILDING: ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇
▇▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇, ▇▇ ▇▇▇▇▇
JFJ REALTY CORP.
▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇
▇▇▇▇▇ ▇▇▇▇, ▇▇ ▇▇▇▇▇
Landlord
to
▇▇▇▇▇▇▇▇▇▇▇▇▇.▇▇▇.▇▇▇.
Tenant.
L E A S E
Form of office lease Approved by the Committee on Real Property Law of The
Association of the Bar of the City of New York
10