Exhibit 10.1
OFFICE LEASE AGREEMENT
BASIC LEASE INFORMATION
1. Date: August 10, 2005
2. Landlord: Old Gettysburg Associates II
3. Tenant: Select Medical Corporation
4. Guarantor: None
5. Building: ▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇
6. Premises: Suites 103-104-201B-202
7. Commencement Date: See 21
8. Expiration Date: 60 months after commencement date
9. Rentable Area of the Building: Approx. 42,987 Rentable square feet
10. Rentable Area of the Premises: Approx. 8,615 Rentable square feet
11. Tenant's Proportionate Share 20%
12. Initial Annual Base Rental: Suite 103/104 - $86,617.37
▇▇▇▇▇ ▇▇▇▇ - $23,610.44 Suite 202 - $58,712.34
13. Initial Annual Base Rental Rate: $19.61 per Rentable square foot
14. Annual Base Rental Increase (cumulative) 3 %
15. Fiscal Year: Twelve Months ending December 31
16. Security Deposit: none payable at the time the Lease is signed. (Article
#26)
17. First Rent Check ________ payable at the time the Lease is signed. (Article
#26) Suite 103/104 - $7,218.11 Suite 201B - $1,967.54 Suite - $4,892.70
18. Broker: None
19. Landlord's Address for Notices: Old Gettysburg Associates II
c/o Select Capital Commercial Properties
▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇▇ ▇▇▇
▇▇▇▇▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇
Attention: ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇
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Exhibit 10.1
20. Tenant's Address for Notices: Select Medical Corporation
▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇
▇▇▇▇▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇
Attention: General Counsel
21. Other Terms and Conditions:
Suite 103-104 Commencement date August 1, 2005
Suite 201B Commencement date August 1, 2005
Suite 202 Commencement date August 1, 2005
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Exhibit 10.1
Exhibits A-F are part of this Lease, identified as follows:
Exhibit A, Description of Premises
Exhibit B, Description of Leasehold Improvements/Finish Schedule
Exhibit C, Description of Parking Rights
Exhibit D, Security Card/Key Access
Exhibit E, Rules and Regulations
Exhibit F, Deleted
The foregoing Basic Lease Information is hereby incorporated into and made a
part of the Office Lease Agreement which is described herein and attached. Each
reference in the Lease to any information and definitions contained in the Basic
Lease Information shall mean and refer to the information and definitions
hereinabove set forth. In the event of any conflict between any Basic Lease
Information and the Lease, the Lease shall control.
LANDLORD:
OLD GETTYSBURG ASSOCIATES II
By: SELECT CAPITAL COMMERCIAL PROPERTIES, INC.
Its general partner
WITNESS: /s/ ▇▇▇▇▇ ▇▇▇▇▇▇ By: /s/ ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇
_______________________ _________________________________
▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇,
President
TENANT:
SELECT MEDICAL CORPORATION
WITNESS: /s/ ▇▇▇▇▇ ▇▇▇▇▇▇ By: /s/ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇
________________________ _________________________________
▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇,
Senior Vice President
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Exhibit 10.1
TABLE OF CONTENTS
Page
ARTICLE 1 PREMISES............................................................................. 5
ARTICLE 2 TERM................................................................................. 5
ARTICLE 3 DELIVERY OF THE PREMISES TO TENANT................................................... 6
ARTICLE 4 ACCEPTANCE OF THE PREMISES AND BUILDING BY TENANT.................................... 6
ARTICLE 5 RENTAL............................................................................... 6
ARTICLE 6 OPERATING EXPENSES................................................................... 7
ARTICLE 7 SERVICES BY LANDLORD................................................................. 7
ARTICLE 8 UTILITIES............................................................................ 8
ARTICLE 9 USE.................................................................................. 9
ARTICLE 10 LAWS, ORDINANCES AND REQUIREMENTS OF PUBLIC AUTHORITIES............................. 9
ARTICLE 11 OBERVANCE OF RULES AND REGULATIONS.................................................. 10
ARTICLE 12 ALTERATIONS......................................................................... 10
ARTICLE 13 LIENS............................................................................... 10
ARTICLE 14 ORDINARY REPAIRS.................................................................... 11
ARTICLE 15 INSURANCE........................................................................... 11
ARTICLE 16 DAMAGE BY FIRE...................................................................... 13
ARTICLE 17 CONDEMNATION........................................................................ 14
ARTICLE 18 ASSIGNMENT AND SUBLETTING........................................................... 14
ARTICLE 19 INDEMNIFICATION..................................................................... 15
ARTICLE 20 SURRENDER OF PREMISES............................................................... 15
ARTICLE 21 ESTOPPEL CERTIFICATES............................................................... 16
ARTICLE 22 SUBORDINATION....................................................................... 16
ARTICLE 23 PARKING............................................................................. 17
ARTICLE 24 DEFAULT AND REMEDIES................................................................ 17
ARTICLE 25 WAIVER.............................................................................. 19
ARTICLE 26 SECURITY DEPOSIT.................................................................... 19
ARTICLE 27 ATTORNEYS FEES AND LEGAL EXPENSES................................................... 19
ARTICLE 28 NOTICES............................................................................. 20
ARTICLE 29 MISCELLANEOUS....................................................................... 20
EXHIBIT "A" FLOOR PLAN......................................................................... 24
EXHIBIT "B" LEASEHOLD IMPROVEMENTS/FINISH SCHEDULE............................................. 25
EXHIBIT "C" PARKING RIGHTS..................................................................... 26
EXHIBIT "D" SECURITY CARD/KEY ACCESS........................................................... 27
EXHIBIT "E" RULES AND REGULATIONS.............................................................. 28
EXHIBIT "F" INTENTIONALLY LEFT BLANK........................................................... 31
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Exhibit 10.1
OFFICE LEASE AGREEMENT
THIS Lease, dated as of the date specified in the Basic Lease Information which
is attached hereto and incorporated herein for all purposes, is made between
Landlord and Tenant.
ARTICLE 1
PREMISES
Landlord leases to Tenant, and Tenant leases from Landlord for the Term (as
defined below) and subject to the provisions hereof, to each of which Landlord
and Tenant mutually agree, the Premises, which Premises is more particularly
described in the floor plans in EXHIBIT A hereto, together with its
appurtenances, including the right to use, in common with others, the lobbies,
entrances, stairs, elevators, off-street parking and loading areas (for loading
and unloading of materials and supplies), and other public portions of the
Building. The Premises shall constitute part of the "Rentable Area," which shall
be determined and defined by Landlord using standards adopted by Building Owners
and Managers Association (BOMA). For purposes of this Lease, the Rentable Area
of the Building and the Rentable Area of the Premises are as provided in the
foregoing Basic Lease Information. The term "Common Areas" shall mean all of the
common facilities now or hereafter under, over, in or adjacent to the Building
designed and intended for use by all Tenants in the Building in common
facilities now or hereafter under, over, in or adjacent to the Building designed
and intended for use by all Tenants in the Building in common with Landlord and
each other.
ARTICLE 2
TERM
Section 2.01. The term of this Lease (the "Term") shall begin on the
Commencement Date. The Commencement Date shall be the earlier of the date:
(a) specified in the Basic Lease Information provided Landlord has
delivered the Premises with the Building Standard Leasehold
Improvements as set forth on EXHIBIT A AND B substantially
completed: or
(b) of Tenant's occupancy of the Premises for the conduct of Tenant's
business (i.e. not occupancy for construction purposes) (the
"Commencement Date").
Unless sooner terminated, the Term shall end at midnight on the Expiration Date
specified in the Basic Lease Information.
Section 2.02 Provided Tenant performs all of Tenant's obligations under this
Lease, including Tenant's covenant for the payment of Rental as defined below,
Tenant shall, during the Term, peaceably and quietly enjoy the Premises without
disturbance from Landlord; subject, however, to the terms of this Lease and any
deeds of trust, restrictive covenants, ground leases, easements, and other
encumbrances to which this Lease now or may become subject and subordinate.
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Exhibit 10.1
ARTICLE 3
DELIVERY OF THE PREMISES TO TENANT
Before the Commencement Date, Landlord shall substantially complete the floor(s)
or portions thereof on which the Premises are located and shall construct the
Leasehold Improvements, if any, to be constructed or installed by Landlord
pursuant to the provisions of EXHIBIT A AND B hereto. If for any reason Landlord
cannot deliver the Premises to Tenant by the Commencement Date, this Lease shall
not be void or voidable, nor shall Landlord be liable for any loss or damage
resulting therefrom, except that the Rental shall be waived for the period
between the Commencement Date and the date when Landlord can deliver possession
and Landlord shall extend the Term. Tenant may not enter or occupy the Premises
until it is tendered by Landlord, unless Tenant's entry relates to construction
work in the Premises. The Premises shall be deemed completed and possession
delivered when the Premises is completed to accommodate Tenants use. The terms
of EXHIBIT A AND B hereto shall govern the construction and installation of all
Leasehold Improvements. The term "Building Standard Leasehold Improvements" as
used herein shall mean those Leasehold Improvements which conform to Building
Standard. The term "Non-Building Standard Leasehold Improvements" as used herein
shall mean all Leasehold Improvements which exceed or deviate from Building
Standard. The terms "Building Standard" and "Non-Building Standard" as used
herein shall have the meanings specified and or indicated in EXHIBIT B hereto.
ARTICLE 4
ACCEPTANCE OF THE PREMISES AND BUILDING BY TENANT
Taking possession of the Premises by Tenant shall be conclusive evidence that
Tenant:
(a) accepts the Premises as suitable for the purposes for which they are
leased
(b) accepts the Building and every part and appurtenance thereof as
being in a good and satisfactory condition; and
(c) waives any defects in the Premises and its appurtenances, except for
the completion of those items, if any, on any punch list remaining
on EXHIBIT A AND B attached hereto.
Landlord shall not be liable, except for negligence or willful misconduct, to
Tenant or any of its agents, employees, licensees, or invitees for any injury or
damage to person or property due to the condition or design of or any defect in
the Building or its mechanical systems and equipment which may exist or occur,
and Tenant, for itself and its agents, employees, licensees, and invitees,
expressly assumes all risks of injury or damage to person or property, either
proximate or remote, resulting from the condition of the Premises or the
Building.
ARTICLE 5
RENTAL
Section 5.01 Tenant covenants and agrees to pay to Landlord as Rental for the
Premises, in lawful money of the United States, 1/12 of the Annual Base Rental
specified in the Basic Lease Information, payable monthly in advance, without
notice or demand, on the first day of each calendar month. In the event of any
late payments, Tenant agrees to pay a late charge for special handling equal to
5% of the Rental due Rental
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Exhibit 10.1
shall be paid to Landlord, without deduction or offset, at the address of
Landlord specified in the Basic Lease Information or such other place as
Landlord may designate in writing. The first monthly installment of Rental shall
be paid on the Commencement Date, except that if Commencement Date is a date
other than the first day of a calendar month, then the monthly Rental for the
first and last fractional months of the Term shall be appropriately prorated.
The term "Rental" as used herein means the sum of Annual Base Rental, Parking
Rental (as defined in EXHIBIT C hereof) and all other sums, whether or not
expressly denominated as rent, shall constitute Rental for the purposes of
Section 502(b)(7) of the Bankruptcy Code U.S.C. 502(b)(7). A service charge of
10% of the amount of any checks returned stamped "NSF" will be due and payable,
in addition to the overdue installments to cover Landlord's extra cost and
expense in handling and processing. No payment by Tenant or receipt by Landlord
of a lesser amount than the monthly installment due under this Lease shall be
deemed to be other than on account of the earliest Rental due hereunder, nor
shall any endorsement or statement on any check or payment as Rental be deemed
an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord's right to recover the balance of such Rental or
pursue any other remedy provided in this Lease or by law.
Section 5.02 Upon the first anniversary of the Commencement Date of this Lease,
and upon each and every anniversary date thereafter, the then current Annual
Base Rental shall be increased by the Annual Base Rental Rate Increase
(cumulative) as specified in the Basic Lease Information.
ARTICLE 6
OPERATING EXPENSES
Intentionally left blank
ARTICLE 7
SERVICES BY LANDLORD
While Tenant is occupying the Premises and is not in default under this Lease,
Landlord shall, at its expense, but subject to the provisions of Articles 6 and
8 hereof, furnish the Premises with:
(a) passenger elevator service (where applicable) in common with other
Tenants for access to and from the Premises, reasonably limited
after normal business hours and on Saturdays, Sundays, and holidays;
(b) janitorial cleaning services will be provided 5 nights a week to
Tenants as is customary in comparable office buildings in the
greater Harrisburg area; and
(c) utility services provided for in Article 8 below.
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Exhibit 10.1
ARTICLE 8
UTILITIES
Section 8.01 While Tenant is occupying the Premises and is not in default under
this Lease, Landlord shall furnish Tenant with the following services:
(a) potable water
(b) heating, ventilating, and/or air conditioning in season on business
days from 7:00 a.m. to 6:00 p.m.
(c) electric lighting for public areas and special Services Areas of the
Building
all of which services shall be provided to Tenant by Landlord and paid for by
Landlord. If Tenant requires air conditioning or heating outside the hours and
days specified above, Landlord shall furnish it only at Tenant's request, and
Tenant will bear the entire charge therefore which will be an amount equal to
the rate charged to Landlord, at that time, plus a reasonable fee to cover
Landlord's overhead costs, with a two-hour minimum. Whenever machines or
equipment that generate abnormal heat are used in the Premises by Tenant which
affect the temperature or humidity otherwise maintained by the central air
conditioning system, Landlord will have the right to install supplemental air
conditioning units in the Premises, and the full total cost thereof, will be
paid by Tenant to Landlord on demand. Notwithstanding anything in this Lease to
the contrary, Tenant shall be responsible for the cost of special lighting
relamping and ballasts within the Premises after initial installation of such
items.
Section 8.02 While Tenant is occupying the Premises and is not in default under
this Lease, Landlord will furnish sufficient power for lighting, personal
computers, and other normal office machines of similar low electrical
consumption, all of which power shall be paid for by Landlord . Tenant agrees
that Landlord's aforesaid obligation does not include the provision of power
for:
(a) special mainframe type computers and/or electronic data processing
equipment,
(b) special lighting which has electrical consumption in excess of the
Building Standard lighting, or
(c) any item that consumes more than 0.5 kilowatts at rated capacity or
requires a voltage other than 120 volt single phase
and such consumption by Tenant shall be deemed excessive usage for which Tenant
shall pay Landlord upon receipt of an invoice for the cost to Landlord of such
usage. Notwithstanding the aforementioned, Tenant acknowledges that the Building
electrical feeders have normal design limitations, such that
(i) in no event shall lighting have a design load greater than an
average of 2.00 ▇▇▇▇▇ per Usable square foot, and
(ii) collectively, Tenant's equipment and lighting shall not have an
electrical design load greater than an average of 3.75 ▇▇▇▇▇ per
Usable square foot.
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Exhibit 10.1
Upon the existence of Tenant's excess electrical requirements, Landlord may, at
its option, upon not less than 30 days prior written notice to Tenant,
discontinue electric services to the Premises until Tenant reduces its power
consumption to the permissible limits. Landlord will not be liable in any way to
Tenant for failure or defect in the supply or character of electric energy or
any other utility service furnished to the Premises because of any requirement,
act, or omission of the public utility servicing the Building. All installations
of electrical fixtures, appliances, and equipment within the Premises shall be
subject to Landlord's prior approval. Landlord's obligation to furnish utility
services shall be subject to the rules and regulations of any municipal or other
governmental authority regulating the business of providing utility services.
When Tenant's use of the Premises consumes power in excess of the Building
Standard lighting and for normal office machines of similar low consumption,
then the usage of such additional consumption shall be determined, at Landlord's
election, either
(i) by a survey performed by a reputable consultant selected by Landlord
(and paid for by Tenant when such additional consumption is proven),
or
(ii) by separate meter in the Premises to be installed, maintained and
read by Landlord at Tenant's sole expense.
Section 8.03 Failure to furnish, or any stoppage of, the services provided for
in Article 7 above and in this Article 8 resulting from any cause will not make
Landlord liable in any respect for damages to either person, property, or
business, nor be construed as an eviction of Tenant, nor entitle Tenant to any
abatement of Rental, nor relieve Tenant from its obligations under this Lease.
Landlord will, with reasonable diligence, repair any malfunction of the Building
Improvements or facilities, but Tenant will have no claim for rebate, abatement
of Rental, or damages because of any malfunctions or interruptions in service.
ARTICLE 9
USE
The Premises shall be used for general office purposes, and for no other purpose
and Tenant agrees to use and maintain the Premises in a clean, careful, safe,
lawful, and proper manner.
ARTICLE 10
LAWS, ORDINANCES AND REQUIREMENTS OF PUBLIC AUTHORITIES
Tenant shall, at its sole expense,
(i) comply with all laws, orders, ordinances, and regulations of
federal, state, county, and municipal authorities having
jurisdiction over the Premises,
(ii) comply with any direction made pursuant to law of any public officer
or officers requiring abatement of any nuisance, or imposing any
obligation, order, or duty upon Landlord or Tenant arising from
Tenant's use of the Premises or from conditions which have been
created by or at the insistence of Tenant or required by reason of a
breach of any of Tenant's obligations hereunder, and
(iii) indemnify Landlord and hold Landlord harmless from any loss, cost,
claim, or expense which Landlord may incur or suffer by reason of
Tenant's failure to comply with its
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Exhibit 10.1
obligations under clauses (i) or (ii) above. If Tenant receives
written notice of violation of any such law, order, ordinance, or
regulation, it shall promptly notify Landlord thereof.
ARTICLE 11
OBSERVANCE OF RULES AND REGULATIONS
Tenant and its employees, agents, visitors, and licensees shall observe
faithfully and comply strictly with all Rules and Regulations attached to this
Lease (EXHIBIT E). Landlord shall at all times have the right to make reasonable
changes in and additions to such Rules and Regulation. Any failure by Landlord
to enforce any of the Rules and Regulations now or hereafter in effect, either
against Tenant or any other Tenant in the Building, shall not constitute a
waiver of any such Rules and Regulations. Landlord shall not be liable to Tenant
for the failure or refusal by any other Tenant, guest, invitee, visitor, or
occupant of the Building to comply with any of the Rules and Regulations, but
Landlord shall, after receipt of notice, take reasonable action to assure
compliance.
ARTICLE 12
ALTERATIONS
Section 12.01 Tenant may not, at any time during the Term, without Landlord's
prior written consent (which consent shall not be unreasonably withheld), make
any alterations to the Premises. All alterations shall be made at Tenant's
expense, either by Tenant's contractors which have been approved in writing by
Landlord, or at Landlord's option, by Landlord's contractors on terms reasonably
satisfactory to Tenant, including a fee of 15% of the actual costs to Landlord
for performing such work to cover Landlord's overhead.
Section 12.02 All Leasehold Improvements (whether Building Standard or
Non-Building Standard), alterations, and other physical additions made or
installed by or for Tenant in or to the Premises shall be and remain Landlord's
property, except Tenant's furniture, furnishings, personal property, and
moveable trade fixtures and shall not be removed without Landlord's written
consent.
ARTICLE 13
LIENS
Tenant shall keep the Premises, the Building, and the property on which the
Building is located, free from any liens arising from any work performed,
materials furnished, or obligations incurred by or at the request of Tenant.
Nothing contained in this Lease shall be construed as Landlord's consent to any
performance of labor or furnishing of any materials for any specific
improvements, alteration, or repair of, or to, the Premises, that would result
in any liens against the Premises or liability of the Landlord. If, based upon
acts of Tenant, any lien is filed against the Premises, the Building, the
Property on which the Building is located, or Tenant's Leasehold interests
therein, Tenant shall discharge same within 10 days after its filing. If Tenant
fails to discharge such lien within such period, then, in addition to any other
right or remedy of Landlord, Landlord may, at its election, discharge the lien
by either paying the amount claimed to be due, obtaining the discharge by
deposit with a court or a title company, or by bonding. Tenant shall pay on
demand any amount paid by Landlord for reasonable attorneys' fees and other
legal expenses of Landlord incurred in defending any such action or in obtaining
the discharge of such lien, together with all necessary
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Exhibit 10.1
disbursements in connection therewith, to double the amount of the lien claim
plus a sufficient amount to cover any penalties, interest, attorneys' fees,
court costs, and other legal expenses resulting from such contest. This bond
shall name Landlord and such other parties as Landlord may direct as
beneficiaries thereunder.
ARTICLE 14
ORDINARY REPAIRS
Tenant shall, at all times during the Term hereof and at Tenant's sole cost and
expense, keep the Premises and every part thereof in good condition and repair,
ordinary wear and tear, fire and other casualty excepted. Subject to Article 20,
section 20.02 herein, Tenant shall, at the end of the term hereof, surrender the
Premises, as repaired, to Landlord in the same condition as when received,
ordinary wear and tear excepted. If Tenant fails to make such repairs promptly,
Landlord may, at its option, make such repairs, and Tenant shall pay Landlord on
demand Landlord's actual costs in making repairs plus a fee of (15%) to cover
Landlord's overhead.
ARTICLE 15
INSURANCE
Section 15.01 Tenant shall, during the Term, at its sole expense, keep in force,
with Tenant, Landlord, and the mortgagees and ground lessors of Landlord named
as additional insured thereunder (except with respect to Worker's Compensation
coverage) all as their respective interests may appear, the following insurance:
(a) All Risk Insurance (including fire, extended coverage, vandalism,
malicious mischief, extended perils, sprinkler leakage and debris
removal) upon property of every description and kind owned by Tenant
and located in the Building or for which Tenant is legally liable or
installed by or on behalf of Tenant including, without limitation,
fittings, installations, fixtures, removable trade fixtures,
Non-Building Standard Leasehold Improvements (as defined in EXHIBIT
B), and alterations, in an amount not less than the full replacement
cost thereof. If there is a dispute as to the amount which comprises
full replacement cost, the decision of Landlord or the mortgagees of
Landlord shall be conclusive and binding.
(b) Commercial liability insurance coverage to include death, personal
injury, bodily injury (not less that $1,000,000 limits), broad form
property damage (not less than $1,000,000 limits), fire sprinkler
hazard, operations hazard, owner's protective coverage, contractual
liability, and products and completed operations liability, with
combined single liability limits not less than $1,000,000. Such
coverage shall insure against all liability of Tenant and its
authorized representatives and visitors arising out of, and in
connection with, Tenant's use or occupancy of the Premises.
(c) Worker's Compensation and Employer's Liability Insurance, with a
waiver of subrogation endorsement, in form and amount satisfactory
to Landlord.
(d) Any other form or forms of insurance as Tenant or Landlord or the
mortgagees of Landlord may reasonably require from time to time in
form, in amounts, and for insurance risks against which a prudent
Tenant of a comparable size and in a comparable business would
protect itself.
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Exhibit 10.1
All policies shall be issued by insurers with a Best's Insurance Reports rating
of A or better and shall be in form satisfactory to Landlord. Tenant agrees that
certificates of insurance on the Landlord's standard form, or certified copies
of each such insurance policy, naming Landlord and its mortgagees as additional
insured, will be delivered to Landlord not later than 5 days prior to the date
that Tenant takes possession of any part of the Premises. All policies shall
contain an undertaking by the insurers to notify Landlord and the mortgagees of
Landlord in writing, by Registered U.S. Mail, not less than 30 days before any
material change, reduction in coverage, cancellation, or other termination
thereof. All insurance shall be primarily as to Landlord and not participating
with any other available insurance. So long as Tenant is not in default,
proceeds of Tenant's insurance shall be available to repair or replace the
insured fixtures and equipment.
Section 15.02 During the Term, Landlord shall insure the Building (but excluding
Non-Building Standard Leasehold Improvements and any other property which Tenant
is obligated to insure under Section 15.01 hereof) against damage by fire and
standard extended coverage perils in an amount equal to the full replacement
cost thereof, and shall provide public liability insurance in such amounts and
with such deductions as Landlord considers appropriate. Landlord may, but shall
not be obligated to, take out and carry any other form or forms of insurance as
it or Landlord's mortgagees may reasonably determine appropriate.
Notwithstanding any contribution by Tenant to the cost of insurance premiums, as
provided herein, Tenant acknowledges that it has no right to receive any
proceeds from any insurance policies carried by Landlord. Landlord will not be
required to carry insurance of any kind on any Non-Building Standard Leasehold
Improvements, on Tenant's furniture or furnishings, or on any of Tenant's
fixtures, equipment, improvements, or appurtenances under this Lease; and
Landlord shall not be obligated to repair or replace same.
Section 15.03 Tenant shall not keep in the Premises any article which may be
prohibited by any reasonable insurance policy periodically in force covering the
Building. If Tenant's occupancy results in any increase in premiums for the
insurance carried by Landlord, Tenant shall pay any such increase in premiums as
additional Rental within 10 days after being billed therefore. Tenant shall
promptly comply with all reasonable requirements of the insurance authority or
any present or future insurer relating to the Premises and the Building.
Section 15.04 If any of Landlord's insurance policies shall be cancelled or
cancellation shall be threatened or the coverage hereunder reduced or threatened
to be reduced, or if the premiums on any of Landlord's insurance policies are
increased or threatened to be increased, in any way because of Tenant's use of
the Premises and, if Tenant fails to remedy the cause thereof within 48 hours
after notice, Landlord may, at its option, either terminate this Lease or enter
upon the Premises and attempt to remedy such condition, and Tenant shall
promptly pay the cost thereof to Landlord as additional Rental. Landlord shall
not be liable for any damage or injury caused to any property of Tenant or of
others located on the Premises resulting from such entry. If Landlord is unable
to remedy such condition, then Landlord shall have all of the remedies provided
for in this Lease in the event of a default by Tenant.
Section 15.05 All policies covering real or personal property which either party
obtains affecting the Premises shall include a clause or endorsement denying the
insurer any rights of subrogation against the other party to the extent rights
have been waived by the insured before the occurrence of injury or loss.
Landlord and Tenant hereby mutually waive any rights of recovery against the
other for injury or loss due to hazards covered by insurance containing such a
waiver of subrogation clause or endorsement to the extent of the injury or loss
covered thereby.
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Exhibit 10.1
ARTICLE 16
DAMAGE BY FIRE OR OTHER CAUSE
Section 16.01 Subject to Sections 16.02 and 16.03 hereof, if the Building is
damaged by fire or other casualty so as to affect the Premises, Tenant shall
immediately notify Landlord, who shall (but only if the proceeds from Landlord's
insurance available to Landlord
(i) are free from collection by Landlord's mortgagee, ground or primary
lessor, and
(ii) are sufficient)
have the damage repaired with reasonable speed at the expense of Landlord,
subject to delays which may arise by reason of adjustment of loss under
insurance policies and to other delays beyond Landlord's reasonable control.
Provided such damage was not the result of the negligence or willful misconduct
of Tenant, or Tenant's employees or invitees, an abatement in the Rental
hereunder shall be allowed as to that portion of the Premises rendered
untenantable by such damage until such time as Landlord determines that such
damaged portion of the Premises has been made tenantable for Tenant's use.
Section 16.02 If the Premises are damaged or destroyed by any cause whatsoever,
and if, in the Landlord's reasonable opinion the Premises cannot be rebuilt or
made fit for Tenant's purposes within 120 days of the damage or destruction, or
if the proceeds from insurance remaining after payment of any such proceeds to
Landlord's mortgagee, ground, or primary lessor, are insufficient to repair or
restore the damage by destruction, Landlord may, at its option, terminate this
Lease by giving the Tenant, within 60 days after such damage or destruction,
notice of termination, and thereupon Rental and any other payments for which
Tenant is liable under this Lease shall be apportioned and paid to the date of
such damage, and Tenant shall immediately vacate the Premises, provided,
however, that those provisions of this Lease which are designated to cover
matters of termination and the period thereafter shall survive the termination
hereof.
Section 16.03 If either
(a) the Building is damaged or destroyed to the extent that, in
Landlord's reasonable opinion it would not be economically feasible
to repair or restore such damage or destruction, or
(b) in Landlord's reasonable judgment, the damage or destruction to the
Building cannot be repaired or restored within 60 days after such
damage or destruction,
Landlord may, at its option, terminate this Lease by giving Tenant, within 60
days after such damage, notice of such termination requiring Tenant to vacate
the Premises 60 days after delivery of the notice of termination, and thereupon
Rental and any other payments shall be apportioned and paid to the date on which
possession is relinquished and Tenant shall immediately vacate the Premises
according to such notice of termination, provided, however, that those
provisions of this Lease which are designed to cover matters of termination and
the period thereafter shall survive the termination hereof.
Section 16.04 No damages shall be payable by Landlord for inconvenience, loss of
business, or annoyance arising from any repair or restoration of any portion of
the Premises, or the Building. Landlord shall use its best efforts to have such
repairs made promptly so as not to unnecessarily interfere with Tenant's
occupancy.
13
Exhibit 10.1
Section 16.05 The provisions of this Article shall be considered an express
agreement governing any case of damage or destruction of the Building, the
Building Standard Leasehold Improvements, the Non-Building Standard Leasehold
Improvements, the alterations, or the Premises by fire or other casualty.
ARTICLE 17
CONDEMNATION
If the Premises shall be taken or condemned, in whole or in part, for any public
purpose to such an extent as to render said Premises untenantable, this Lease
shall, at the option of Landlord or Tenant, forthwith terminate. All proceeds
from any taking or condemnation shall belong to and be paid to Landlord, except
to the extent of any proceeds awarded to Tenant on account of moving and
relocation expenses and depreciation to and removal of Tenant's physical
property.
ARTICLE 18
ASSIGNMENT AND SUBLETTING
Section 18.01 If Tenant should desire to assign this Lease or sublet the
Premises (or any part thereof), Tenant shall give Landlord written notice at
least 60 days in advance thereof. Landlord shall then have a period of 30 days
following receipt of such notice within which to notify Tenant in writing that
Landlord elects either
(a) to terminate this Lease as to the space so affected by Tenant in its
notice, in which event Tenant, subject to the provisions of this
Lease which expressly survive the termination hereof, shall be
relieved of all further obligations hereunder as to such space;
(b) to permit Tenant to assign or sublet such space, subject, however,
to the subsequent written approval of the proposed assignee or
subtenant by Landlord, and provided that if the Rental rate agreed
upon between Tenant and its proposed subtenant is greater than the
Rental rate that Tenant must pay Landlord hereunder, then 100% of
such excess Rental shall be considered additional Rental owed by
Tenant to Landlord, and shall be paid by Tenant to Landlord in the
same manner that Tenant pays Annual Base Rental; or
(c) to refuse to consent to Tenant's assignment or subleasing of such
space and to continue this Lease in full force and effect as to the
entire Premises, in which case, any judgment against Landlord for
unreasonable denial shall be limited to specific performance of
approval of said assignment or sublease.
No assignment or subletting by Tenant shall relieve Tenant of Tenant's
obligations under this Lease. Any attempted assignment or sublease by Tenant in
violation of the terms and provisions of this Section 18.01 shall be void. In no
event shall Tenant solicit assignees or sub lessees in other Buildings owned by
Landlord, or at less than a fair market rate.
Section 18.02 Landlord may sell, transfer, assign, and convey all or any part of
the Building and any and all of its rights under this Lease, provided Landlord's
successor in interest assumes Landlord's obligations hereunder, and in the event
Landlord assigns its rights under this Lease, Landlord shall be released from
any further obligations hereunder, and Tenant agrees to look solely to
Landlord's successor in interest for performance of such obligations.
14
Exhibit 10.1
ARTICLE 19
INDEMNIFICATION
Tenant waives all claims against Landlord for damage to any property or injury
to, or death of, any person in, upon, or about the Building, the Premises or
Parking Facilities arising at any time and from any and all causes whatsoever
other than solely by reason of the negligence or willful misconduct of Landlord,
its agents, employees, representatives, or contractors, and Tenant agrees that
it will defend, indemnify, save, and hold harmless, Landlord from and against
all claims, demands, actions, damages, loss, cost, liabilities, expenses, and
judgments suffered by, recovered from, or asserted against Landlord on account
of any damage to any property or injury to, or death of, any person arising from
the use of the Building, the Premises, or the Parking Facilities by Tenant or
its employees or invitees, except such as is caused solely by the negligence or
willful misconduct of Landlord, its agents, employees, representatives, or
contractors. Tenant's foregoing indemnity obligation shall include reasonable
attorneys' fees and all other reasonable costs and expenses incurred by
Landlord. The provisions of this Article 19 shall survive the termination of
this Lease with respect to any damage, injury, or death occurring before such
termination. If Landlord is made a party to any litigation commenced by or
against Tenant or relating to this Lease or to the Premises, and provided that
in any such litigation, Landlord is not finally adjudicated to be at fault, then
Tenant shall pay all costs and expenses, including attorneys' fees and court
costs, incurred by or imposed upon Landlord because of any such litigation, and
the amount of all such costs and expenses, including attorneys' fees and court
costs, shall be a demand obligation owing by Tenant to Landlord, and shall be
considered as additional Rental.
ARTICLE 20
SURRENDER OF THE PREMISES
Section 20.01 Upon the expiration or other termination of this Lease for any
cause whatsoever, Tenant shall peacefully vacate the Premises in as good order
and condition as the same were at the beginning of the Term or may thereafter
have been improved by Landlord or Tenant, subject only to reasonable use and
wear thereof, and repairs which are Landlord's obligation hereunder.
Section 20.02 Landlord may require Tenant to remove any Non-Building Standard
Leasehold Improvements, alterations, and physical additions installed in the
Premises upon termination of this Lease. In the event Landlord so elects, and
Tenant fails to remove the aforementioned items, Landlord may remove and store
same at Tenant's cost, and Tenant shall pay Landlord on demand, the cost of
restoring the Premises to Building Standard, ordinary wear and tear excepted.
Tenant agrees to remove, at Tenant's expense, all of its furniture, furnishings,
personal property, and moveable trade fixtures by the Expiration Date, and shall
promptly reimburse Landlord for the cost of repairing all damage done to the
Premises or the Building by such removal.
Section 20.03 Should Tenant continue to hold the Premises after the termination
of this Lease, whether the termination occurs by lapse of time or otherwise,
such holding over shall, unless otherwise agreed to by Landlord in writing,
constitute and be construed as a tenancy at will at a monthly Rental equal to
2.5 times the monthly Rental Rate for the Premises as of the date of
termination, and subject to all of the other terms set forth herein except any
right to renew or expand this Lease. Tenant shall be liable to Landlord for all
damage which Landlord suffers because of any holding over by Tenant, and Tenant
shall indemnify Landlord against all claims made by any other Tenant or
prospective Tenant against Landlord resulting from delay by Landlord in
delivering possession of the Premises to such other Tenant or prospective
Tenant.
15
Exhibit 10.1
ARTICLE 21
ESTOPPEL CERTIFICATES
Tenant agrees to furnish, when requested by Landlord or the holder of any deeds
of trust covering the Building, the Land, or any interest of Landlord therein, a
certificate signed by Tenant certifying to such parties as Landlord may
designate to the extent true matters with respect to the terms and status of
this Lease and the Premises, stating that Tenant, as of the date of such
certificate, has no charge, lien, or claim of offset under this Lease or
otherwise against Rentals or other charges due or to become due hereunder; and
such other matters as may be requested by Landlord or the holder of any such
deeds of trust. To the extent any such statements requested are not true, Tenant
shall explain such facts in writing. Landlord agrees periodically to furnish,
when reasonably requested in writing by Tenant, certificates signed by Landlord
containing substantially the same information as described above.
ARTICLE 22
SUBORDINATION
Section 22.01 This Lease is subject and subordinate to any deeds of trust,
mortgages, or other security instruments, and any other supplements or
amendments thereto, which presently or may in the future cover the Building and
the Land or any interest of Landlord therein, and to any increases, renewals,
modifications, consolidations, replacements, and extensions of any of such deeds
of trust, mortgages, or security instruments. Landlord agrees to use his best
efforts to obtain for Tenant a "non-disturbance" agreement from the holder or
beneficiary of any deeds of trust, mortgages or other security instruments that
in the future may cover the Building and the Land or any interest of Landlord
therein. This provision is declared by Landlord and Tenant to be self-operative
and no further instrument shall be required to effect such subordination of this
Lease. Tenant shall, however, upon demand, execute, acknowledge, and deliver to
Landlord any further instruments and certificates evidencing such subordination
as Landlord may require. This Lease is further subject and subordinate to
(a) all ground or primary Leases in existence at the date hereof and to
any supplements, modifications, and extensions thereof heretofore or
hereafter made, and
(b) utility easements and agreements, covenants, restrictions, and other
encumbrances which do not materially adversely effect Tenant's
intended use of the Premises, both existing and future.
Section 22.02 Notwithstanding the generality of the foregoing provisions of
Section 22.01 hereof, any such mortgagee or ground or primary lessor shall have
the right at any time to subordinate any such ground or primary Leases, deeds of
trust, mortgages, or other security instruments to this Lease on such terms and
subject to such conditions as such mortgagee or ground or primary lessor may
consider appropriate in its discretion. At any time, before or after the
institution of any proceedings for the foreclosure of any such deeds of trust,
mortgages, or other security instruments or termination of any ground or primary
Lease, or sale of the Building under any such deeds of trust, mortgages, or
other security instruments or termination of any ground or primary Lease, Tenant
shall attorn to such ground or primary lessor or such purchaser upon any such
sale or the grantee under any deed in lieu of such foreclosure and shall
recognize such ground or primary lessor or such purchaser or grantee as Landlord
under this Lease. The agreement of Tenant to attorn contained in the immediately
preceding sentence shall survive any such termination of any ground or primary
Lease, foreclosure sale, trustee's sale, or conveyance in lieu thereof. Tenant
shall upon demanded at
16
Exhibit 10.1
any time, before or after any such termination, execute, acknowledge, and
deliver to Landlord's mortgagee or ground or primary lessor any written
instruments and certificates evidencing such attornment as Landlord's mortgagee
or ground or primary lessor may reasonably require.
ARTICLE 23
PARKING
Landlord will permit Tenant to use the areas designated by Landlord ("Parking
Area") for parking of vehicles in common with other Tenants in the Building
during the Term as more fully provided for in EXHIBIT C hereto.
ARTICLE 24
DEFAULT AND REMEDIES
Section 24.01 The occurrence of any one or more of the following events shall,
at Landlord's option, constitute an event of default of this Lease:
(a) if Tenant shall fail to pay any Rental or other sums payable by
Tenant hereunder within 10 days of written notice thereof from
Landlord (provided, however, if such event of default shall occur
more than once in every 6 months period, Landlord shall not be
required to provide any written notice of default and an event of
default shall occur as and when such Rental or other sums becomes
due and payable);
(b) if Tenant shall fail to perform or observe any other term hereof or
any of the Rules and Regulations and such failure shall continue for
more than 30 days after notice thereof from Landlord;
(c) if Tenant fails to take occupancy within 30 days following
substantial completion;
(d) if Tenant deserts or vacates any substantial portion of the
Premises;
(e) if any petition is filed by or against Tenant or any guarantor of
Tenant's obligations under this Lease under any section or chapter
of the present or any future Federal Bankruptcy Code or under any
similar law or statute of the United States or any state thereof;
(f) if Tenant or any guarantor of Tenant's obligations under this Lease
becomes insolvent or makes a transfer in fraud of creditors;
(g) if Tenant or any guarantor of this Lease makes an assignment for the
benefit of creditors; or
(h) if a receiver, custodian, or trustee is appointed for Tenant or for
any of the assets of Tenant which appointment is not vacated within
30 days of the date of such appointment.
Section 24.02 If an event of default occurs, at any time thereafter Landlord may
do one or more of the following without any additional notice or demand:
17
Exhibit 10.1
(a) Terminate this Lease, in which event Tenant shall immediately
surrender the Premises to Landlord. If Tenant fails to do so,
Landlord may, without notice and without prejudice to any other
remedy Landlord may have, enter upon and take possession of the
Premises and expel or remove Tenant and its effects without being
liable to prosecution or any claim for damages therefore; and Tenant
shall be liable to Landlord for all loss and damage which Landlord
may suffer by reason of such termination, whether through inability
to relet the Premises or otherwise, including any loss of Rental for
the remainder of the Term. Any such loss of Rental shall be offset
by any Rental received by Landlord as a result of reletting the
Premises during the remainder of the Term.
(b) Terminate this Lease, in which event Tenant's event of default shall
be considered a total breach of Tenant's obligations under this
Lease and Tenant immediately shall become liable for such damages
for such breach amount, equal to the total of:
(1) the costs of recovering the Premises;
(2) the unpaid Rental due for the remaining term as of the date of
termination, plus interest thereon at a rate per annum from
the due date equal to 5% percent over the Prime Rate;
provided, however, that such interest shall never exceed the
Highest Lawful Rate;
(3) the total Rental and other benefits which Landlord would have
received under the Lease for the remainder of the Term, at the
rates then in effect, together with all other expenses
incurred by Landlord in connection with Tenant's default,
(4) all other sums of money and damages owing by Tenant and
Landlord.
(c) Enter upon and take possession of the Premises as Tenant's agent
without terminating this Lease and without being liable to
prosecution or any claim for damages therefore, and Landlord may
relet the Premises as Tenant's agent and receive the Rental
therefore, in which event Tenant shall pay to Landlord on demand the
cost of renovating, repairing, and altering the Premises for a new
Tenant or Tenants and any deficiency that may arise by reason of
such reletting; provided, however, that Landlord shall have no duty
to relet the Premises and Landlord's failure to relet the Premises
shall not release or affect Tenant's liability for Rental or for
damages.
(d) Do whatever Tenant is obligated to do under this Lease and may enter
the Premises without being liable to prosecution or any claim for
damages therefore, to accomplish this purpose. Tenant shall
reimburse Landlord immediately upon demand for any expenses which
Landlord incurs in thus effecting compliance with this Lease on
Tenant's behalf, and Landlord shall not be liable for any damages
suffered by Tenant from such action, whether caused by the
negligence of Landlord or otherwise.
Section 24.03 No act or thing done by Landlord or its agents during the Term
shall constitute an acceptance of an attempted surrender of the Premises, and no
agreement to accept a surrender of the Premises or to terminate this Lease shall
be valid unless made in writing and signed by Landlord. No re-entry or taking
possession of the Premises by Landlord shall constitute an election by Landlord
to terminate this Lease, unless a written notice of such intention is given to
Tenant Notwithstanding any such reletting or re-entry or taking possession,
Landlord may at any time thereafter terminate this Lease for a previous default.
Landlord's acceptance of Rental following an event of default hereunder shall
not be construed as a waiver of such event of default. No waiver by Landlord of
any breach of this Lease shall constitute a waiver of any
18
Exhibit 10.1
other violation or breach of any time of the terms hereof. Forbearance by
Landlord to enforce one or more of the remedies herein provided upon a breach
hereof shall not constitute a waiver of any other breach of the Lease.
Section 24.04 No provision of this Lease shall be deemed to have been waived by
Landlord unless such waiver is in writing and signed by Landlord. Nor shall any
custom or practice which may evolve between the parties in the administration of
the terms of this Lease be construed to waive or lessen Landlord's right to
insist upon strict performance of the terms of this Lease. The rights granted to
Landlord in this Lease shall be cumulative of every other right or remedy which
Landlord may otherwise have at law or in equity or by statue, and the exercise
of one or more rights or remedies shall not prejudice or impair the current or
subsequent exercise of other rights or remedies.
ARTICLE 25
WAIVER BY TENANT
To the extent permitted by applicable law, Tenant waives for itself and all
claiming by, through, and under it, including creditors of all kinds
(a) any right and privilege which it or any of them may have under any
present or future constitution, statute, or rule of law to redeem
the Premises or to have a continuance of this Lease for the Term
after termination of Tenant's right of occupancy by order or
judgment of any court or by any legal process or writ, under the
terms of this Lease, or after the termination of the Term as herein
provided,
(b) the benefits of any present or future constitution, statute, or rule
of law which exempts property form liability for debt or for
distress for rent, and
(c) the provisions of law relating to notice and/or delay in levy of
execution in case of eviction of a Tenant for non-payment of rent.
ARTICLE 26
SECURITY DEPOSIT
The Security Deposit if any shall be held by Landlord, without interest, as
security for the performance of Tenant's obligations under this Lease. Landlord
may, without prejudice to any other remedy, use the Security Deposit to remedy
any default in any obligation of Tenant hereunder, and such use shall survive
the termination of this Lease, and Tenant shall promptly, on demand, restore the
Security Deposit to its original amount. If Tenant is not in default at the
termination of this Lease, any remaining portion of the Security Deposit shall
be returned to Tenant. If Landlord transfers its interest in the Premises during
the Term, Landlord shall assign the Security Deposit to the transferee who shall
then become obligated to Tenant for its return, and thereafter Landlord shall
have no further liability for its return.
ARTICLE 27
ATTORNEY'S FEES AND LEGAL EXPENSES
19
Exhibit 10.1
In any action or proceeding brought by either party against the other with
respect to this Lease, the prevailing party shall be entitled to recover from
the other party's reasonable attorneys' fees, investigation costs, and other
legal expenses and court costs incurred by such party in such action or
proceeding as the court may find to be reasonable. The prevailing party shall be
the one who receives the net judgment in its behalf at the end of any action.
ARTICLE 28
NOTICES
Any notice or document required to be delivered hereunder shall be considered
delivered, whether actually received or not, when hand delivered to the address
of the other party, or 48 hours after deposited in the United States Mail,
postage prepaid, registered or certified mail, return receipt requested,
addressed to the parties hereto at the respective addresses specified in the
Basic Lease Information, or at such other address as they have subsequently
specified by written notice.
ARTICLE 29
MISCELLANEOUS
Section 29.01 Where this Lease requires Tenant to reimburse Landlord the cost of
any item, if no such cost has been stipulated, such cost will be the reasonable
and customary charge therefore periodically established by Landlord. Failure to
pay any such cost shall be considered as a failure to pay Rental.
Section 29.02 Tenant represents and warrants that it has had no dealings with
any broker or agent in connection with the negotiation or execution of this
Lease except such brokers or agents as may be identified in Item 23 of the Basic
Lease Information. Tenant shall indemnify and hold Landlord harmless from any
costs, expenses, or liability for commission or other compensation or charges
claimed by any person, broker or agent (other than those identified in the Basic
Lease Information), claiming through association with Tenant with respect to
this Lease.
Section 29.03 As used herein, the terms "business days" means Monday through
Friday (except for holidays); "normal business hours" means 7:00 a.m. to 6:00
p.m. on business days; and "holidays" means those holidays designated by
Landlord, which holidays shall be consistent with those holidays designated by
Landlords of comparable office Buildings in the immediate area and town.
Section 29.04 Every agreement contained in this Lease is, and shall be construed
as, a separate and independent agreement. If any term of this Lease or the
application thereof to any person or circumstances shall be invalid and
unenforceable, the remainder of this Lease, or the application of such term to
persons or circumstances other than those as to which it is invalid or
unenforceable, shall not be affected.
Section 29.05 There shall be no merger of this Lease or of the Leasehold estate
hereby created with the fee estate in the Premises or any part thereof by reason
of the fact that the same person may acquire or hold, directly or indirectly,
this Lease or the Leasehold state hereby created or any interest in this Lease
or in any interest in such fee estate. In the event of a voluntary or other
surrender of this Lease, or a mutual cancellation hereof, Landlord may, at its
option, terminate all subleases, or treat such surrender or cancellation as an
assignment of such subleases.
20
Exhibit 10.1
Section 29.06 Any liability of Landlord to Tenant under the terms of this Lease
shall be limited to Landlord's interest in the Building and the Land, and
Landlord shall not be personally liable for any deficiency.
Section 29.07 Whenever a period of time is herein prescribed for action, other
than the payment of money, to be taken by either party hereto, such party shall
not be liable or responsible for, and there shall be excluded from the
computation for any such period of time, any delays due to strikes, riots, acts
of God, shortages of labor or materials, war, governmental laws, regulations, or
restrictions, or any other cause of any kind whatsoever which is beyond the
control of such party.
Section 29.08 The article headings contained in this Lease are for convenience
only and shall not enlarge or limit the scope or meaning of the various and
several articles hereof. Words of any gender used in this Lease shall include
any other gender, and words in the singular number shall be held to include the
plural, unless the context otherwise requires.
Section 29.09 If there be more than one Tenant, the obligations hereunder
imposed Tenant shall be joint and several, and all agreements and covenants
herein contained shall be binding upon the respective heirs, personal
representatives, successors, and to the extent permitted under this Lease,
assigns of the parties hereto. If there is a guarantor of Tenant's obligations
hereunder, Tenant's obligations shall be joint and several obligations of Tenant
and such guarantor, and Landlord need not first proceed against Tenant hereunder
before proceeding against such guarantor, nor shall any such guarantor be
released from its guarantee for any reason, including, without limitation, any
amendment, renewal, expansion or diminution of this Lease, any forbearance by
Landlord or waiver of any of Landlord's rights, the failure to give Tenant or
such guarantor any notices, or the release of any party liable for the payment
of Tenant's obligations hereunder.
Section 29.10 Neither Landlord nor Landlord's agents or brokers have made any
representations or promises with respect to the Premises or the Building except
as herein expressly set forth and all reliance with respect to any
representations or promises is based solely on those contained herein.
Section 29.11 This Lease sets forth the entire agreement between the parties and
cancels all prior negotiations, arrangements, brochures, agreements, and
understandings, if any, between Landlord and Tenant regarding the subject matter
of this Lease. No amendment or modification of this Lease shall be binding or
valid unless expressed in writing executed by both parties hereto.
Section 29.12 The submission of this Lease to Tenant shall not be construed as
an offer, nor shall Tenant have any rights with respect thereto unless Landlord
executes a copy of this Lease and delivers the same to Tenant.
Section 29.13 If Tenant signs as a corporation, each of the persons executing
this Lease on behalf of Tenant represents and warrants that Tenant is a duly
organized and existing corporation, that Tenant has and is qualified to do
business in the Commonwealth of Pennsylvania, that the corporation has full
right and authority to enter into this Lease, and that all persons signing on
behalf of the corporation were authorized to do so by appropriate corporation
actions. If Tenant signs as a partnership, trust, or other legal entity, each of
the persons executing this Lease on behalf of Tenant represents and warrants
that Tenant has complied with all applicable laws, rules, and governmental
regulations relative to its right to do business in the Commonwealth of
Pennsylvania, that such entity has the full right and authority to enter into
this Lease, and that all persons signing on behalf of the Tenant were authorized
to do so by any and all necessary or appropriate partnership, trust, or other
actions.
21
Exhibit 10.1
Section 29.14 If, in connection with obtaining financing for the Building or of
any ground or underlying Lease, any lender shall request reasonable
modifications in the Lease as a condition for 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 either the Leasehold interest hereby created or Tenant's use
and enjoyment of the Premises.
Section 29.15 This Lease shall be governed by and construed under the laws of
the Commonwealth of Pennsylvania. Any action brought to enforce or interpret
this Lease shall be brought in the court of appropriate jurisdiction in
Cumberland County, Pennsylvania. Should any provision of this Lease require
judicial interpretation, it is agreed that the Court interpreting or considering
same shall not apply the presumption that the terms hereof shall be more
strictly construed against a party by reason of the rule or conclusion that a
document should be construed more strictly against the party who itself or
through its agent prepared the same, it being agreed that all parties hereto
have participated in the preparation of this Lease and that legal counsel was
consulted by each party before the execution of this Lease.
Section 29.16 Any elimination or shutting off of light, air, or view by any
structure which may be erected on lands adjacent to the Building, modification
of the amenities to the Building shall in no way affect this Lease or impose any
liability on Landlord.
Section 29.18 Landlord may, upon reasonable notice (except in the case of
emergencies) enter upon the Premises at reasonable hours to inspect same or
clean or make repairs or alterations (but without any obligation to do so,
except as expressly provided for herein) and to show the Premises to prospective
lenders or purchasers, and, during the last 6 months of the Term of the Lease,
to show them to prospective Tenants at reasonable hours and, if they are
vacated, to prepare them for re-occupancy. Landlord shall cause its officers,
agents and representatives to exercise care with any such entry not to
unreasonably interfere with the operation and normal office routine of Tenant
(except in the case of emergency).
Section 29.19 Landlord may elect to relocate Tenant to other space in the
Building containing at least the same amount of Rentable Area as contained in
the Premises ("Substitution Space"). If such relocation occurs, the description
of the Premises set forth in this Lease shall, without further act on the part
of Landlord or Tenant, be deemed amended so that the Substitution Space shall be
deemed the Premises hereunder, and all of the terms, covenants, conditions and
provisions of this Lease shall continue in full force and effect and shall apply
to the Substitution Space. The cost of relocating Tenant and altering the
Substitution Space to make it comparable to the Premises shall be borne by
Landlord. The Annual Base Rental for the Substitution Space shall be the amount
specified under item 14 of the Basic Lease Information.
Section 29.20 The Exhibits and numbered riders attached to this Lease are by
this reference incorporated fully herein. The term "this Lease" shall be
considered to include all such Exhibits and riders.
22
Exhibit 10.1
IN WITNESS WHEREOF, Landlord and Tenant have set their hands and seals to
this Lease Agreement the day and year first above written.
LANDLORD:
OLD GETTYSBURG ASSOCIATES II
By: SELECT CAPITAL COMMERCIAL PROPERTIES, INC.
Its general partner
WITNESS: /s/ ▇▇▇▇▇ ▇▇▇▇▇▇ By: /s/ ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇
_______________________ __________________________________
▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇,
President
TENANT:
SELECT MEDICAL CORPORATION
WITNESS: /s/ ▇▇▇▇▇ ▇▇▇▇▇▇ By: /s/ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇
________________________ __________________________________
▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇,
Senior Vice President
23
Exhibit 10.1
EXHIBIT "A"
(Floor plan to be attached)
24
Exhibit 10.1
EXHIBIT "B"
Landlord agrees to finish the Premises according to Building Standard finishes
as listed below.
AS IS
25
Exhibit 10.1
EXHIBIT "C"
PARKING
1. Throughout the Term, Tenant shall Lease from Landlord parking spaces in the
Parking Area. All such parking spaces shall be leased by Tenant on an
unassigned basis and shall be used in common with the other Tenants.
2. Landlord shall have the right to reserve parking spaces as it elects and
condition use thereof on such terms as it elects.
3. Landlord shall have the right to: add parking decks, change curb cuts,
change traffic patterns, re-stripe the parking surfaces as to size and
location of spaces, temporarily displace vehicles (for the purpose of
improving and expanding Parking Area),
4. If a card system is utilized, lost cards will be replaced on request, but a
charge of $15.00 per card will be required to reimburse Landlord for
administrative costs of card replacement and reprogramming of card entry
processing unit.
5. Tenant shall cooperate fully in Landlord's efforts to maintain the
designated use of the various Parking Facilities and parking areas, and
shall follow all regulations issued by the Landlord with respect thereto.
26
Exhibit 10.1
EXHIBIT "D"
SECURITY CARD ACCESS
Security in the form of limited access to the Building during other than Normal
Business Hours through the use of cards may be provided by Landlord. In such
event Landlord agrees to provide to Tenant free of charge, 3 cards which cards
will be surrendered at the Expiration Date. The cost for any cards Tenant may
desire in addition to this quantity shall be $15.00 per card. Landlord, however,
shall have no liability to Tenant, its employees, agents, invitees or licensees
for losses due to theft or burglary, or for damages done by unauthorized persons
on the Premises and neither shall Landlord be required to insure against any
such losses. Tenant agrees to surrender all cards then in its possession upon
the expiration or earlier termination of this Lease. Any lost card shall be
cancelled and Tenant shall pay the sum of $15.00 Dollars for each replacement
card.
27
Exhibit 10.1
EXHIBIT "E"
RULES AND REGULATIONS
1. Sidewalks, doorways, vestibules, halls, stairways, and similar areas shall
not be obstructed by Tenants or their officers, agents, servants, and employees,
or used for any purpose other than ingress and egress to and from the Premises
and for going from one part of the Building to another part of the Building.
2. Plumbing fixtures and appliances shall be used only for the purpose for which
constructed, and no sweepings, rubbish, rags, or other unsuitable material shall
be thrown or placed therein. The cost of repairing any stoppage or damage
resulting to any such fixtures or appliances from such misuse shall be paid by
such Tenant.
3. No signs, posters, advertisements, or notices shall be painted or affixed on
any of the windows or doors, or other part of the Building, or placed in such a
manner as to be visible outside the Premises, except of such color, size, and
style, and in such places, as shall be first approved in writing by the Building
Manager. No nails, hooks, or screws shall be driven into or inserted in any part
of the Building, except by Building maintenance personnel.
4. Directories will be placed by Landlord, at Landlord's own expense, in a
conspicuous place in the Building. No other directories shall be permitted.
5. The Premises shall not be used for conducting any barter, trade, or exchange
of goods or sale through promotional give-away programs or any business
involving the sale of second-hand goods, insurance salvage stock, or file sale
stock, and shall not be used for any auction or pawnshop business, any fire
sale, bankruptcy sale, going-out-of-business sale, moving sale, bulk sale, or
any other business which, because of merchandising methods or otherwise, would
tend to lower the character of the Building. Canvassing, soliciting and peddling
in the Building are prohibited.
6. Tenants shall not do anything, or permit anything to be done, in or about the
Building, or bring or keep anything therein, that will in any way increase the
possibility of fire or other casualty or obstruct or interfere with the rights
of, or otherwise injure or annoy, other Tenants, or do anything in conflict with
the valid pertinent laws, rules, or regulations of any governmental authority.
Tenants shall not use or keep in the Building any flammable or explosive fluid
or substance, or any illuminating material, unless it is battery powered, UL
approved.
7. Tenants shall not place a load upon any floor of the Premises which exceeds
the floor load per square foot which such floor was designed to carry or which
is allowed by applicable Building code. Landlord may prescribe the weight and
position of all safes and heavy installations which Tenant desires to place in
the Premises so as properly to distribute the weight thereof. All damage done to
the Building by the improper placing of heavy items which over-stress the floor
will be repaired at the sole expense of the Tenant.
8. A Tenant shall notify the Building Manager when safes or other heavy
equipment are to be taken into or out of the Building. Moving of such items
shall be done under the supervision of the Building Manager, after receiving
written permission. Tenant shall not move in or out of the Building at the
beginning or end of the Lease term, prior to 6:00 p.m. on any weekday.
9. Corridor doors, when not in use, shall be kept closed. All window blinds
shall be left in closed position, in order to facilitate energy conservation.
28
Exhibit 10.1
10. All deliveries must be made via the service entrance and service elevators
during normal business hours. Prior approval must be obtained from Landlord for
any deliveries that must be received after normal business hours. Any hand
trucks utilized for deliveries must be equipped with rubber tires and
sideguards.
11. Each Tenant shall cooperate with Building employees in keeping the Premises
neat and clean. When conditions are such that Tenant must dispose of crates,
boxes, etc., it will be the responsibility of Tenant to do so outside of the
hours of 7:00 a.m. and 6:00 p.m., at Tenant's expense.
12. Nothing shall be swept or thrown into the corridors, halls, elevator shafts
or stairways. No birds, animals, reptiles, or any other creatures, shall be
brought into or kept in or about the Building except for any Seeing Eye dogs.
13. Should a Tenant require telegraphic, telephonic, annunciator, or any other
communication service, Landlord will direct Tenant as to where and how the
electricians and installers shall introduce and place wires, and none shall be
introduced or placed except as Landlord shall direct in writing.
14. Tenants shall not make or permit any improper noises in the Building, or
otherwise interfere in any way with other Tenants or persons having business
with them.
15. No equipment shall be operated on the Premises that could unreasonably
interfere with the rights of any other Tenant in the Building without written
consent of Landlord. Nothing shall be done or permitted in the Premises, and
nothing shall be brought into or kept on the Premises, which would impair or
interfere with any of the Building services, or the use or enjoyment by any
other Tenant of any other Premises, nor shall there be installed by any Tenant
any heating, ventilating, air conditioning, electrical or other equipment of any
kind which, in the judgment of the Landlord, might cause any such impairment or
interference. No space heaters or fans shall be operated in the Premises.
16. Business machines and mechanical equipment belonging to Tenant which cause
noise and/or vibration that may be transmitted to the structure of the Building
or to any Leased space so as to be objectionable to Landlord or any Tenants in
the Building, shall be placed and maintained by Tenant, at Tenant's expense, in
settings of cork, rubber, or spring type noise and/or vibration eliminators
sufficient to eliminate vibration and/or noise.
17. Tenants shall not permit any cooking within the Premises and shall not
permit any food or other odors emanating within the premises to seep into other
portions of the Building. Tenants shall not install vending machines in the
Premises.
18. No locks shall be changed without Landlord consent. No additional locks
shall be placed upon any doors without the prior written consent of Landlord.
All necessary keys shall be furnished by Landlord, and the same shall be
surrendered upon termination of this Lease, and Tenant shall then give Landlord
or his agent an explanation of the combination of all locks on the doors or
vaults. Tenant shall initially be given two (2) keys to the Premises by
Landlord. No duplication of such keys shall be made by Tenants. Additional keys
shall be obtained only from Landlord, at a reasonable fee to be determined by
Landlord.
19. Tenants, employees, or agents, or anyone else who desires to enter the
Building after normal business hours, may be required to sign in upon entry and
sign out upon leaving, giving the location during such person's stay and such
person's time of arrival and departure.
20. Tenants will not locate furnishings or cabinets adjacent to mechanical or
electrical access panels or over air conditioning outlets so as to prevent
operating personnel form servicing such units as routine or
29
Exhibit 10.1
emergency access may require. Cost of moving such furnishings for Landlord's
access will be at Tenant's expense. The lighting and air conditioning equipment
of the Building will remain the exclusive charge of the Building designated
personnel. Landlord will control all internal lighting that may be visible from
the exterior of the Building and shall have the right to change any unapproved
lighting, without notice to Tenant, at Tenant's expense. Tenant shall not place
cabinets or other furniture against the exterior wall which exceeds the height
of the window ▇▇▇▇▇.
21. Tenants shall comply with parking rules and regulations as may be posted and
distributed from time to time, and shall take reasonable steps to cooperate with
Landlord to enforce compliance.
22. Tenants shall provide plexiglass or other pads for all chairs mounted on
rollers or casters, unless same are designated for use on carpet by the
manufacturer.
23. No Tenant shall make any changes or alterations to any portion of the
Building without Landlord's prior written approval (which approval shall not be
unreasonably withheld), which may be given on such conditions as Landlord may
elect. All such work shall be done by Landlord or by contractors and/or workmen
approved by Landlord (which approval shall not be unreasonably withheld),
working under Landlord's supervision.
24. Landlord has the right to evacuate the Building in event of emergency or
catastrophe.
25. If any governmental license or permit shall be required for the proper and
lawful conduct of Tenant's business, Tenant, before occupying the Premises,
shall procure and maintain such license or permit and submit it for Landlord's
inspection. Tenant shall at all times comply with the terms of any such license
or permit.
26. Landlord shall have the right, exercisable without notice and without
liability to any Tenant, to change the name and street address of the Building,
and to install signs on the interior and exterior of the Building.
27. Smoking is not permitted anywhere inside the Premise or building.
28. Landlord reserves the right to rescind any of these rules and regulations
and make such other and further rules and regulations as in the reasonable
judgment of Landlord shall from time to time be needed for the safety,
protection, care, and cleanliness of the Building, the operation thereof, the
preservation of good order therein, and the protection and comfort of its
Tenants, their agents, employees, and invitees, which rules and regulations when
made and notice thereof given to a Tenant shall be binding upon him in like
manner as if originally herein prescribed.
30
Exhibit 10.1
EXHIBIT "F"
GUARANTY
INTENTIONALLY LEFT BLANK