EXHIBIT 10.9
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RENTAL CONTRACT
for commercial space
between
SIEMENS INDUSTRIEPARK KARLSRUHE GMBH & CO. OHG
▇▇▇▇▇▇▇▇▇▇▇▇ ▇▇
▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
("LANDLORD")
and
BRUKER AXS ANALYTICAL X-RAY SYSTEMS GMBH
OSTLICHE ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇. ▇▇
▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
("TENANT")
PART 1
SPECIAL PROVISIONS
Section 1 RENTAL OBJECT
1. The landlord is the owner of the property known as Ostliche ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇.
▇▇, ▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇.
2. The landlord shall rent the following space to the tenant pursuant to
DIN 277:
a. in the building 5408 316.4 m(2) NGF [net commercial space]
in the building 5409 932.4 m(2) NGF
in the building 5410 342.7 m(2) NGF
(Appendix 1)
b. 10 automobile parking spaces on the land surrounding the buildings.
The tenant shall have no claim to assignment of specific parking spaces on the
land surrounding the buildings.
The area of the rental object shall be agreed to consist of the listed m(2). If
the actual size differs from the agreed size, the contracting parties may not
request an increase or decrease of the rental rate listed in Section 4 of the
Special [Agreement] part of this contract, if the deviations are insignificant
relative to the entire rented area.
CONFIDENTIAL TREATMENT HAS BEEN REQUESTED AS TO CERTAIN PORTIONS OF THIS
EXHIBIT, WHICH PORTIONS HAVE BEEN OMITTED AND REPLACED WITH [**] AND FILED
SEPARATELY WITH THE COMMISSION.
3. The rental object includes the common areas shared by the tenant (hallways,
staircases, etc.) and secondary use areas (toilets, cloakrooms, etc.). The
landlord shall have the right to undertake structural modifications, regardless
of the concurrence of the tenant, to such included land and building areas,
which are not designated for the exclusive utilization by the tenant or which
are not required for use of or access to the rental object.
4. The rental object is identified on the attached map (Appendix 1a). The areas
of exclusive use by the tenant as defined in Paragraph 2 are shown in red, the
areas of common use as defined in Paragraph 3 are shown in green.
The spatial division of the rental object is shown in the floor plans included
as Appendix 1b.
5. Transfer documentation shall be prepared for the transfer of the rental
objects listed in Paragraph 2a to describe the condition of the rental object.
The transfer documentation shall be the binding description of the condition of
the rented areas at the time of transfer.
Section 2 RENTAL PURPOSE
1. The tenant shall be entitled to use the rental object for commercial
purposes.
The tenant shall bear exclusive responsibility for the fulfillment of conditions
or procurement of permissions regarding the type of use and/or the commercial
activities of the tenant.
The landlord warrants that the rental object may be used for commercial
purposes.
2. The tenant may use the rental object only for production and storage.
Any change in use shall require the written prior consent of the landlord.
Section 3 DURATION OF THE RENTAL ARRANGEMENT, OPTION
1. The rental arrangement shall begin on Oct. 1, 1997, and terminate on Sep. 30,
1998, with no requirement for prior notice of cancellation.
2. The landlord stands ready to extend the rental arrangement according to
Paragraph 1 with the conditions of this rental contract until Sep. 30, 2001,
(option), if the tenant so indicates by notifying the landlord in writing no
later than June 30, 1998 (3 months prior to the end of the rental arrangement).
However, an extension of the rental arrangement shall be possible only if the
landlord is not limited in the economic use of the remaining areas of the rented
buildings by virtue of an extension of the contractual period for the present
rental areas.
3. The right to extraordinary termination shall not be affected.
If the rental arrangement is terminated through immediate cancellation by the
landlord, the tenant shall be obligated to reimburse the landlord for the
resulting damages incurred. In particular, the tenant shall be required to pay
as compensation for damages an amount corresponding to the rent exclusive of
utilities and heat and those ancillary costs that do not vary with use levels
until the end of the rental period agreed in Paragraph 1, unless the rental
object is otherwise rented.
In an instance of subletting at lower rent than agreed, the tenant shall be
obligated to pay the difference between the agreed and the actually obtained
rent exclusive of utilities and heat.
Section 4 RENTAL PAYMENT
1. The monthly rent for the rental object at the time of initiation of the
rental shall be set at
DEM 17,010.75.
The payment consists of:
a. Rent exclusive of utilities and heat (rent) DEM 7.00 per m(2) DEM 11,140.50
b. Prepayment of operating costs / flat- DEM 3.50 per m(2) DEM 5,570.25
rate payment for operating costs
(excluding user-specific costs for
operation)
c. 10 parking spaces DM 30.00 each space DM 300.00
The specific components of the amount shown above are identified in Appendix 1.
The tenant has chosen rental subject to value added tax.
Consequently, in addition to the rent, operating costs, heating costs, and
prepayments, the tenant shall also be obligated to pay the currently applicable
value added tax. The amount for currently applicable value added tax, in
percentage terms and absolute amounts, shall be identified to the tenant on the
bank transfer documentation. The value added tax is currently 15%, thus the
current payable monthly amount is
DEM 19,562.36.
The areas included in the rental as defined in Section 1 Paragraph 3 are already
included in the rent excluding utilities and heat as shown in Paragraph 1a.
2. Prepayment of the operating costs and heat pursuant to Paragraph 1b covers
all costs as defined in Appendix 3 to Section 27 of the 2nd
BERECHNUNGSVERORDNUNG [Ordinance on Computation] (Appendix 2) to this contract,
as well as other ancillary costs.
Both parties understand that the list of costs identified in Appendix 3 to
Section 27 of the 2nd Ordinance on Computation has been prepared for residential
use and must therefore be
understood in a broader sense to correspond to commercial usage (examples:
operating, cleaning and maintenance costs for fire prevention, air conditioning,
freight elevators, traffic control and barriers, video camera system, security
technology, security lighting, etc.).
If no measurement units have been installed or the type of operational cost is
not measurable, then billing of the resulting charges shall be prorated in
proportion of the area of the rental object to the area(s) of the entire
building(s) in the location.
The tenant understands that the buildings are not design for use by multiple
tenants and therefore accepts the above allocation scheme.
The landlord may combine properties and buildings into operating cost units. He
may modify the distribution scheme and the formation of operating cost units
pursuant to Section 315 of the German Civil Code.
The operating costs and the costs for heat shall be billed on a yearly basis
(billing year from Oct. 1 to Sep. 30). The billing shall occur within 12 months.
User-specific operating costs (e.g. energy, cleaning, etc.) shall be billed
separately and are not included in the prepayment of operating costs under
Paragraph 1b.
3. The amount payable shall always be due in advance by the third working day of
each month.
Bank: Deutsche Bank Karlsruhe
Bank routing number: [**]
Account number: [**]
Purpose: Monthly rent for Bruker AXS
If the tenant is in arrears with payment of the rent according to Paragraph 1,
then late interest at 4% above the then current discount rate of the Deutsche
Bundesbank shall be due and payable, unless the tenant can prove that the
damages incurred by the landlord are lower. The right to assert additional late
damages shall be reserved.
4. If additional ancillary costs arise as a required result of statutory
regulations during the course of the rental arrangement, these may be charged to
the tenant as permitted according to reasonable discretion under Section 315 of
the German Civil Code.
[**] INDICATES THAT INFORMATION HAS BEEN OMITTED AND FILED SEPARATELY WITH
THE COMMISSION PURSUANT TO A REQUEST FOR CONFIDENTIAL TREATMENT.
Section 5 ADJUSTMENT OF THE RENT EXCLUDING UTILITIES AND HEAT AND
ADJUSTMENT DURING OPTION PERIOD
1. Changes in net rent excluding utilities and heat
If the tenant exercises the option during the period specified in Section 3
Paragraph 2, a new rental rate for the period of the option must be accepted at
least three months prior to the end of the rental arrangement according to
Section 3 Paragraph 1.
2. Changes in prepayments
The landlord shall determine the amount of the prepayments according to his
reasonable discretion based upon the operating costs (Section 4 Paragraph 1b)
from the most recent billing statement and the expected changes in costs. Thus,
the landlord shall be entitled to raise the monthly prepayments. If the
notification of an increase is received by the 15th day of a month, then the
increased amount shall be due on the first day of the next month; otherwise, the
increased amount shall be due on the first day of the following month. If new
operating costs or other ancillary costs are imposed, then the tenant shall be
required to pay these costs on a proportional basis; the landlord shall be
entitled to increase the prepayment amount accordingly.
3. Changes in Value Added Tax
The value added tax changes as provided by law, without specific notification by
the landlord.
Section 6 SERVICES
1. As in an actual contract for account of third parties, the tenant shall be
obligated to utilize the following obligatory services, which are in addition to
the ancillary costs listed in Appendix 2 (see Section 4 Paragraph 2):
o Plant security (excluding monitoring of personnel and goods transport)
o Fire protection
The costs of fire protection are included in the prepayment for operating costs.
2. The tenant may enter into other contracts between the provider of a service
and the tenant regarding the provision of other services at the location (not to
exceed the period of the rental contract).
Section 7 OTHER AGREEMENTS
1. The parties to the rental contract have agreed to a flat-rate amount for
operating costs as defined in Appendix 2 to this contract according to Section 4
Paragraph 1b for the duration of the rental arrangement from Oct. 1, 1997, to
Sep. 30, 1998. As a modification of Section 4 Paragraph 2, it is agreed that
there shall be no billing for operating costs for this time period and that the
costs shall be paid in full by the flat-rate payment for operating costs.
If the tenant exercises the option during the period specified in Section 3
Paragraph 1, the flat-rate payment for operating costs during the period of the
option shall be modified into a prepayment for operating costs. When the
landlord determines the level of prepayments
for operating costs for the period after Oct. 1, 1998, he shall base that
determination on the actual costs that apply at the location at that time or
that are expected to apply. The billing and changes in prepayments during the
period of the option shall be subject to the provisions stipulated in this
contract.
2. The rental arrangement may be terminated by the tenant without notice during
the contractual period pursuant to Section 3 Paragraph 1, if the tenant
initiates a new rental of space of roughly equal size within the Siemens
Industriepark Karlsruhe.
Section 8 SEVERABILITY CLAUSE
Should one or more provisions of the general and/or special part of this
contract, including its Appendixes, be or become void, the validity of the
remainder of the contract shall not be affected. In such a case, the parties to
the contract agree to replace the void provision by a valid provision that
approximates to the extent possible the object and economic significance of the
void provision.
The same procedure must be used if a gap in coverage requiring amendment becomes
evident in the performance of this contract.
In the event of conflicts between the special and the general provisions of this
contract, the special provisions shall have priority.
PART 2
GENERAL PROVISIONS
Section 1 SUPERFICIAL REPAIRS
1. The tenant agrees to treat the rental object and the common use areas with
diligence and customary care.
2. The tenant shall be obligated to undertake any required superficial repairs
(painting walls, doors, door frames, ceilings and radiators) in a professional
manner at regular intervals throughout the rental period. Wall-to-wall carpets,
doors and door frames, and ceiling elements (cover plates, sheet metal wall
elements, etc.) must be cleaned appropriately, depending on the degree of
soiling. The tenant shall be liable for damages due to inappropriate care,
treatment or use, unless the landlord caused the damage.
3. The tenant shall also be obligated to replace broken window glass panes at
his own expense. This does not include damage caused by lightning, fire or
explosion, which shall be covered by the building insurance carrier.
4. Section 16 Paragraph 2 applies for termination of the rental arrangement.
Section 2 MINOR REPAIRS AND MAINTENANCE
The tenant must perform minor repairs so long as the ancillary costs do not
exceed DM 1,000.00 plus currently applicable VAT in each case, and if the net
repair amounts for each year do not exceed a net rental payment for one month.
Section 3 LIABILITY, TRAFFIC SAFETY
1. The tenant shall be liable for all damages and expenditures incurred by the
landlord due to the actions of the tenant or the actions of persons who come
into contact with the rental object at the behest of the tenant (staff, guests,
customers, workmen working on his behalf, delivery personnel, etc.). The tenant
shall also be liable for damages caused by negligence in the use of water,
electricity, fire, or electrical systems (for example, by overloading the
circuits), by deficient precautions to prevent break-ins, or through failure to
fulfill other duties of tenants.
2. The tenant must inform the landlord promptly regarding damage to or
deficiencies of the rental object (see also Appendix 3 - Building Rules and
Procedures). If the tenant neglects to so notify, he shall be responsible for
the resulting damages.
3. The tenant shall be obligated to ensure traffic safety in the areas of the
rental object under his exclusive control. The tenant shall be obligated to hold
the landlord harmless from claims by third parties in such areas. The landlord
shall be obligated to ensure traffic safety in areas of common use, such as
staircases, exits, parking areas, etc., and he shall allocate the costs to the
tenants sharing such common areas in proportion of the floor area of the rental
object to the total area of the building / location / parking lot.
4. The landlord shall be liable to the tenant only for those damages incurred by
the tenant that are due to willful misconduct or gross negligence on the part of
the landlord, an employee of the landlord, or an agent of the landlord (e.g.
caretaker, ▇▇▇▇▇▇▇ undertaking a repair) acting on behalf of the landlord.
5. If the supply of electricity, natural gas, water, or waste water flow is
interrupted for a reason not caused by the landlord or is modified to the
detriment of the tenant (supply problems), or if floods and other catastrophes
occur due to force majeure, the tenant shall have no right to derive a claim
against the landlord from such occurrences.
Section 4 WARRANTY
The tenant accepts the rental object in its current condition and location.
The warranty of the landlord shall be limited to deficiencies that were listed
in the transfer documentation at the time of transfer and to those that were not
visible by the tenant, even with ordinary care.
No assurances are made regarding specific qualities of the rental object.
Section 5 INSURANCE
1. The landlord shall insure the rental object against damage from fire and
burning. The costs for this coverage shall be borne by the tenant in accordance
with Appendix 3 to Section 27 of the 2nd Ordinance on Computation (see Part 1
Section 4 Paragraph 2, Appendix 2, of this contract). Any increased insurance
premiums on the rental object or the building housing the rental object,
including possibly also adjacent buildings, that are due to the nature of the
business operated by the tenant, shall also be borne by the tenant. The tenant
shall be obligated to inform the landlord completely and on a timely basis
regarding the occurrence of any circumstances that could increase risks. If he
neglects to so inform, he shall be liable to the landlord for any resulting
damages. If the insurance carrier demands specific conditions, the tenant shall
be obligated to fulfill these conditions.
2. The tenant shall be obligated to obtain insurance against breaking and
entering, theft including vandalism, as well as business liability insurance,
including specifically insurance against risks deriving from use of
environmentally dangerous and water-polluting substances. The insurance coverage
of the business liability insurance must be DM 2 million for damages to persons
and property and DM 100,000.00 for damage to assets, if the business is purely
an office or an operation with no risks of any kind. All other operations of the
tenant must be insured for at least DM 7.5 million for damages to persons,
property, and assets. The tenant shall be obligated to keep the insurance
coverage in force throughout the rental arrangement and to provide proof of
coverage to the landlord upon demand.
Section 6 STRUCTURAL MODIFICATIONS BY THE TENANT
1. Structural modifications and changes to the technical infrastructure of the
building or buildings shall be permitted only with the prior written consent of
the landlord. The landlord may withhold his consent only for good cause.
2. The contracting parties must agree in writing prior to the execution of such
construction measures whether such modifications may remain in place at the end
of the rental arrangement or whether the tenant must reestablish the original
condition of the rental object.
If no written agreement is reached, then the original condition must be
reestablished at the end of the rental period if the landlord so demands.
3. Otherwise, the tenant shall be entitled to furnish the rental object with his
own equipment and apparatus at his own cost, in consultation with the landlord.
The tenant shall be obligated to produce this equipment and apparatus in
technically flawless condition, to remove the same after the end of the rental
arrangement, and to reestablish the original condition, unless the contracting
parties have agreed otherwise in writing.
For any measure carried out by the tenant, he shall be obligated to restore the
surrounding area to an orderly condition and, in particular, to close any
breached fire protection walls.
4. The tenant may affix his name sign to the rental object and may mount
directional signs of normal size in the outer area of the location upon
consultation with the landlord (regarding location and size).
5. The tenant shall be obligated to adhere to the instructions of the landlord
regarding design, placement and finish of the company sign, signage in the outer
area, and signs inside the building.
6. The tenant shall bear sole responsibility for adherence to statutory
requirements and the procurement of zoning and other permits.
7. The tenant may produce additional keys at his own cost only with the
permission of the landlord or the designated key administrator (the number of
distributed keys is shown in the key register of the site administrator). These
additional keys must also be surrendered at the end of the rental period.
Section 7 IMPROVEMENTS AND STRUCTURAL MODIFICATIONS BY THE LANDLORD
1. The landlord may undertake improvements, repairs and structural changes
required to maintain the rental object, prevent impending danger, or repair
damage, even without the consent of the tenant. The tenant shall be required to
provide access to any rooms involved in such actions and may not impede or delay
the execution of such work.
2. Unless clear and present danger exists, the scheduling of such work shall be
discussed with the tenant on a timely basis prior to the execution of such work.
3. If the measures of Paragraph 1 temporarily impede use of the rental object,
the tenant may claim only those damages that the landlord accepts or that are
fixed by law as to cause and amount.
Section 8 ACCESS OF THE LANDLORD TO THE RENTAL OBJECT
The landlord or his agents may enter the rental object after timely advance
notification if there is suspicion of use contrary to the provisions of the
contract or negligence in the duty to exercise proper care, after a deficiency
of the rental object has been noted, to read meters, or for other significant
reason. If clear and present danger exists, then the landlord or his agents may
enter the rental object at any time.
If notice to terminate the rental arrangement has been given or if the property
is to be sold, the landlord or his agents may inspect the rental object with
prospective purchasers or tenants during normal business hours after sufficient
notice.
Section 9 BUILDING RULES AND PROCEDURES
1. The building rules and procedures for the property as described in Section 1
Section 1 (Appendix 3) must be observed and complied with.
2. The tenant shall be entitled to use any pathways within the landlord's
business premises required for access to the rental object.
Section 10 ENVIRONMENTAL PROTECTION AND SAFETY
1. The tenant shall bear full responsibility for all equipment operated by him
with regard to environmental protection and safety. He shall be obligated to
assure that his operation does not generate any danger to the surroundings and
the environment, with full observance of all statutory and administrative
regulations. The tenant shall be obligated at all times, even after the end of
the rental arrangement, to provide information requested by the landlord as to
whether and where water-polluting substances as defined by the
WASSERHAUSHALTSGESETZ [Water Resources Management Act] are or have been used in
the rental object or on the property.
2. The tenant shall be liable during and even after the end of the rental
arrangement for all damages caused by use of environmentally hazardous
substances, specifically water-polluting or soil-polluting substances, during
the period of the rental arrangement.
3. The tenant shall also be liable if the contamination of soil, air,
groundwater and buildings is noted only after the end of the rental arrangement.
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4. The landlord shall be entitled to obtain expert testimony regarding any
contamination of soil, groundwater and buildings. The landlord shall be
obligated to inform the tenant in writing of the intention to obtain expert
testimony and to specify the expert sought. If the tenant does not accept the
expert, he shall be obligated to so notify the landlord in writing within 2
weeks after receipt of the notice. In this case, the contracting parties agree
to engage the services of a publicly available and sworn expert to be proposed
by the President of the Chamber of Industry and Commerce for the district where
the property is located. The party identified as the originator of the
contamination shall be responsible for the costs of providing the expert
testimony. If the originator cannot be identified, the contracting parties shall
share the costs in equal parts.
5. The tenant shall be obligated to dispose of waste from operations,
particularly special and hazardous waste, at his own expense. Waste may not be
stored in the rental object.
6. The tenant shall also be obligated to ensure that vehicles stored by him or
his employees do not generate avoidable environmental damages (e.g. by leaking
oil or gasoline) and that no waste is brought into the rental object.
Section 11 SUBLETTING
Subletting of the rental object shall be permitted only with the prior written
consent of the landlord. The landlord may withhold his consent only for good
cause.
Section 12 PROTECTION FROM COMPETITION
There shall be no protection from competition.
Section 13 SALE OF THE RENTAL OBJECT
If the landlord sells the rental object or the property and the purchaser does
not fulfill his obligations, then, contrary to the provisions of Section 571
Section 2 BGB [German Civil Code], the landlord shall have no liability of
surety for any damages reimbursable by the purchaser.
Section 14 REDUCTION OF RENT, BILLING, RIGHT TO WITHHOLD
The tenant shall not be entitled to offset claims of the landlord arising under
this contract with counterclaims, to assert a right to withhold funds, or to
reduce the rent, unless the counterclaim or the right to withhold or reduce the
rent are mutually agreed as to cause and amount or are determined by force of
law. This provision does not invalidate the right of the tenant to assert
counterclaims and claims for rent reduction by way of a legal complaint.
Moreover, a reduction of the rent shall be possible only for a substantial
reduction in usability.
Section 15 USE OF STAFF FOR SERVICES
Employees of the landlord may carry out service activities in the office spaces
of the tenant in fulfillment of the provisions of the rental contract. The
landlord shall determine in each case which of his employees will be assigned
with the performance of such services. The tenant shall not be entitled to
instruct these employees regarding the content, timing, and location of such
services. The landlord shall instruct his employees to ignore such instructions.
Requests, suggestions, complaints etc. must be addressed to the administrator
designated by the landlord.
Section 16 RETURN OF THE RENTAL OBJECT
1. The tenant agrees to return the rental object and the common use areas to the
landlord in the same condition, except for normal wear and tear, as they existed
at the time of transfer at the beginning of the rental arrangement, as
documented in the transfer document (Appendix 4).
2. The tenant shall be obligated in any event to undertake superficial or minor
repairs prior to return of the rental object. The tenant shall be obligated to
use similar colors, materials etc. as were present in the rental object at the
beginning of the rental arrangement.
3. The provisions of Section 6 of this contract shall apply to any structural
modifications. If the tenant is obligated to remove equipment or carry out any
other measures, this work must be completed prior to the end of the rental
arrangement.
4. Should any deficiencies remain after return of the rental object and should
the tenant be obligated to remedy them under the provisions of this contract,
then the landlord shall be entitled, without resorting to a grace period, to
initiate repair of these deficiencies, with the costs to be borne by the tenant.
Section 17 CONTINUATION OF USE
If the tenant continues his use of the rental object and the landlord does not
object within two weeks, then the rental arrangement shall not be deemed to be
extended indefinitely, contrary to the provisions of Section 568 of the German
Civil Code.
Section 18 EXTERNAL RELATIONS
The landlord shall act alone in all dealings with governmental authorities,
companies that supply utility or waste removal services, etc., in all matters
that concern the property, buildings, and location infrastructure, unless he has
transferred this function to the building administrator. This does not include
matters relating to the type of usage or the business of the tenant.
Section 19 WRITTEN FORM, OTHER MATTERS, VENUE
1. The contracting parties are familiar with the special statutory requirements
of Sections 566, 126 of the German Civil Code regarding written form. They
mutually pledge to undertake all actions and provide declaration required to
satisfy the legal requirements regarding written form, if either party so
requests at any time, and to abstain from terminating this contract prematurely
by reference to failure to adhere to the legal written form. This applies not
only to the main contract itself, but also to amendments, modifications, and
augmentation contracts. Ancillary agreements, modifications, and augmentations
of this contract must be in writing. Oral agreements have no validity. The
contracting parties agree that no ancillary agreements exist.
2. The site plan and other attachments are an integral component of this
contract.
The following Appendixes are a material component of this contract:
Appendix 1 Site Plan and Listing of Rental Objects / Sizes with
Specification of Contractual Period, Computation of Rent,
and Prepayment of Ancillary Costs
Appendix 1a Site plan
Appendix 1b Floor Plans
Appendix 2 Appendix 3 to Section 27 of the 2nd Ordinance on Computations
Appendix 3 Building Rules and Procedures
Appendix 4 Transfer Documentation
3. The venue for all obligations and disputes arising from this contract is
Karlsruhe.
▇▇▇▇▇▇▇▇▇, ▇▇▇. ▇, ▇▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇▇. 2, 1997
Siemens Industriepark Karlsruhe BRUKER AXS Analytical X-ray Systems GmbH
GmbH & Co. OHG Systems for x-ray analysis
/s/ Illegible /s/ ▇▇▇▇▇▇ ▇▇▇▇▇
------------------------------- --------------------------------
Landlord Tenant
APPENDIX 1 to rental contract between Siemens Industriepark Karlsruhe GmbH &
Co. OHG and Bruker AXS Analytical X-ray Systems GmbH / Frasen,
Ostliche ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇. ▇▇, ▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
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Basic data Determination by Tenant
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Building Size Expansion Rental Duration Rental Duration
Level in m(2) factor space of space of rental
Axis ID 1 for in m(2) rental in m(2) contract
ID 2 building contract from Oct.
(accounts from 1, 1997 to
for Oct. 1, Sep. 30,
common 97 to 2000
space)
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540802 278 1,138 316.4 9/30/98 316.4
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540902 819 1,138 932.4 932.4
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541002 301 1,138 342.7 342.7
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10
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Parking 1396 1,501.5 1,401.6
spaces
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Rental Rates / Excluding Utilities and Heat Prepayments Total
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Rent at SIK Rent at SIK excluding utilities and heat, Ancillary costs with
excluding contract of 3 years or more and pro-rated prepayments,
utilities shares ancillary
and heat, 1st year (97/98) 2nd year (98/99) 3rd year (99/00) Year 97/98 Prepayment costs and
contract of in DEM /m(2) in DEM /m(2) in DEM /m(2) total rent (billing required shares
less than 2 per month per month per month excluding according to
years, in utilities and use)
DEM /m(2) heat, DEM
per month per month Fiscal year 97/98
Shop/Prepayments
storage per month,
buildings DEM
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7.00 7.00 2,214.80 3.50 1,107.40 3,322.20
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7.00 7.00 6,526.80 3.50 3,263.40 9,790.20
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7.00 7.00 2,398.90 3.50 1,199.45 3,598.35
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30.00 30.00 300.00 0.00 0.00 300.00
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11,140.50 5,570.25 17,010.75
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Value added tax, 15% 2,251.61
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Total, incl. VAT 19,562.36
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Monthly debit by AUT 1 EWK RW
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APPENDIX 1A to Rental Contract
Business premises 1: Building 54 Floor-space areas HNF/NGF
Business premises 1
Building 01-05 24234/31094
Building 06-10 13989/15916
Building 11-13 9571/14279
[diagram of site plan] Building 14 8595/9895
Building 15 5884/7676
Building 16-21 19452/21519
Building 22 5835/7499
Building 28 5027/6310
Building 29 3377/4955
Building 30 567/872
Building 31 2914/3100
Building 32 954/1241
Building 33 2786/3197
Building 34 1112/1144
Building 35 816/917
Building 36 614/614
Building 38 1436/1436
Building 40/41 929/933
Building 45 9196/10635
Building 46 2370/3166
Business premises 2: Building 73 Floor-space areas HNF/NGF
Business premises 2
Building 01 2857/3525
Building 02 4990/6147
Building 03-04 17569/24062
[diagram of site plan] Building 06-07 9093/12609
Building 26 7440/9165
Building 28 7072/7864
Building 29 5361/6260
Building 30 1970/3447
Building 36 1294/1294
Building 39 4911/5680
Total 182492/226801
[Diagram of Floor Plan]
Proposal Paragraph 1
Used space
APPENDIX 2 to Rental Contract
LIST OF OPERATING COSTS
according to Appendix 3 (to Section 27 Section 1)
of the 2nd Ordinance on Computations
as promulgated on Oct. 12, 1990
Operating costs are the following costs that accrue continually to the owner
(leaseholder) through ownership (leasehold) of the property or through the
orderly use of the building or the economic unit, the associated buildings,
facilities, equipment, and property, unless they are normally paid by the tenant
directly in addition to rent:
1. PUBLIC CHARGES FOR THE PROPERTY
This specifically includes real estate taxes, although not a levy on
mortgage profits.
2. COSTS OF WATER SUPPLY
This includes costs of water consumption, connecting charges, costs of
rental or other usage fees for water meters and the costs of their use,
including costs for computation and allocation, operating costs of an
internal water distribution system for the building, and a water
processing plant, including processing materials.
3. COSTS FOR WATER REMOVAL
This includes costs for water removal from building and property, costs
of operating an appropriate non-public treatment plant, and costs of
operating a drainage sump pump.
4. COSTS
a. of operating a central heating plant, including the exhaust
unit; this includes costs for the fuels consumed and their
delivery, costs of operating electricity, operating costs,
supervision, and maintenance of the plant, the regular
inspection of its operational readiness and safety, including
hiring of an expert to clean the unit and the operating area,
costs of measurements required by the
BUNDES-IMMISSIONSSCHUTZGESETZ [Federal Act on Protection from
Emissions], costs for rental or other usage fees for a system
for monitoring use, and costs of using a system for monitoring
use, including costs for computation and allocation;
or
b. of operating a central fuel supply unit;
this includes the costs of fuels consumed and their delivery,
costs of the operating electricity and costs for supervision,
as well as costs for cleaning the unit and the operating
area;
or
c. of the independent commercial delivery of heat, including heat
from units as defined in Letter a; this includes charges for
the delivery of heat and the costs of operating the associated
building systems according to Letter a;
or
d. of cleaning and maintaining single-story heating systems;
this includes the costs of removing water deposits and
combustion residues in the system, costs of regular
inspection of its operational readiness and safety,
including associated adjustments by an expert, and costs of
measurements required by the Federal Act on Protection from
Emissions.
5. COSTS
a. of operating a central hot water supply system; this includes
costs of water supply according to Paragraph 2, unless already
covered there, and costs of heating the water according to
Paragraph 4 Letter a;
or
b. of the independent commercial delivery of hot water, including
from units as defined in Letter a; this includes charges for
the delivery of hot water and the costs of operating the
associated building systems according to Paragraph 4 Letter a;
or
c. of cleaning and maintaining water heaters;
this includes the costs of removing water deposits and
combustion residues in the heaters, and costs of regular
inspection of their operational readiness and safety,
including associated adjustments by an expert.
6. COSTS OF COMBINED HEAT AND HOT WATER SUPPLY SYSTEMS
a. for central heating systems according to Paragraph 2, unless
already included there;
or
b. of the independent commercial delivery of heat according to
Paragraph 4 Letter c and according to Paragraph 2, unless
already included there;
or
c. for combined single-story heating systems and hot water supply
systems according to Paragraph 4 Letter d and according to
Paragraph 2, unless already included there.
7. COSTS OF OPERATING A MECHANICAL ELEVATOR FOR PERSONS OR FREIGHT
This includes the costs of operating electricity, costs of management,
operation, inspection and maintenance of the unit, regular inspection
of the operational readiness and safety, including adjustments by an
expert and costs for cleaning the unit.
8. COSTS FOR STREET CLEANING AND TRASH REMOVAL
This includes the fees charged for public street cleaning and trash
removal or the costs of equivalent non-public services.
9. COSTS OF BUILDING CLEANING AND PEST CONTROL
The costs for building cleaning include costs for the cleaning of
building components used jointly by the residents, such as entrances,
hallways, stairs, basements, attics, laundry facilities, and the
elevator cabin.
10. COSTS FOR GARDENING
This includes the costs for maintenance of garden areas, including the
replacement of plants and trees, the care of playgrounds, including the
replacement of sand and the care of areas, entrances and driveways not
designated for public transit.
11. COSTS OF LIGHTING
This includes costs for lighting the property and the jointly used
building areas, such as entrances, hallways, stairs, basements, attics,
and laundry facilities.
12. COSTS OF CHIMNEY SWEEPING
This includes the sweeping fees according to the relevant fee schedule,
unless already included as a cost in Paragraph 4 Letter a.
13. COSTS OF INSURANCE AND LIABILITY INSURANCE
This includes specifically the costs for insuring the building against
fire, storm, and water damage, window glass insurance, liability
insurance for the building, the oil storage tank, and the elevator.
14. COSTS FOR THE BUILDING ENGINEER
This includes the remuneration, benefits, and all financial payments
made by the owner (leaseholder) to the building engineer for his labor,
to the extent that this labor does not represent maintenance, repair,
renovation, superficial repairs or building administration.
If work is done by the building engineer, the costs for such work may
not be included in Paragraphs 2 to 10.
15. COSTS
a. of operating a community antenna system; this includes the
costs of operating electricity and the costs of regular
inspection of system operation, including adjustment by an
expert, or the fees for using an antenna unit not belonging to
the economic unit;
or
b. of operating a distribution system connected to a broadband
cable network; this includes the costs under Letter 1 [sic],
also the accruing monthly basic fees for broadband
connections.
16. COSTS OF OPERATING THE WASHING MACHINERY
This includes the costs of operating electricity, costs of supervision,
care and cleaning of the machinery, regular inspection of its
operational readiness and safety, as well as costs of water supply
according to Paragraph 2, unless already included there.
17. OTHER OPERATING COSTS
These are operating costs not listed in Paragraphs 1 to 6, specifically
the operating costs of auxiliary buildings, facilities, and equipment.
APPENDIX 3 to the Rental Contract:
BUILDING RULES AND PROCEDURES
Siemens AG, location Karlsruhe
o Notifications from local management shall apply.
o In the interest of all tenants, you are obligated to maintain order and
cleanliness on the property and in the building.
o The STRASSENVERKEHRSORDNUNG [General Traffic Ordinances] apply on all
streets and paths on the property.
o In the interest of general safety, instructions of the plant safety
staff must be followed.
o The photographing and filming of buildings and equipment not included
in the rental object shall require the permission of AUT EWK BB.
o The separation of trash for recycling, as required by the City of
Karlsruhe, is mandatory under the regulations of the City of Karlsruhe.
o The identified emergency escape routes and safety equipment must be
operational at all times. Escape routes may not be blocked or impeded.
o Forklifts may not operate on double floors, and load limits must be
observed.
o At the end of the day, windows must be closed and outside window shades
must be retracted.
o The operating hours must be specified to ensure economically optimal
operation of our ventilation and air conditioning system. We recommend
that lights be turned off at the end of the work day and that
electricity-consuming units that are no longer required be unplugged.
o Elevators may not be used inappropriately and must not be overloaded
(see load limit sign in elevator cabin). The emergency phone is to be
used only in an emergency. Optical sensors may not be disabled
(modified, taped over). The elevator must not be used during a fire
alarm.
o The fire protection regulations must be observed (BRANDSCHUTZ LEITFADEN
DER SIEMENS AG) [Fire Protection Guidelines of Siemens AG]
o Damage or defects must be reported without delay to AUT 1 EWK BB:
Tel.: ▇▇▇▇ ▇▇▇ ▇▇▇▇
Karlsruhe Siemens internal
-------------------------------------------------------------------------------
APPENDIX 4 Transfer Documentation for the Rental Object
to be supplied later.
-------------------------------------------------------------------------------
1. ADDENDUM TO THE RENTAL CONTRACT OF AUG. 12, 1997
for commercial space
between
SIEMENS INDUSTRIEPARK KARLSRUHE GMBH & CO. OHG
("LANDLORD")
and
BRUKER AXS ANALYTICAL X-RAY SYSTEMS GMBH
OSTLICHE ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇. ▇▇
▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
("TENANT")
Section 1 RENTAL OBJECT
1. The landlord is the owner of the property known as Ostliche ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇.
▇▇, ▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇.
2. The landlord rents space in the property known as Ostliche ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇.
▇▇, buildings 5428 and 5430 (see Appendix 1a) to the tenant.
Section 2 OPERATING COSTS
1. The flat-fee charge for operating costs shall be modified into an advance
payment for operating costs.
The operating costs and the heating costs shall be billed on a yearly basis
(billing year from Oct. 1 to Sep. 30). The billing must be completed within 12
months.
2. Starting on April 1, 1998, the tenant shall receive the following additional
services to be covered by the operating costs (Appendix 2 to the Rental
Contract):
o Security surveillance of the land and buildings after normal working
hours.
o Response to alarms at all times (notification, fire alarms, and central
office notification)
o Reception for visitors and Information
-------------------------------------------------------------------------------
Section 3 CHANGE IN RENTAL PAYMENTS
The flat-fee charge for operating costs of DEM 3.50 / m(2) shall be modified
into an advance payment for operating costs of DEM 3.43 / m(2), effective Oct.
1, 1998.
That change results in the following payment due starting on Oct. 1, 1998:
Total net amount due DEM 92,773.05
Value added tax, currently 16% DEM 14,843.69
----------------------------------------------------------
Amount payable, including VAT DEM 107,616.74
Section 4 FINAL PROVISIONS
1. Except for the changes listed above, the stipulations of the main
rental agreement shall remain in effect.
2. Appendix 1a (Listing of Rental Objects, Calculation of Rent and
Prepayment of Ancillary Costs) contains the rental agreements for
buildings 5428 / 5430 and buildings 5407-5410.
3. The venue for all obligations and disputes arising from this contract
shall be Karlsruhe.
▇▇▇▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇, ▇▇▇▇ ▇▇▇▇▇▇▇▇▇, March 26, 1999
Siemens Industriepark Karlsruhe Bruker AXS Analytical X-ray Systems GmbH
GmbH & Co. OHG
▇▇▇▇▇▇▇▇▇▇▇▇ ▇▇
▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
/s/ Illegible /s/ ▇▇▇▇▇▇ ▇▇▇▇▇
-------------------------------- -----------------------------------
Landlord Tenant
APPENDIX 1A to rental contract between Siemens Industriepark Karlsruhe
GmbH & Co. OHG and Bruker AXS Analytical X-ray Systems
GmbH
Ostliche ▇▇▇▇▇▇▇▇▇▇▇▇▇▇▇. ▇▇, ▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇
--------------------------------------------------------------------------------------------------------
Basic data Determination by Tenant
--------------------------------------------------------------------------------------------------------
Building Level Axis ID 1 ID 2 Size in Expansion Rental Duration of Rental
m(2) factor for space in rental contract space
building m(2) in m(2)
(accounts for
common space) From To
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 01 21 10 1.245 12.5 10/1/97 9/30/02 12.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 01 21 1 12 1.245 14.9 10/1/97 9/30/02 14.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 0 D 92 1.245 114.6 10/1/97 9/30/02 114.6
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 1 171 1.245 212.9 10/1/97 9/30/02 212.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 3 78 1.245 97.1 10/1/97 9/30/02 97.1
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 4 333 1.245 414.7 10/1/97 9/30/02 414.7
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 4 1 43 1.245 53.6 10/1/97 9/30/02 53.6
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 10 30 1.245 37.4 10/1/97 9/30/02 37.4
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 10 1 42 1.245 52.3 10/1/97 9/30/02 52.3
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 10 2 52 1.245 64.8 10/1/97 9/30/02 64.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 10 3 50 1.245 62.3 10/1/97 9/30/02 62.3
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 11 3 24 1.245 29.9 10/1/97 9/30/02 29.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 12 63 1.245 78.5 10/1/97 9/30/02 78.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 13 55 1.245 68.5 10/1/97 9/30/02 68.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 14 34 1.245 42.3 10/1/97 9/30/02 42.3
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 20 50 1.245 62.3 10/1/97 9/30/02 62.3
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 20 1 5 1.245 6.2 10/1/97 9/30/02 6.2
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 30 36 1.245 44.8 10/1/97 9/30/02 44.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 30 1 23 1.245 28.6 10/1/97 9/30/02 28.6
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 40 88 1.245 109.6 10/1/97 9/30/02 109.6
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 40 1 47 1.245 58.5 10/1/97 9/30/02 58.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 44 440 1.245 547.9 10/1/97 9/30/02 547.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 44 1 37 1.245 46.1 10/1/97 9/30/02 46.1
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 44 2 60 1.245 74.7 10/1/97 9/30/02 74.7
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 02 54 19 1.245 23.7 10/1/97 9/30/02 23.7
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 1 195 1.245 242.8 10/1/97 9/30/02 242.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 1 1 99 1.245 123.3 10/1/97 9/30/02 123.3
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 10 96 1.245 119.5 10/1/97 9/30/02 119.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 11 255 1.245 317.5 10/1/97 9/30/02 317.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 11 4 8 1.245 10.0 10/1/97 9/30/02 10.0
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 14 1,206 1.245 1501.8 10/1/97 9/30/02 1501.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 14 1 24 1.245 29.9 10/1/97 9/30/02 29.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 14 2 25 1.245 31.1 10/1/97 9/30/02 31.1
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 14 3 28 1.245 34.9 10/1/97 9/30/02 34.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 20 122 1.245 151.9 10/1/97 9/30/02 151.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 30 47 1.245 58.5 10/1/97 9/30/02 58.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 40 74 1.245 92.1 10/1/97 9/30/02 92.1
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 40 1 24 1.245 29.9 10/1/97 9/30/02 29.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 40 2 25 1.245 31.1 10/1/97 9/30/02 31.1
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 40 3 24 1.245 29.9 10/1/97 9/30/02 29.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 40 4 20 1.245 24.9 10/1/97 9/30/02 24.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5428 03 41 380 1.245 473.2 10/1/97 9/30/02 473.2
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5430 02 4 872 1.000 872.0 10/1/97 9/30/02 872.0
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5407 02 15 B 19 1.230 23.4 10/1/97 9/30/02 23.4
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5406 02 38 280 1.230 344.4 10/1/97 9/30/02 344.4
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5406 02 76 B 16 1.230 19.7 10/1/97 9/30/02 19.7
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 6 A 65 1.230 80.0 10/1/97 9/30/02 80.0
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 14 50 1.230 61.5 10/1/97 9/30/02 61.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 21 A 664 1.230 816.7 10/1/97 9/30/02 816.7
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 21 C 69 1.230 84.9 10/1/97 9/30/02 84.9
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 21 D 54 1.230 66.4 10/1/97 9/30/02 66.4
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 21 G 11 1.230 13.5 10/1/97 9/30/02 13.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5410 02 31 S 190 1.230 233.7 10/1/97 9/30/02 233.7
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5410 02 31 D 73 1.230 89.8 10/1/97 9/30/02 89.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5410 02 3 25 1.230 30.8 10/1/97 9/30/02 30.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5410 02 31 K 74 1.230 91.0 10/1/97 9/30/02 91.0
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5408 01 53 B 50 1.230 61.5 10/1/97 9/30/02 61.5
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
5409 02 21 I 73 1.230 89.8 10/1/97 9/30/02 89.8
------------ ------- ----- ------ ----- ---------- --------------- ---------- ------- --------- --------
Outside parking spaces, building 5428 80 80.0
------------------------------------------------------------------ ---------- ------- --------- --------
Outside parking spaces, building 5407-10 10 10.0
------------------------------------------------------------------ ---------- ------- --------- --------
Deduction for saved maintenance measures
------------------------------------------------------------------ ---------- ------- --------- --------
-----------------------------------------------------------------------------
Rental Rates / Excluding Prepayments Total
Utilities and Heat
-----------------------------------------------------------------------------
Building Rent at SIK Total rent Ancillary costs and Rent per
excluding excluding pro-rated shares month, DEM
utilities utilities (flat-rate)
and heat, in and heat,
DM /m(2) per DEM per DEM /m(2)
month month DEM per
month per month
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 165.62 3.43 42.71 208.33
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 198.75 3.43 51.26 250.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,523.71 3.43 392.96 1,916.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 2,832.12 3.43 730.39 3,562.51
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,291.84 3.43 333.16 1,625.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 5,515.18 3.43 1,422.33 6,937.51
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 712.17 3.43 183.66 895.83
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 496.86 3.43 128.14 625.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 695.61 3.43 179.39 875.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 861.223 3.43 222.11 1083.34
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 826.10 3.43 213.56 1041.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 397.49 3.43 102.51 500.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,043.41 3.43 269.09 1,312.50
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 910.92 3.43 234.92 1,145.84
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 563.11 3.43 145.22 708.33
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 828.10 3.43 213.56 1,041.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 82.81 3.43 21.36 104.17
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 596.24 3.43 153.77 750.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 380.93 3.43 96.24 479.17
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,457.46 3.43 375.87 1,833.34
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 778.42 3.43 200.75 979.17
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 7,287.32 3.43 1,879.36 9,166.68
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 612.80 3.43 158.04 770.83
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 993.73 3.43 256.28 1,250.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 314.68 3.43 81.15 395.83
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 3,229.61 3.43 832.90 4,062.51
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,639.65 3.43 422.86 2,062.50
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,589.96 3.43 410.04 2,000.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 4,223.33 3.43 1,089.18 5,312.51
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 132.50 3.43 34.17 166.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 19,973.88 3.43 5,151.16 25,125.04
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 397.49 3.43 102.51 500.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 414.05 3.43 106.78 520.83
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 463.74 3.43 119.60 583.33
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 2,020.58 3.43 521.10 2,541.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 778.42 3.43 200.75 979.17
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 1,225.59 3.43 316.07 1,541.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 397.49 3.43 102.51 500.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 414.05 3.43 106.78 520.83
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 397.49 3.43 102.51 500.00
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 331.24 3.43 85.43 416.67
------------ -------------- ------------- ---------- ---------- -------------
5428 13.30 6,293.59 3.43 1,623.08 7,916.68
------------ -------------- ------------- ---------- ---------- -------------
5430 8.80 7,673.60 3.43 2,990.96 10,664.56
------------ -------------- ------------- ---------- ---------- -------------
5407 7.00 163.59 3.43 80.16 243.75
------------ -------------- ------------- ---------- ---------- -------------
5406 7.00 2,410.80 3.43 1,181.29 3,592.09
------------ -------------- ------------- ---------- ---------- -------------
5406 7.00 137.76 3.43 67.50 205.26
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 559.65 3.43 274.23 833.88
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 430.50 3.43 210.95 641.45
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 5,717.04 3.43 2,801.35 8,518.39
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 594.09 3.43 291.10 885.19
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 464.94 3.43 227.82 692.76
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 94.71 3.43 46.41 141.12
------------ -------------- ------------- ---------- ---------- -------------
5410 7.00 1,635.90 3.43 801.59 2,437.49
------------ -------------- ------------- ---------- ---------- -------------
5410 7.00 628.53 3.43 307.98 936.51
------------ -------------- ------------- ---------- ---------- -------------
5410 7.00 215.25 .043 105.47 320.72
------------ -------------- ------------- ---------- ---------- -------------
5410 7.00 637.14 3.43 312.20 949.34
------------ -------------- ------------- ---------- ---------- -------------
5408 7.00 430.50 3.43 210.95 641.45
------------ -------------- ------------- ---------- ---------- -------------
5409 7.00 628.53 3.43 307.98 936.51
------------ -------------- ------------- ---------- ---------- -------------
Outside 30.00 2,400.00 2,400.00
parking
spaces,
building
5428
------------ -------------- ------------- ---------- ---------- -------------
Outside 30.00 300.00 300.00
parking
spaces,
building
5407-10
------------ -------------- ------------- ---------- ---------- -------------
Deduction -15,000.00 -15,000.00
for saved
maintenance
measures
------------ ---------------------------- ---------- ---------- -------------
ACKNOWLEDGMENT OF TRANSLATION
August 14, 2001
The undersigned officer of the Registrant hereby acknowledges on behalf
of the Registrant that the foregoing translation of the Lease in Karlsruhe,
Germany between Bruker AXS GmbH and Siemens Industriepark Karlsruhe GmbH & Co.
oHG is a fair and accurate English translation from German of the original
executed agreement.
BRUKER AXS INC.
By: /s/ ▇▇▇▇▇▇ ▇▇▇▇▇
---------------------------------
▇▇▇▇▇▇ ▇▇▇▇▇, President and Chief
Executive Officer