OFFICE BUILDING LEASE This is a legally binding contract prepared on behalf
of the Building Owners and Managers Association of
Omaha, Inc., which assumes no responsibility for its
content.
THIS LEASE is entered into this 1st day of July, 1997, between 7300
Woolworth Partnership, Landlord, and Telenational Communications, Inc., Tenant.
1. Landlord leases to Tenant Section A, B and C on the Main floor of the
building known as 0000 Xxxxxxxxx Xxxxxx (the "Building"), Omaha, Xxxxxxx County,
Nebraska, as shown in red on Exhibit "A" (the "Premises"), containing
approximately 10,790 square feet of area, on the following terms and conditions.
TERM
2. The Lease shall be for a term of four years, beginning on the 1st day
of July, 1997, and ending on the 30th day of June, 2001, unless terminated
earlier as provided in this Lease.
If for any reason the Premises are delivered to Tenant on any date before
or after the term commencement date, rental for the period between the date of
possession and the term commencement date shall be adjusted on a pro rata basis.
Such earlier or later taking of possession shall not change the termination date
of this Lease. This Lease shall not be void or voidable in the event of a late
delivery by Landlord, nor shall Landlord be liable to Tenant for any resulting
loss or damage.
USE OF PREMISES
3. The Premises are leased to Tenant, and are to be used by Tenant, for
the purposes of telecommunications services and for no other purpose. Tenant
agrees to use the Premises in such a manner as to not interfere with the rights
of other tenants in the Building, to comply with all applicable government all
laws, ordinances, and regulations in connection with its use of the Premises, to
keep the Premises in a clean and sanitary condition, to use all reasonable
precaution to prevent waste, damage, or injury to the Premises.
RENT
4. (a) Base Rent. The total Base Rent under this Lease is FOUR HUNDRED
THIRTY-ONE THOUSAND SIX HUNDRED DOLLARS ($431,600.00). Tenant agrees to pay rent
to Landlord at 0000 Xxxxxxxxx Xxxxxx, Xxxxx, Xxxxxxxx, or at any other place
Landlord may designate in writing, in lawful money of the United States, in
monthly installments in advance, on the first day of each month, as follows:
for the period from July 1, 1997 to June 30, 2001 $8,992.00 per month.
(b) Rent Adjustment. In addition to the Base Rent, Tenant shall pay a pro
rata share of all "Excess Operating Expenses." "Operating Expenses" shall mean
all costs of maintaining and operating the Building, the related parking areas,
and grounds, including, but not limited to costs of labor, material and supplies
for maintenance, repair and operation of the Building, parking areas and
grounds, all landscaping, and other services, all costs of heating, air
conditioning, water, sewer, gas, electricity, and other utilities serving the
Building and grounds, all insurance costs, and all taxes and special assessments
levied upon the Building, related parking areas, grounds, fixtures and personal
property used by Landlord at the Premises and management costs, including
building superintendents. Operating Expenses shall not include property
additions and capital improvements to the Property, alterations made for
specific Tenants, depreciation, debt service on long term debt, or income taxes
paid by Landlord. Excess Operating Expenses means all Operating Expenses greater
than $3.50 psf on annualized basis.
"Base Year" shall mean the calendar year in which the Lease commences.
"Tenant's pro rata share" shall mean the percentage determined by dividing
the square feet of the Premises as shown in Paragraph 1 by the square feet of
rentable areas of the Building as defined by the American National Standard
published by buildings Owners and Managers Association, which at the date hereof
is agreed to be 19,520 square feet.
(c) Computation of Rent Adjustment. At the conclusion of each three months
of each Year, Landlord's accountants shall determine the amount, if any, by
which Landlord's Operating Expenses are Excess Operating Expenses for the
period. Landlord shall notify Tenant of the amount of any Excess Operating
Expenses and Tenant shall, within twenty (20) days after receipt of such notice,
pay such amount as additional rent, in one sum.
(d) Payment of Rent. Tenant agrees to pay the Base Rent as and when due,
together with all adjustments and all other amounts required to be paid by
Tenant under this Lease. In the event of nonpayment of any amounts due under
this Lease, whether or not designated as rent, Landlord shall have all the
rights and remedies provided in this Lease or by law for failure to pay rent.
(e) Late Charge. If the Tenant fails to pay the Base Rent together with
the Tenant's share of the Operating Expenses and all other amounts required to
be paid by Tenant under this Lease, on or before the third day after such
payments are due, Tenant agrees to pay landlord a late charge of 5% of such
amount past due until all past due sums are paid in full.
(f) Security Deposit. As partial consideration for the execution of this
Lease, the Tenant has delivered to Landlord the sum of None as a Security
Deposit. The Security Deposit will be returned to Tenant at the expiration of
this Lease if Tenant has fully complied with all covenants and conditions of
this Lease.
SERVICES
5. Landlord shall deliver electricity, water, sewer, gas, perform common
area maintenance, and other repair and maintenance, as described, to the
Premises during normal business hours, and at such other times as Landlord may
deem necessary or desirable, in the manner customary to the Building. Landlord
shall have the right to discontinue any service during any period for which rent
is not promptly paid by Tenant. Landlord shall not be liable for damages, nor
2
shall the rental be abated, for failure to furnish, or delay in furnishing, any
service when failure to furnish, or delay in furnishing, is occasioned in whole
or in part by needful repairs, renewals, or improvements, or by any strike or
labor controversy, or by any accident or casualty whatsoever, or by any
unauthorized act or default of any employee of Landlord, or for any other cause
or causes beyond the control of Landlord. Electricity furnished under this Lease
is for the normal operation of a business office only, and Landlord shall be
entitled to make additional charges for excess electricity requirements, such as
computers and other special business machines. Refer to paragraph 24 below as to
certain separately metered electrical services of Tenant.
ASSIGNMENT OR SUBLEASE
6. Tenant shall not assign this Lease or sublet the whole or any part of
the Premises, transfer this Lease by operation of law or otherwise, or permit
any other person except agents and employees of Tenant to occupy the Premises,
or any part thereof, without the prior written consent of Landlord. Landlord may
consider the following in determining whether to withhold consent (a) financial
responsibility of the new tenant, (b) identity and business character of the new
tenant, (c) nature and legality of the proposed use of the Premises.
Landlord shall have the right to assign its interest under this Lease or
the rent reserved hereunder.
TENANT'S IMPROVEMENTS
7. Tenant shall have the right to place partitions and fixtures and make
improvements or other alterations in the interior of the Premises at its own
expense. Prior to commencing any such work, Tenant shall first obtain the
written consent of Landlord for the proposed work. Landlord may, as a condition
to its consent, require that the work be done by Landlord's own employees and/or
under Landlord's supervision, but at the expense of Tenant, and that Tenant give
sufficient security that the Premises will be completed free and clear of liens
and in a manner satisfactory to Landlord. Upon termination of this Lease, at
Landlord's option, Tenant will repair and restore the Premises to its former
condition, at Tenant's expense, or any such improvements , additions, or
alterations installed or made by Tenant, except Tenant's trade fixtures, shall
become part of the Premises and the property of the Landlord. Tenant may remove
its trade fixtures at the termination of this Lease provided Tenant is not then
in default and provided further that Tenant repairs any damage caused by such
removal.
REPAIRS
8. Landlord agrees to make all necessary repairs to the exterior walls,
exterior doors, windows, and corridors of the Building and to keep the Building
in a clean, neat, and attractive condition. Landlord agrees to maintain the
Building equipment and mechanical systems in good repair, but Landlord shall not
be liable or responsible to Tenant for breakdowns or temporary interruptions in
service.
Tenant agrees that it will make all repairs and replacements to the
Premises not required to be made by Landlord, to do all redecorating,
remodeling, alteration, and painting required by it during the term of the Lease
at its own cost and expense, to pay for any repairs to the Premises or the
3
Building made necessary by any negligence or carelessness of Tenant or any of
its agents or employees or persons permitted in the Building by Tenant, and to
maintain the Premises in a safe, clean, neat and sanitary condition. Tenant
shall be entitled to no compensation for inconvenience, injury, or loss of
business arising from the making of any repairs by Landlord, Tenant, or other
tenants to the Premises or the Building. In the event plumbing is or has been
installed in the Premises, Tenant is responsible for the repair and maintenance
of the plumbing system to the point where Tenant's system connects with
Landlord's system. At the sole discretion of Landlord, Tenant may be required to
install a meter to measure such water consumption.
CONDITION OF PREMISES
9. Except as provided herein, Tenant agrees that no promises,
representations, statements, or warranties have been made on behalf of Landlord
to Tenant respecting the condition of the Premises, or the manner of operating
the Building, or the making of any repairs to the Premises. By taking possession
of the Premises, Tenant acknowledges that the Premises were in good and
satisfactory condition when possession was taken. Tenant shall, at the
termination of this Lease, by lapse of time or otherwise, remove all of Tenant's
property and surrender the Premises to Landlord in as good condition as when
Tenant took possession, normal wear excepted.
PERSONAL PROPERTY AT RISK OF TENANT
10. All personal property in the Premises shall be at the risk of Tenant
only. Landlord shall not be liable for any damage to any property of Tenant or
its agents or employees in the Premises caused by steam, electricity, sewage,
gas or odors, or from water, rain, or snow which may leak into, issue or flow
into the Premises from any part of the Building, or from any other place, or for
any damage done to Tenant's property in moving same to or from the Building or
the Premises. Tenant shall give Landlord, or its agents, prompt written notice
of any damage to or defects in water pipes, gas or warming or cooling apparatus
in the Premises.
LANDLORD'S RESERVED RIGHTS
11. Without notice to Tenant, without liability to Tenant for damage or
injury to property, person, or business, and without effecting an eviction of
Tenant or a disturbance of Tenant's use or possession or giving rise to any
claim for setoff or abatement of rent, Landlord shall have the right to:
(a) Change the name or street address of the Building.
(b) Install and maintain signs on the exterior of the Building.
(c) Have access to all mail chutes according to the rules of the United
States Post Office Department.
(d) At reasonable times, to decorate, and to make, at its own expense,
repairs, alterations, additions and improvements, structural or otherwise, in or
to the Premises, the Building, or part thereof, and any adjacent building, land,
street, or alley, and during such operations to take into and through the
4
Premises or any part of the Building all materials required, and to temporarily
close or suspend operation of entrances, doors, corridors, elevators, or other
facilities to do so.
(e) Possess passkeys to the Premises.
(f) Show the Premises to prospective tenants at reasonable times.
(g) Take any and all reasonable measures, including inspections or the
making of repairs, alterations, and additions and improvements to the Premises
or to the Building, which Landlord deems necessary or desirable for the safety,
protection, operation, or preservation of the Premises or the Building.
(h) Approve all sources furnishing signs, painting, and/or lettering to
the Premises, and approve all signs on the Premises prior to installation
thereof.
INSURANCE
12. Tenants shall not use or occupy the Premises or any part thereof in
any manner which could invalidate any policies of insurance now or hereafter
placed on the Building or increase the risks covered by insurance on the
Building or necessitate additional insurance premiums or policies of insurance,
even if such use may be in furtherance of Tenant's business purposes. In the
event any policies of insurance are invalidated by acts or omissions of Tenant,
Landlord shall have the right to terminate this Lease or, at Landlord's option,
to charge Tenant for extra insurance premiums required on the Building on
account of the increased risk caused by Tenant's use and occupancy of the
Premises. Each party hereby waives all claims for recovery from the other for
any loss or damage to any of its property insured under valid and collectible
insurance policies to the extent of any recovery collectible under such
policies. Provided, that this waiver shall apply only when permitted by the
applicable policy of insurance.
INDEMNITY
13. Tenant shall indemnify, hold harmless, and defend Landlord from and
against, and Landlord shall not be liable to Tenant on account of, any and all
costs, expenses, liabilities, losses, damages, suits, actions, fines, penalties,
demands, or claims of any kind, including reasonable attorney's fees, asserted
by or on behalf of any person, entity or governmental authority arising out of
or in any way connected with either (a) a failure by Tenant to perform any of
the agreements, terms, or conditions of this Lease required to be performed by
Tenant; (b) a failure by Tenant to comply with any laws, statutes, ordinances,
regulations, or orders of any governmental authority; or (c) any accident,
death, or personal injury, or damage to, or loss or theft of property which
shall occur on or about the Premises, or the Building, except as the same may be
the result of the negligence of Landlord, its employees, or agents.
5
LIABILITY INSURANCE
14. Tenant agrees to procure and maintain continuously during the entire
term of this Lease, a policy or policies of insurance in a company or companies
acceptable to Landlord, at Tenant's own cost and expense, insuring Landlord and
Tenant from all claims, demands, or actions; such comprehensive insurance shall
protect and name th Tenant as the Insured and shall provide coverage of at least
$1,000,000 for injuries to any one person, $1,000,000 for injuries to persons in
any one accident and $2,000,000 for damage to property, made by or on behalf of
any person or persons, firm or corporation arising from, related to, or
connected with the conduct and operation of Tenant's business in the Premises,
or arising out of and connected with the use and occupancy of sidewalks and
other Common Areas by the Tenant. All such insurance shall provide that Landlord
shall be given a minimum of ten (10) days notice by the insurance company prior
to cancellation, termination or change of such insurance. Tenant shall provide
Landlord with copies of the policies or certificates evidencing that such
insurance is in full force and effect and stating the term and provisions
thereof. If Tenant fails to comply with such requirements for insurance,
Landlord may, but shall not be obligated to, obtain such insurance and keep the
same in effect, and Tenant agrees to pay Landlord, upon demand, the premium cost
thereof.
DAMAGE BY FIRE OR OTHER CASUALTY
15. If, during the term of this Lease, the Premises shall be so damaged by
fire or any other cause except Tenant's negligent or intentional act so as to
render the Premises untenantable, the rent shall be abated while the Premises
remain untenantable; and in the event of such damage, Landlord shall elect
whether to repair the Premises or to cancel this Lease and shall notify Tenant
in writing of its election within sixty (60) days after such damage. In the
event Landlord elects to repair the Premises, the work or repair shall begin
promptly and shall be carried on without unnecessary delay. In the event
Landlord elects not to repair the Premises, the Lease shall be deemed cancelled
as of the date of the damage. Such damage shall not extend the Lease term.
CONDEMNATION
16. If the whole or any part of the Premises shall be taken by public
authority under the power of eminent domain, then the term of this Lease shall
cease on that portion of the Premises so taken, from the date of possession, and
the rent shall be paid to that date, with a proportionate refund by Landlord to
Tenant of such rent as may have been paid by Tenant in advance. If the portion
of the Premises taken is such that it prevents the practical use of the Premises
for Tenant's purposes, then Tenant shall have the right either (a) to terminate
this Lease by giving written notice of such termination to Landlord not later
than thirty (30) days after the taking; or (b) to continue in possession of the
remainder of the Premises, except that the rent shall be reduced in proportion
to the area of the Premises taken. In the event of any taking or condemnation of
the Premises, in whole or in part, the entire resulting award of damages shall
be the exclusive property of Landlord, including all damages awarded as
compensation for diminution in value to the leasehold, without any deduction for
the value of any unexpired term of this Lease, or for any other estate or
interest in the Premises now or hereafter vested in Tenant.
6
DEFAULT OR BREACH
17. Each of the following events shall constitute a default or a breach of
this Lease by Tenant:
(a) If tenant fails to pay landlord any rent or additional rent when due
hereunder;
(b) If Tenant vacates or abandons the Premises;
(c) If Tenant files a petition in bankruptcy or insolvency or for
reorganization under any bankruptcy act, or voluntarily takes advantage of any
such act by answer or otherwise, or makes an assignment for the benefit of
creditors;
(d) If involuntary proceedings under any bankruptcy or insolvency act
shall be instituted against Tenant, or if a receiver or trustee shall be
appointed of all or substantially all of the property of Tenant, and such
proceedings shall not be dismissed or the receivership or trusteeship vacated
within thirty (30) days after the institution or appointment; or
(e) If Tenant fails to perform or comply with any other term or condition
of this Lease and if such nonperformance shall continue for a period of ten (10)
days after notice thereof by Landlord to Tenant, time being of the essence.
EFFECT OF DEFAULT
18. In the event of any default or breach hereunder, in addition to any
other right or remedy available to landlord, either at law or in equity,
Landlord may exert any one or more of the following rights:
(a) Landlord may re-enter the Premises immediately and remove the property
and personnel of Tenant, and shall have the right, but not the obligation, to
store such property in a public warehouse or at a place selected by Landlord, at
the risk and expense of Tenant.
(b) Landlord may retake the Premises and may terminate this Lease by
giving written notice of termination to Tenant. Without such notice, Landlord's
retaking will not terminate the Lease. On termination, Landlord may recover from
Tenant all damages proximately resulting from the breach, including the cost of
recovering the Premises and the difference between the rent due for the balance
of the Lease term, as though the Lease had not been terminated, and the
reasonable rental value of the Premises, which sum shall be immediately due
Landlord from Tenant.
(c) Landlord may relet the Premises or any part thereof for any term
without terminating this Lease, at such rent and on such terms as it may choose.
Landlord may make alterations and repairs to the Premises. In addition to
Tenant's liability to Landlord for breach of this lease, Tenant shall be liable
for all expenses of the reletting for any alterations and repairs made, and for
the rent due for the balance of the Lease term, which sums shall be immediately
due Landlord from Tenant. The amount due Landlord will be reduced by the net
rent received by Landlord during the remaining term of this Lease from reletting
7
the Premises or any part thereof. If during the remaining term of this Lease
Landlord receives more than the amount due Landlord under this sub-paragraph,
the Landlord shall pay such excess to Tenant, but only to the extent Tenant has
actually made payment pursuant to this sub-paragraph.
SURRENDER -- HOLDING OVER
19. Tenant shall, upon termination of this Lease, whether by lapse of time
or otherwise, peaceably and promptly surrender the Premises to landlord. If
Tenant remains in possession after the termination of this Lease, without a
written lease duly executed by the parties, Tenant shall be deemed a trespasser.
If Tenant pays and Landlord accepts, rent for a period after termination of this
Lease, Tenant shall be deemed to be occupying the Premises only as a tenant from
month to month, subject to all the terms, conditions, and agreements of this
Lease, except that the rent shall be two times the monthly rent specified in the
lease immediately before termination.
SUBORDINATION AND ATTORNMENT
20. Landlord reserves the right to place liens and encumbrances on the
Premises superior in lien and effect to this Lease. This Lease and all rights of
Tenant hereunder shall at the option of Landlord, be subject and subordinate to
any liens and encumbrances now or hereafter imposed by Landlord upon the
Premises or the Building or any part thereof, and Tenant agrees to execute,
acknowledge, and deliver to Landlord, upon request any and all instruments that
may be necessary or proper to subordinate this Lease and all rights herein to
any such lien or encumbrance as may be required by Landlord.
In the event any proceedings are brought for the foreclosure of any
mortgage on the Premises, Tenant will attorn to the purchaser at the foreclosure
sale and recognize such purchaser as the Landlord under this Lease. The
purchase, by virtue of such foreclosure, shall be deemed to have assumed as
substitute Landlord, the terms and conditions of this Lease until the resale or
other disposition of its interest. Such assumption, however, shall not be deemed
an acknowledgment by the purchaser of the validity of any then existing claims
of Tenant against the prior Landlord.
Tenant agrees to execute and deliver such further assurances and other
documents, including a new lease upon the same terms and conditions contained
herein, confirming the foregoing, as such purchaser may reasonably request.
Tenant waives any right or election to terminate this Lease because of any such
foreclosure proceedings.
NOTICES
21. Any notice of demands to be given hereunder shall be given in writing
and sent by registered or certified mail to Landlord at: 0000 Xxxxxxxxx Xxxxxx,
Xxxxx, Xxxxxxxx 00000, and to Tenant at 0000 Xxxx Xxxxxxx, Xxxxx 000, Xxxxxxx,
Xxxxx 00000 and WorldPort Communications, Inc. or at such other address as
either party may from time to time designate in writing. Each such notice shall
be deemed to have been given at the time it shall be personally delivered to
such address or deposited in the United States mail in the manner prescribed
herein.
8
RIGHT TO TERMINATE
22. Landlord shall have the right to terminate this Lease at the end of
any calendar month by giving the Tenant written notice at least six months
before the date of the termination of Landlord's intention to remodel, remove or
demolish the Building, or to sell, or make a ground lease of the land
thereunder.
MISCELLANEOUS
23. (a) Binding on Assigns. All terms, conditions, and agreements of
this Lease shall be binding upon, apply, and inure to the benefit of the parties
hereto and their respective heirs, representatives, successors, and assigns.
(b) Amendment in Writing. This Lease contains the entire agreement between
the parties and may be amended only by subsequent written agreement.
(c) Waiver - None. The failure of Landlord to insist upon strict
performance of any of the terms, conditions and agreements of this Lease shall
not be deemed a waiver of any of its rights or remedies hereunder and shall not
be deemed a waiver of any subsequent breach or default of any of such terms,
conditions, and agreements. The doing of anything by Landlord which Landlord is
not obligated to do hereunder shall not impose any future obligation on Landlord
nor otherwise amend any provision of this Lease.
(d) No Surrender. No surrender of the Premises by Tenant shall be effected
by Landlord's acceptance of the keys to the Premises or of the rent due
hereunder, or by any other means whatsoever, without Landlord's written
acknowledgment that such acceptance constitutes a surrender.
(e) Captions. The captions of the various paragraphs in this Lease are for
convenience only and do not define, limit, describe, or construe the contents of
such paragraphs.
(f) Brokers. Tenant hereby warrants that no real estate broker has or will
represent it in this transaction and that no finder's fees have been earned by a
third party.
(g) Applicable Law. This Lease shall be governed by and construed in
accordance with the laws of the State of Nebraska.
OTHER PROVISIONS
24. All of Tenant's computers and switching equipment in the Switching
Room will be served by dedicated electrical lines, installed by and metered and
billed to the Tenant.
Until this Lease is executed on behalf of all parties hereto, it shall be
construed as an offer to lease of Tenant to Landlord.
9
IN WITNESS WHEREOF, the parties hereto have executed this Lease the day
and year first above written.
7300 Woolworth Partnership, Landlord
________________________________ By Xxxxxx X. Xxxxxxxxx
Witness Partner
________________________________ By /s/Xxxxxx Xxxxxxxxx
Witness ---------------------
Telenational Communications, Inc.
_______________________________ By Xxxx X. Xxxxxx
Witness President
_______________________________ By /s/Xxxx Xxxxxx
Witness ---------------------
GUARANTEE
The undersigned hereby unconditionally guarantee unto the Landlord the
payment of the rent and the performance of all of the covenants under the Lease
by the Tenant and hereby waive notice of any default under said Lease and agree
that this liability shall not be released or affected by an extension of time
for payment or by any forbearance by the Landlord.
Dated this 1st day of July, 1997
By: WorldPort Communications, Inc.
By: Xxxx X. Xxxxxx
President
0000 Xxxx Xxxxxx, Xxxxx 000
Xxxxxxx, XX 00000
RULES AND REGULATIONS
A. The entrances, corridors, passages, stairways and elevators shall be
under the exclusive control of the Landlord and shall not be obstructed or used
by the Tenant for any other purpose than ingress and egress to and from the
Premises, and the Landlord shall have the right to control ingress and egress to
and from the Building at all times.
B. Safes, furniture, boxes or other bulky articles shall be carried by the
freight elevator, or by the stairways or through the windows of the Building in
such a manner and at such hours as may be directed by the Landlord. Safes and
10
other heavy articles shall be placed by the Tenant in such places only as may be
first specified in writing by the Landlord.
C. The Tenant shall not place nor permit to be placed any signs,
advertisements or notices in or upon any part of the Building, and shall not
place merchandise or showcases in front of the Building without the Landlord's
written consent.
D. The Tenant shall not put up nor operate any engine, boiler, dynamo, or
machinery of any kind, nor carry on any mechanical business in said Premises nor
place any explosive therein, nor use any kerosene or oils or burning fluids in
the Premises without first obtaining the written consent of the Landlord.
E. If the Tenant desires telegraphic or telephonic connections, the
Landlord will direct the electricians as to where and how the wires are to be
introduced and without such written directions no boring or cutting for wires
will be permitted.
F. No person or persons shall be employed by the Tenant for the purpose of
cleaning or of taking care of the Premises without the written consent of the
Landlord. Any person or persons so employed by the Tenant must be subject to and
under the control and direction of the Landlord.
G. The Landlord shall have the right to exclude or eject from the Building
animals of every kind, bicycles or any other wheeled vehicle, and all canvassers
and other persons who conduct themselves in such a manner as to be, in the
judgment of the Landlord, an annoyance to the tenants and a detriment to the
Building.
H. No additional locks shall be placed upon any doors of the Premises
without first obtaining the written consent of the Landlord and the Tenant will
not permit any duplicate keys to be made. If more than two keys for any door are
desired, the additional number shall be paid for by the Tenant. Upon termination
of this lease the Tenant shall surrender all keys of said Premises and of the
Building and shall give to the Landlord the combination of all locks on any
vaults and sales.
I. The Tenant shall not allow any curtains, filing cases nor other
articles to be placed against or near the glass in the partitions between the
Premises and the corridors of the Building, without first obtaining the written
consent of the Landlord.
J. The Landlord shall have the right to make such other and further
reasonable rules and regulations as, in the judgment of the Landlord, may from
time to time be needed for the safety, care and cleanliness and general
appearance of the Premises and for the preservation of good order therein.
11
