EXHIBIT 10.5
Hannibal Grove
RESIDENTIAL PROPERTY
PROPERTY MANAGEMENT AGREEMENT
This Agreement is made as of the 27th day of April, 2000 between the
undersigned CENTURY III ASSOCIATES LIMITED PARTNERSHIP, a Maryland Limited
Partnership, (the "Owner") and the undersigned BRI OP LIMITED PARTNERSHIP, (the
"Agent").
1. APPOINTMENT AND ACCEPTANCE. The Owner appoints the Agent as exclusive
agent for the management of the property described in Section 2 of this
Agreement, and the Agent accepts the appointment, subject to the terms and
conditions set forth in this Agreement.
2. DESCRIPTION OF THE PROJECT. The property to be managed by the Agent
under this Agreement (the "Project") is a housing development consisting of
the land, buildings, and other improvements located in Columbia, Maryland and
known as HANNIBAL GROVE APARTMENTS, containing 316 dwelling units.
3. BASIC INFORMATION. The Agent will thoroughly familiarize itself with
the character, location, construction, layout, plan and operation of the
Project, and especially the electrical, plumbing, air-conditioning and
ventilating systems, the elevators and all other mechanical equipment.
4. MARKETING. The Agent will carry out the marketing activities designed
to attract tenants as described below.
5. RENTALS. The Agent will offer for rent and will rent the dwelling units
and commercial space, if any, in the Project. Incident thereto, the following
provisions will apply:
a. The Agent will show the Project to prospective tenants;
b. The Agent will take and process applications for rentals. If an
application is rejected, the applicant will be told the reason for
rejection, and will be given the rejected application, with reason for
rejection noted. A current list of prospective tenants will be
maintained;
c. The Agent will prepare all dwelling leases and, unless otherwise
directed by the Owner,will execute the same in its name, identifying
itself thereon as agent for the Owner.Dwelling leases will be in a
form approved by the Owner;
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d. The Owner will furnish the Agent with rent schedules, showing
contract rents for dwelling units, and other charges for facilities
and services. The Agent will periodically review such rent schedules
and make recommendations to the Owner with respect to changes
thereto;
e. The Agent will collect, deposit, and disburse security deposits, if
required, in accordance with the terms of each tenant's lease;
f. The Agent will negotiate and prepare commercial leases and concession
agreements, if the Project shall now or hereafter contain any
commercial space, and will execute the same in its name, identified
thereon as agent for the Owner, subject to the Owner's prior approval
of all terms and conditions; and
g. The Agent will perform periodic market surveys with respect to the
market area in which the Project is located.
6. COLLECTION OF RENTS AND OTHER RECEIPTS. The Agent will collect, when
due, all rents, charges and other amounts receivable for the Owner's account in
connection with the management and operation of the Project. Such receipts will
be deposited in an account, separate from all other accounts and funds, with a
bank whose deposits are insured by the Federal Deposit Insurance Corporation.
This account will be carried in the Owner's name and designated of record as
DOH, Inc. dba "HANNIBAL GROVE APARTMENTS" (the "Project Rental Account").
Subject to compliance with Section 11 hereof, the Agent is, however, hereby
authorized to make deposits to and withdrawals from the Project Rental Account
as agent for the Owner.
7. ENFORCEMENT OF LEASES. The Agent will secure full compliance by each
tenant with the terms of such tenant's lease. Voluntary compliance will be
emphasized, but the Agent may lawfully terminate any tenancy when, in the
Agent's judgment, sufficient cause (including but not limited to non-payment of
rent) for such termination occurs under the terms of the tenant's lease. For
this purpose, the Agent is authorized to consult with legal counsel, to be
designated by the Owner, to bring actions for eviction against such tenants;
provided, however, the Agent shall keep the Owner informed of such actions and
shall follow such instructions as the Owner may prescribe for the conduct of any
such action. Subject to the Owner's approval, attorney fees and other necessary
costs incurred in connection with such actions will be paid out of the Project
Rental Account as Project expenses.
8. MAINTENANCE AND REPAIR. The Agent will maintain the Project in good
repair and in compliance with local codes, and in a condition at all times
acceptable to the Owner, including, but not limited to, cleaning, painting,
decorating, plumbing, carpentry, grounds care, and such other maintenance,
repair, remodeling and refurbishing work as may be necessary, subject to
any limitations imposed by the Owner in addition to those contained herein.
The Agent will also assist the Owner in identifying and implementing
capital improvements to the Project.
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The Agent will perform such periodic physical inspections as shall be
appropriate in connection therewith. Incident thereto, the following additional
provisions will apply:
a. Special attention will be given to preventive maintenance, and, to the
extent feasible, the services of regular maintenance employees will be
used;
b. Subject to the Owner's prior approval, the Agent will negotiate,
review and sign, on behalf of the Owner, contracts with qualified
independent contractors for the maintenance and repair of heating and
air-conditioning systems and elevators, and for extraordinary repairs
to such items and other assets of the Project, which are beyond the
capability of regular maintenance employees;
c. The Agent will systematically and promptly receive and investigate
all service requests from tenants, take such action thereon as may be
justified, and will keep records of the same. Emergency requests will
be received and serviced on a twenty-four (24) hour basis. Complaints
of a serious nature will be reported to the Owner after
investigation;
d. The Agent is authorized to purchase all materials, equipment, tools,
appliances, supplies and services necessary to the proper maintenance
and repair of the Project; and
e. Notwithstanding any of the foregoing provisions, the prior approval
of the Owner will be required for any expenditure which exceeds Five
Thousand Dollars ($5,000) in any one instance for labor, materials or
otherwise, in connection with the maintenance and repair of the
Project, except for recurring expenses within the limits of the
operating budget and emergency repairs involving manifest danger to
persons or property or required to avoid suspension of any necessary
service to the Project. In the latter event, the Agent will inform
the Owner of the facts as promptly as possible.
9. UTILITIES AND SERVICES. In accordance with the operating budget, the
Agent will make arrangements for water, electricity, gas, sewage and trash
disposal, vermin extermination, decorating, laundry facilities, and telephone
service. Subject to the Owner's prior approval, the Agent will make such
contracts as may be necessary to secure such utilities and services.
10. NONCUSTOMARY SERVICES. Notwithstanding any contrary provision in this
Agreement, the Owner shall cause any services, in connection with the rental of
the Project, that are not customarily furnished to tenants of comparable
buildings in the region (including, but not limited to, the provision of maid
service and the furnishing of parking facilities, other than on a complimentary,
unreserved basis), to be performed by an entity qualifying as an independent
contractor.
11. EMPLOYEES. Except as otherwise agreed, all on-site personnel will be
employees of the Owner, for purposes of their compensation, and not the Agent,
but will be hired, paid,
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supervised, and discharged through the Agent, in the Agent's sole discretion,
subject to the following conditions:
a. The resident manager will have duties of the type usually associated
with this position;
b. Compensation (including fringe benefits) of bookkeeping, clerical, and
other managerial personnel will be within the Agent's sole discretion,
provided minimum wage standards are met;
c. The Owner will reimburse the Agent for the compensation (including
fringe benefits) payable to the on-site management and maintenance
employees, and for all local, state and federal taxes and
assessments (including, but not limited to, Social Security taxes,
unemployment insurance, and Xxxxxxx'x Compensation insurance)
incident to the employment of such personnel. Such reimbursements
will be paid out of the Project Rental Account and will be treated
as Project expenses; and
d. Compensation (including fringe benefits) payable to the on-site staff,
and all bookkeeping, clerical and other managerial personnel, plus all
local, state and federal taxes and assessments incident to the
employment of such personnel will be borne solely by the Project, and
will not be paid out of the Agent's management fee. The rental value
of any dwelling unit furnished rent-free to on-site personnel will be
treated as a cost of the Project.
12. DISBURSEMENTS FROM PROJECT RENTAL ACCOUNT.
a. From the funds collected and deposited by the Agent in the Project
Rental Account, either the Owner or the Agent, as shall be
determined from time to time by the Owner, will make the following
disbursements, when payable:
(1) Reimbursement to the Agent for compensation payable to the
employees specified in Section 10 above, and for the taxes and
assessments payable to local, state and federal governmental
agencies;
(2) All sums otherwise due and payable by the Owner as expenses of
the Project, including compensation payable to the Agent for
its services hereunder and expenses of the Project incurred by
the Agent under the terms of this Agreement;
(3) Any payment required to be made monthly by the Owner to any
mortgagee of the Project, including the amounts due under the
mortgage for principal amortization, interest, ground rents,
taxes and assessments, and fire and other hazard insurance
premiums;
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b. Except for the disbursements mentioned above, funds will be disbursed
or transferred from the Project Rental Account only as the Owner may
from time to time direct; and
c. In the event the balance in the Project Rental Account is at any time
insufficient to pay disbursements due and payable under Section 11(a)
above, the Agent will inform the Owner of that fact and Owner shall
immediately deposit sufficient funds. In no event will the Agent be
required to use its own funds to pay such disbursements.
13. RECORDS AND REPORTS. The Agent will have the following
responsibilities with respect to records and reports:
a. The Agent will establish and maintain a comprehensive system of
records, books and accounts in a manner satisfactory to the Owner;
b. With respect to each fiscal year ending during the term of this
Agreement, the Agent will furnish an annual financial report. The
Agent will also prepare and review budgets and cash flow
projections for the Project in such manner and at such times as may
be agreed with the Owner;
c. The Agent will furnish such information (including occupancy reports)
as may be reasonably requested by the Owner from time to time with
respect to the financial, physical, or operating condition of the
Project; and
d. By the twenty-fifth (25th) day of each month, the Agent will
furnish the Owner with a statement of receipts and disbursements
during the previous month, a schedule of accounts receivable and
payable, as of the end of the previous month and reconciled bank
statements for the Project Rental Account, as of the end of the
previous month.
14. ON-SITE MANAGEMENT FACILITIES. Subject to the further agreement of the
Owner and the Agent as to more specific terms, the Agent will maintain a
management office within the Project, for the convenience of the Owner, for the
sole purpose of the Agent's performing its duties under this Agreement, and the
Owner will make no rental charge for such office.
15. INSURANCE. The Owner will inform the Agent of insurance to be carried
with respect to the Project and its operations, and the Agent, when authorized
by the Owner, will cause such insurance to be placed and kept in effect at all
times. The Agent will pay premiums out of the Project Rental Account, as an
expense of the Project. All insurance will be placed with such companies, on
such conditions, in such amounts, and with such beneficial interests appearing
thereon as shall be acceptable to the Owner and shall be otherwise in conformity
with any mortgage relating to the Project, provided that the same will include
public liability coverage, with the Agent designated as one of the insured, in
amounts acceptable to the Owner, Agent and any mortgagee of the Project. The
Agent will investigate and furnish the Owner with full reports
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as to all accidents, claims, and potential claims for damage relating to the
Project and will cooperate with the Owner's insurers in connection therewith.
16. AGENT'S COMPENSATION. The Agent will be compensated for its service
under this Agreement by monthly fees to be paid out of the Project Rental
Account to be treated as Project expenses. Such fees will be payable monthly.
Each such monthly fee will be in an amount equal to five percent (5%) of the
gross receipts (including rentals and other operating income of the Project)
actually received during the preceding month. In addition, the Agent shall
receive reimbursement for all proper expenditures, obligations and liabilities
incurred by the Agent in connection with the operation of the Project. Such
reimbursement shall be limited to the actual cost of goods, services and
materials used for or by the Project, and in no event shall such cost exceed the
cost of such items if supplied by persons or entities other than the Agent or
its affiliates. Such reimbursement shall not include reimbursement for costs of
services rendered by employees who are not employed in the operation of the
Project (except that employees servicing more than one property (whether or not
owned by the Owner) may have their costs prorated based upon the respective
number of units or square footage in each property), or other expenses for which
managing agents of real estate would not customarily receive reimbursement in
addition to stated compensation.
17. INDEMNIFICATION BY THE OWNER. The Owner shall indemnify and hold
harmless the Agent from all liability, claims, damages or loss arising out of
the performance of its duties hereunder, and related expenses, including
reasonable attorneys' fees, to the extent such liability, claims, damages or
losses and related expenses are not fully reimbursed by insurance; provided,
however, that the Agent shall be entitled to indemnification, under this Section
17, only if the Agent, in connection with any liability, damages, claim or loss
for which it seeks indemnity, acted in a manner which would not constitute gross
negligence or willful misfeasance.
18. INDEMNIFICATION BY THE AGENT. The Agent shall indemnify and hold
harmless the Owner from contract or other liability, claims, damages, losses and
related expenses, including attorneys' fees, to the extent that such liability,
claims, damages, losses and related expenses are not fully reimbursed by
insurance and are incurred by the Owner by reason of the Agent's deliberate
dishonesty or gross negligence.
19. RIGHT TO ASSIGN. The Agent may assign some or all of its rights or
obligations under this Agreement, provided that the Agent remains principally
responsible hereunder, and the Owner is given notice of such assignment. The
Owner may assign its rights and obligations under this Agreement to any
successor in title to the Property, and upon any such assignment, the Owner
shall be relived of all liability accruing after the effective date of such
assignment.
20. TERM OF AGREEMENT. This agreement shall be in effect for a period
commencing on the date hereof. This agreement may be terminated, without
penalty, by written notice of either party to the other as of the end of
any calendar month, provided at least thirty (30) days advance notice
thereof is given.
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IN WITNESS WHEREOF, the parties hereto (by their duly authorized
representatives) have executed this Agreement as of the date first above
written.
OWNER: AGENT:
BRI OP LIMITED PARTNERSHIP
DOH,Inc. By: Berkshire Apartments, L.L.C.,
its general partner
By: /s/ Xxxxx X. Xxxxx By: /s/ Xxx Xxxxxx
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Xxxxx X. Xxxxx Xxx Xxxxxx
Executive Vice President Vice President
