HIGHWOODS PLAZA II
000 XXXXXX XXXXX
XXXXXXXXX, XXXXXXXXX 00000
Schedule to Lease Agreement
The following Schedule comprises an integral part of the Lease Agreement between
the Lessor and Lessee hereinafter named, dated May 16, 1997 (hereinafter
referred to as the "Lease"). Unless the context otherwise requires, the terms
described below shall have the meanings ascribed to them and shall be governed
and construed in accordance with the terms of the Lease.
Lessor: W. XXXX XXXXXXXX, TRUSTEE FOR THE BENEFIT OF
HIGHWOODS/TENNESSEE HOLDINGS, L.P., whose address is
c/o Highwoods/Xxxxx & Xxxxx, 0000 Xxxx Xxx Xxxxxx,
Xxxxx 000, Xxxxxxxxx, Xxxxxxxxx 00000.
Lessee: XXXXX XXXX PET FOOD COMPANY, INC. a Tennessee
corporation whose address is Xxx Xxxxxxxx Xxxxx,
Xxxxx 000, Xxxxxxxxx, XX 00000.
Leased Premises: 25,481 net rentable square feet designated as Suite
200 on the Second Floor of the Highwoods Plaza II
Office Building, 103 Xxxxxx Court, Brentwood,
Tennessee (the "Building"), and more particularly
described on the Floor Plan attached to the Lease
and made a part thereof as Exhibit "A".
Term: 84 months.
Renewal Option: One (1) Five (5) year renewal term.
Commencement Date: September 1, 1997, subject to change as provided in
Section 1 of the Lease.
Expiration Date: August 31, 2004, subject to change as provided in
Section 1 of the Lease.
Rent: From* Through* Rate/SF Monthly
----- ----- -------- ------- -------
9/1/97 8/31/98 $18.75 $39,814.06
9/1/98 8/31/99 $19.00 $40,344.92
9/1/99 8/31/00 $19.25 $40,875.77
9/1/00 8/31/01 $19.50 $41,406.63
9/1/01 8/31/02 $19.75 $41,937.48
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From* Through* Rate/SF Monthly
----- -------- ------- -------
9/1/02 8/31/03 $20.00 $42,468.33
9/1/03 8/31/04 $20.25 $42,999.19
* Date subject to change commensurate with any
change in the commencement date and the expiration
date as set forth in the Lease.
Rentable Area: 25,481 rentable square feet.
Tenant Cost Allowance: $611,544 to be used and applied in the manner
specified in Section 4 of the Lease. Lessee agrees
to approve and furnish the final floor plans no
later than May 31, 1997.
Security Deposit: None Required.
Permitted Use: Office Space which is consistent with a first class
office building, excluding food services or any
other use which could be deemed a public
accommodation, subject to the terms, limitations and
conditions provided in the Lease.
Broker: Highwoods/Xxxxx & Xxxxx and Colliers Xxxxxx Xxxxxx
Xxxxx & Co.
LESSOR: LESSEE:
W. XXXX XXXXXXXX, TRUSTEE XXXXX XXXX PET FOOD COMPANY,
FOR THE BENEFIT OF HIGHWOODS/ INC.
TENNESSEE HOLDINGS, L.P.
By: /s/ W. Xxxxx Xxxxxx By: /s/ Xxxxxx X. Xxxx
------------------------------------ -------------------------------
W. Xxxxx Xxxxxx or Xxxx X. Xxxxx as
Authorized Agent for W. Xxxx Xxxxxxxx
Trustee, under that certain Amended Title: V.P. Finance
and Restated Trust Agreement effective
as of November 27, 1996 by and Date: 5-19-97
between Highwoods/Tennessee
Holdings, L.P. and W. Xxxx Xxxxxxxx
Title: Vice President
Date: 0-00-00
Xxxxxxxxx Xxxxx II 2
LEASE AGREEMENT
W. XXXX XXXXXXXX, TRUSTEE FOR THE BENEFIT OF HIGHWOODS/TENNESSEE HOLDINGS,
L.P., (hereinafter referred to as "Lessor") agrees to lease to the Lessee named
in the Schedule (hereinafter referred to as "Lessee"), and Lessee accepts from
Lessor the Leased Premises described in the Schedule (hereinafter referred to as
the "Leased Premises") in consideration of the following mutual covenants and
conditions:
1. Term. This Lease shall commence upon the Commencement Date specified in
the Schedule, and it shall continue until the Expiration Date specified in the
Schedule (hereinafter referred to as the "Term"). In the event of any delay on
the part of Lessor in making the Leased Premises available for occupancy by
Lessee that is not caused by Lessee, the Commencement Date of the Term and the
obligation of the Lessee to pay rent on the Leased Premises shall be extended to
the date the Leased Premises are ready for occupancy by the Lessee and the
expiration date shall be extended by the same number of days. If Lessor shall
fail to make the Leased Premises ready for occupancy by Lessee within three (3)
months after the date for commencement of the Term specified above as extended
by the period of any delay caused by Lessee, Lessee at its sole discretion, may
terminate this Lease by written notice to Lessor prior to Lessee's occupancy of
the Leased Premises.
2. Rent. Lessee shall pay monthly base rental in the amount specified in
the Schedule (hereinafter referred to as "Base Rental"). Such Base Rental,
together with one-twelfth (1/12) of the Base Rental Adjustment as hereinafter
defined, shall be due and payable in advance without demand on the first day of
each calendar month during the Term of this Lease. In addition, Lessee shall pay
to Lessor any sales, use or other tax (excepting corporate franchise excise and
income tax) that may be levied upon or in any way measured by this Lease or the
rents payable by Lessee, notwithstanding the fact that a statue, ordinance or
enactment imposing the same may endeavor to impose such tax upon Lessor. If the
Term of this Lease commences on other than the first day of a calendar month or
terminates on other than the last day of a calendar month, then the Base Rental
and the Base Rental Adjustment for the first and last months shall be prorated,
but all other months shall be due on the first (1st) of the month. Lessee shall
also pay as additional rent, all such other sums of money as shall become due
from and payable by Lessee to Lessor under this Lease. All Base Rental and
installments of the Base Rental Adjustment due hereunder, if not paid by the
tenth (10th) day of the month when due, shall be subject to a charge of 5% of
the amount due. In addition, Lessee shall pay to Lessor all costs of collection
of the sums due hereunder including reasonable attorney fees.
3. Security Deposit. Intentionally Omitted.
4. Improvements to Leased Premises. Lessee agrees to furnish Lessor with a
detailed floor plan layout and working drawings (the "Plans") reflecting the
partitions and improvements desired by Lessee in the Leased Premises no later
than the date specified in the Schedule. After receipt and approval of said
Plans by Lessor's Architect, Lessor will cause the Leased Premises to be
constructed in accordance therewith by a contractor approved by Lessor;
provided, however, Lessor shall not be required to install any partitions or
improvements that
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are not in conformity with the plans and specifications for the Building
referenced in the Schedule (hereinafter referred to as the "Building") or which
are not approved by Lessor's architect. The cost of all improvements in excess
of the Tenant Cost Allowance as set forth in the Schedule shall be paid by
Lessee to Lessor prior to commencement of construction promptly upon being
invoiced therefor. Failure on the part of Lessee to deliver plans in a timely
manner or subsequent changes requested by Lessee that delay construction work
are to be regarded as delays caused by the Lessee, for the purpose of
determining the Commencement Date of the Term and the obligation of Lessee to
commence payment of rent. Lessor (and Lessor's architect) shall not unreasonably
withhold their approval of Lessee's contractor or Lessee's plans and specs.
5. Base Rental Adjustment. The Base Rental Adjustment shall be calculated
and paid as follows:
(a) The Rentable Area (hereinafter referred to as "RA") in the
Leased Premises is hereby stipulated to be the number of square feet of Rentable
Area specified in the Schedule, whether the same should be more or less as a
result of variations resulting from actual construction and completion of the
Leased Premises for occupancy.
(b) "Operating Costs" shall mean all operating expenses of the
Building and all Common Areas as hereinafter defined as computed on the cash
basis in accordance with generally accepted accounting principles consistently
applied and shall include all expenses, costs and disbursements (but not
payments of principal and interest on notes secured by deeds of trust on the
Building and Common Areas, capital investment items related to the initial
construction of the Building and Common Areas and replacements or renovations
thereof, or costs specially billed to specific tenants) of every kind and nature
that Lessor shall pay or become obligated to pay because of or in connection
with the ownership and operation of the Building or Common Areas, including but
not limited to, the following:
(i) All reasonable wages, salaries, taxes, insurance and
benefits directly attributable to all employees engaged solely in operating,
maintaining, managing or providing security exclusively for the Building or
Common Areas and to personnel who may provide traffic control relating to
ingress and egress between the parking areas and adjacent public streets.
(ii) All supplies and materials used in operation and
maintenance of the Building and Common Areas.
(iii) Utilities for the Building and Common Areas, including
water, power, heating, lighting, air conditioning and ventilation.
(iv) Maintenance, janitorial, security, and service agreements
for the Building or Common Areas, the sidewalks and common areas, appurtenant to
the Building, and the equipment therein.
(v) Casualty, liability, and rent loss insurance applicable to
the Building and Common Areas and Lessor's personal property used in connection
therewith.
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(vi) Property taxes, assessments and governmental charges
attributable to the Building and all Common Areas.
(vii) Repairs and general maintenance (excluding repairs and
general maintenance paid by proceeds of insurance or by Lessee or other third
parties).
(viii) Amortization (over useful life) of the cost of
installation of capital investment items that are primarily for the purpose of
reducing Operating Costs as hereinafter defined or which may be required by
governmental authority by the passage of new laws, regulations, or requirements.
(ix) Lessor's accounting costs attributable to the Building.
(x) Fees paid by Lessor for management of the Building that
are at market rates and equal to fees for managing comparable buildings in
Brentwood, Tennessee.
(xi) Legal consultants', appraisers' and auditing fees
incurred in connection with an appeal for reduction of taxes or for other
management purposes directly incurred in the operation of the Building and all
Common Areas.
(c) Lessee's Annual Base Rental includes an annual component
applicable to Operating Costs (as herein defined) equal to those costs for the
calendar year 1997. The base year will be adjusted to reflect at least a
ninety-five percent (95%) occupancy rate.
(d) For the purpose of computing the annual amount of Operating
Costs per square foot of RA, RA for the entire Building shall be deemed to be
103,000 Rentable Square Feet.
(e) As Additional Base Rental, Lessee shall pay Lessor an amount
equal to the excess of annual Operating Costs per square foot of RA over the
annual Operating Costs component of Lessee's Base Rental described in
subparagraph (c) hereof during any calendar year within the Term of this Lease,
or during any fractional part of a calendar year, with Lessee's obligation in
such case to be prorated (the "Base Rental Adjustment"). For this purpose,
Lessor may estimate the amount by which the annual Operating Costs per square
foot of RA for each calendar year or portion thereof during the Term will exceed
the annual Operating Costs component described in subparagraph (c) hereof, and
Lessee's Base Rental shall be adjusted upward by the amount of such estimated
excess multiplied by Lessee's RA (the "Estimated Base Rental Adjustment"). Said
Estimated Base Rental Adjustment shall be divided by twelve and paid to Lessor
as Additional Base Rental monthly on the same day the Monthly Base Rental is due
and payable.
(f) Within one hundred, fifty (150) days or as soon thereafter as
may be reasonably practicable after the conclusion of each calendar year during
the Term, Lessor shall furnish to Lessee a report describing the actual amount
of Operating Costs per square foot or RA for such calendar year and the actual
Base Rental Adjustment. A lump sum payment shall be made by Lessor to Lessee or
by Lessee to Lessor, as appropriate, within thirty (30) days after the delivery
of such report equal to the amount of any difference between the actual Base
Rental Adjustment payable by Lessee pursuant to this Section 5 and the amount of
any previous
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payments thereof by Lessee due to the Estimated Base Rental Adjustment based
upon Lessor's estimate of annual Operating Costs. Lessor shall keep adequate
books and records regarding operating costs. For a ninety (90) day period
following the giving of such report, Lessor shall afford Lessee and its
representatives and agents reasonable access to Lessor's books and records with
respect to Operating Costs, to enable Lessee to verify the amount of Operating
Costs that are the basis for the computation of the actual Base Rental
Adjustment and the actual amount of the difference to be paid by Lessee or
Lessor, as applicable.
6. Services to be Furnished by Lessor. Lessor shall furnish the following
services:
(a) Entry to the Leased Premises during normal working hours on
business days. On other days and after normal working hours, Lessee may have
entry to the Leased Premises at such times by a key, card key system, or by
signing in with a guard, whichever is chosen by Lessor.
(b) Elevator facilities on business days from 7:00 a.m. to 6:00 p.m.
and an elevator subject to call at all other times.
(c) Hot and cold water at those points of supply provided for
general use of other tenants in the Building; central heat and air conditioning
in season from 7:00 a.m. to 6:00 p.m. on business days and from 7:00 a.m. to
2:00 p.m. on Saturdays, at such temperatures and in such amounts as are
reasonably necessary for the comfortable occupancy of the Leased Premises, but
service at times during business days other than normal business hours for the
Building, other hours on Saturdays, and on Sundays and holidays or in an amount
considered by Lessor to be in excess of standard (machinery, lighting fixtures
or equipment in the Leased Premises having an electrical load in excess of four
(4) xxxxx per square foot of RA or occupancy in excess of one person per 200
square feet of RA being conclusively presumed to be in excess of standard) to be
furnished only upon the request of Lessee at a rate of $35.00 per hour; routine
maintenance and electric lighting service for all public areas and special
service areas of the Building in the manner and to the extent deemed by Lessor
to be standard. Lessee, at Lessee's option, shall have the right to operate a
Liebert-type auxiliary HVAC unit located in Lessee's designated computer room 24
hours a day and at no additional charge by Lessor. Repair and maintenance of
said auxiliary HVAC unit shall be the sole responsibility and expense of Lessee.
(d) Janitorial service on business days as specified in Exhibit C
attached hereto; provided Lessee shall provide cleaning for any area used for
storage, preparation, service or consumption of food or beverages on a daily
basis and pest extermination on a monthly basis in a manner reasonably
satisfactory to Lessor.
(e) Electrical facilities and sufficient power for typewriters,
voice writers, calculating and duplicating machines, personal computers, and
other machines of similar low electrical consumption; but not including
electricity required for main frame or mini-computer, electronic data processing
equipment and special lighting in excess of building standards, or any item of
electrical equipment which (singularly) consumes more than 0.5 kilowatts at
rated capacity or requires a voltage other than 120 volts single phase. If
Lessee uses any of the services or electrical current as enumerated in this
subparagraph (e) in an amount greater than
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5,000 watt hours annually per square foot of RA or such larger amounts as may be
deemed excessive by Lessor, Lessor reserves the right to charge Lessee as
Additional Rent a reasonable sum as reimbursement for the direct cost of such
added services. Said Additional Rent shall be due and payable on the same day
the Monthly Base Rental is due and payable as set forth in paragraph 2 hereof.
In the event of disagreement as to the reasonableness of such charge, the
opinion of the appropriate local utility company or a local independent
professional engineer reasonably selected by Lessor shall prevail. Any
additional equipment, feeders or risers necessary to supply Lessor's electrical
requirements in excess of the amount to be provided by Lessor pursuant to this
subsection (e) shall be supplied by Lessor at the expense of Lessee, provided
such installations will not, in Lessor's judgement, overload the electrical
system of the Building or entail excessive or unreasonable alterations to the
Building or the Leased Premises.
(f) All building standard fluorescent bulb replacement in all areas
and all incandescent bulb replacement in public areas, toilet and restroom areas
and stairwells.
Failure by Lessor to any extent to furnish the services described in this
Section 6, or any cessation thereof, resulting from the repair or alteration of
the Building or causes beyond the reasonable control of Lessor shall not be
construed as an eviction of Lessee, nor work an abatement of rent, nor relieve
Lessee from fulfillment of any covenant or agreement hereof; provided however,
that Lessee may terminate this Lease if any such cessation exceeds 30 days and
provided Lessee has notified Lessor in writing of the cessation of said services
and only if Lessor is not diligently pursuing a cure of such cessation.
7. Common Areas. During the term of this Lease, for so long as Lessee is
not in default hereunder (beyond applicable periods of notice and cure), Lessor
grants Lessee a non-exclusive license to use and occupy in common with others so
entitled, the common areas of the Building, including, but not limited to,
corridors, stairways, elevators, restrooms, lobbies, entranceways, parking
areas, service roads, loading facilities, sidewalks, and other facilities as may
be designated from time to time by Lessor subject to the terms and conditions of
this Lease.
8. Keys, Locks and Card Keys. Lessor shall furnish Lessee with two (2)
keys for each corridor door entering the Leased Premises and two (2) card keys
(if applicable) to the Building. Additional keys will be furnished at a
reasonable charge by Lessor on an order signed by Lessee or Lessee's authorized
representative. All such keys shall remain the property of Lessor. No additional
locks shall be allowed on any door of the Leased Premises nor shall Lessee
change the locks without Lessor's permission, and Lessee shall not make, or
permit to be made any duplicate keys, except those furnished by Lessor. Upon
termination of this Lease, Lessee shall surrender to Lessor all keys and card
keys of the Leased Premises and give to Lessor the explanation of the
combination of all locks for safes, safe cabinets and vault doors, if any,
installed in the Leased Premises by Lessee.
9. Graphics. Lessor shall provide and install, at Lessor's cost, all
letters or numerals on entrance doors to the Leased Premises and Building
Directory. All such letters and numerals shall be in the Building standard
graphics and size, and no others shall be used or permitted on the Leased
Premises.
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10. Parking. Lessee shall have the right to use in common with the other
tenants in the building the parking spaces as provided by Lessor adjacent to the
building for parking of Lessee's automobiles and those of its employees and
visitors, subject to the reasonable rules and regulations now or hereafter
adopted by Lessor. Lessee shall not use nor permit any of its employees, agents
or visitors to use any parking area owned by Lessor other than the parking area
adjacent to and assigned to the building. If Lessor deems it advisable, Lessor
may set aside a part of the total parking field for use as a separate area for
visitors. Lessor reserves the right to adopt any reasonable regulations
necessary to curtail unauthorized parking, including the required use of
"parking permits."
11. Permitted Uses. Lessee shall use and occupy the Leased Premises for
the purpose specified in the Schedule and for no other purpose; provided,
however Lessee shall not occupy or use, or permit any portion of the Leased
Premises to be occupied or used for any business or purpose which is unlawful,
disreputable or deemed to be extra-hazardous on account of fire, or permit
anything to be done which would in any way increase the rate of fire or
liability or any other insurance coverage on the Building and/or its contents,
cause the load upon any floor of the Building to exceed the load for which the
floor was designed or the amount permitted by law, or use electrical energy
exceeding the capacity of the then existing feeders or wiring installations.
Lessee shall further conduct its business and control its agents, employees,
invitees, and visitors in such manner as not to create any nuisance, or
unreasonably interfere with, annoy or disturb any other tenant or Lessor in its
operation of the Building. No food, soft drink or other vending machine shall be
installed within the Leased Premises. Lessee shall not allow the Premises to be
used in any way which could be construed as a public accommodation, as now
defined by ADA, and shall indemnify and hold Lessor harmless against any costs
that may be incurred as a result of such use.
12. Laws, Regulations, and Rules of Building. Lessee shall comply with all
applicable laws, ordinances, rules and regulations relating to the use,
condition or occupancy of the Leased Premises and all common areas. Lessee shall
comply with reasonable rules and regulations as may be adopted or altered by
Lessor from time to time for the safety, care and cleanliness of the Leased
Premises, Building and common areas and for preservation of good order therein
after receiving notice thereof, including, but not limited to, the Rules and
Regulations attached hereto as Schedule 2.
13. Repairs by Lessor. Except as otherwise provided in Section 4 hereof,
Lessor shall not be required to make any improvements to or repairs of any kind
or character in the Leased Premises during the Term of this Lease, except such
repairs as may be deemed necessary by Lessor for normal maintenance operations
required to maintain the Leased Premises in tenantable condition. Lessor shall
keep in good order, condition and state of repair the structural portions of the
Building, the plumbing, heating, air conditioning and electrical system, roof,
ceiling, exterior walls and the common area facilities provided by Lessor under
the provisions hereof; provided, however, Lessor's obligation to make such
repairs shall not relieve Lessee of the obligation to pay all sums which become
due under this Lease. The obligation of Lessor to maintain and repair the Leased
Premises shall be limited to building standard items. Special leasehold
improvements will, at Lessee's written request, be maintained by Lessor at
Lessee's expense, at a cost or charge equal to the direct costs incurred in such
maintenance. Lessee shall reimburse Lessor upon demand for the cost of repairing
any damage to the Leased Premises or
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the Building caused by the deliberate act or negligent act of Lessee or its
employees, agents or invitees not covered by insurance. Lessee shall, at its
expense, keep in good order, condition and state of repair all portions of the
Leased Premises with the exception of those to be maintained and repaired by
Lessor under the foregoing provisions. In the event Lessee fails to comply with
the requirements of this paragraph, Lessor may make such maintenance and repair
and the cost thereof, with interest at 10% per annum shall be immediately
payable to Lessor as Additional Rent.
14. Repairs and Alterations by Lessee. To the extent not coverable by
Lessee's insurance, Lessee shall, at its own cost and expense, repair or replace
any damage or injury done to the Leased Premises or the Building or Common Area,
caused by Lessee or Lessee's agents, employees, invitees, contractors, or
servants; provided, however, if Lessee fails to make such repairs or
replacements promptly, Lessor may, at its option, make such repairs or
replacements, and Lessee shall pay the costs thereof to the Lessor on demand as
additional rent. No structural alterations in the Leased Premises or signs
visible from outside the Leased Premises shall be made or installed by Lessee
without the prior written consent of Lessor, and at Lessor's election such
alterations or additions shall become the property of Lessor upon termination of
this Lease. All plans for repairs, replacements, alterations, or installations
required or permitted to be made by Lessee shall be subject to the approval of
Lessor, which shall not be unreasonably withheld, but may be subject to any
reasonable protections or restrictions designed to preserve the architectural
design and structural integrity of the Building and to protect against claims by
materialmen and laborers.
15. Care of Leased Premises. Lessee shall not commit or allow any waste or
damage to be committed on any portion of the Leased Premises, and at the
termination of this Lease, Lessee shall deliver possession of the Leased
Premises to Lessor in as good condition as at date of possession by Lessee, or
as the same may have been improved during the term, ordinary wear and tear or
damage resulting from condemnation, fire or other unavoidable casualty excepted.
If Lessee installs improvements in the Leased Premises reasonably determined by
Lessor to be special or non-standard, Lessor may require Lessee to remove such
special or non-standard improvements and restore the Leased Premises to its
original condition at Lessee's sole cost and expense upon the termination of
this Lease so long as such requirement is made known to Lessee at the time
Lessor gives its consent.
16. Lessor's Right to Substitute Space. Intentionally Deleted.
17. Peaceful Enjoyment. Lessee shall have the right to peacefully occupy,
use and enjoy the Leased Premises during the Lease Term, subject to the other
terms hereof, provided Lessee pays the rent and other sums herein required to be
paid by Lessee and performs all of Lessee's covenants and agreements herein
contained.
18. Lessor's Right of Entry. Lessor or its agents or representatives shall
have the right to enter into and upon any part of the Leased Premises at all
reasonable hours, upon reasonable notice, to inspect the same, clean or make
repairs, alterations or additions thereto, as Lessor may deem necessary or
desirable. Lessor further reserves the right to show the Leased Premises to
prospective tenants or brokers during the last six (6) months of the Lease
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Term as extended, and to prospective purchasers or mortgagees at all reasonable
times, provided prior notice is given to Lessee in each case, and Lessee's use
and occupancy of the Premises shall not be materially inconvenienced. Lessee
shall not be entitled to any abatement or reduction of rent by reason of the
exercise of the foregoing rights on the part of Lessor.
19. Limitation of Lessor' Liability. Lessor's liability to Lessee shall be
limited as follows:
(a) Lessor shall not be liable or responsible to Lessee for any injury to
person or property occurring in the parking areas, the Building, the Common
Areas, or the Leased Premises unless caused by the negligence of Lessor, its
agents, servants or employees other than the employees of any independent,
bonded janitorial service company engaged by Lessor to provide janitorial
service to the Leased Premises. Any janitorial service company so engaged by
Lessor shall be solely responsible for any such injury to person or property
caused by its employees, and Lessor shall provide Lessee with the name and
address of such company, and shall reasonably cooperate if necessary to recover
from such janitorial service.
(b) Lessor shall not be liable or responsible to Lessee for lost profits,
business interruption or any other type of incidental, consequential, or special
damages caused by the making of repairs or alterations to the Leased Premises,
the Building, or the Common Area, failure to provide or interruption of
services, failure to make repairs, injury to person or property, or otherwise.
(c) All separate and personal liability of Lessor or any partner thereof
of every kind or nature, if any, is hereby expressly waived by Lessee, and by
every person now or hereafter claiming by, through, or under Lessee; and Lessee
shall look solely to Lessor's interest in the Building and the proceeds of any
condemnation or insurance maintained by Lessor in connection with the Building
for the payment of any claim against Lessor.
20. Hold Harmless. Lessor shall not be liable to Lessee, or to Lessee's
agents, servants, employees, customers, invitees, or visitors for any damage to
person or property caused by the negligence of Lessee or such persons, and
Lessee agrees to indemnify and hold Lessor harmless from all liability and
claims for any such damage. Lessee shall not be liable to Lessor, or to Lessor's
agents, servants, employees, customers, invitees, or visitors for any damage to
person or property caused by any negligence of Lessor or such persons, and
Lessor agrees to indemnify and hold Lessee harmless from all liability and
claims for such damages.
21. Defaults and Lessor's Remedies. Lessor shall have all rights and
remedies allowed at law or in equity; including, but not limited to the
following:
(a) If any voluntary or involuntary petition under any section of
any bankruptcy act shall be filed by or against Lessee, or any voluntary or
involuntary proceeding in any court or tribunal shall be instituted to declare
the Lessee insolvent or unable to pay Lessee's debts, and in the case of an
involuntary petition or proceeding, the petition or proceeding is not dismissed
within forty-five (45) days from the date it is filed, Lessor may elect, upon
notice of such election, to terminate this Lease.
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(b) If Lessee defaults in the payment of any installment of the rent
and does not cure the default within five (5) days after notice, or if Lessee
defaults in the prompt performance of any other provision of this Lease and does
not cure such other default within ten (10) days, or forthwith if the default
involves a hazardous condition, after written notice by Lessor, or if the
leasehold interest of Lessee be levied upon under execution or be attached by
process of law, or if Lessee makes an assignment for the benefit of creditors,
or if a receiver be appointed for any property of Lessee, or if Lessee abandons
the Leased Premises, Lessor may terminate this Lease and Lessee's right to
possession of the Leased Premises or, without terminating this Lease, forthwith
terminate Lessee's right to possession of the Leased Premises.
(c) Upon any termination of this Lease, or upon any termination of
the Lessee's right to possession without termination of the Lease, Lessee shall
immediately vacate the Leased Premises and deliver possession to Lessor.
(d) If Lessor elects to terminate Lessee's rights to possession
only, without terminating this Lease, Lessor may, at Lessor's option, enter into
the Leased Premises, remove Lessee's signs and other evidences of tenancy, and
take and hold possession thereof without such entry and possession terminating
this Lease or releasing Lessee from the obligation to pay the rent hereunder for
the full Term. Upon and after entry into possession without termination of this
Lease, Lessor may relet the Leased Premises or any part thereof for the account
of Lessee for such rent, for such time and upon such terms as Lessor in its sole
discretion shall determine, and Lessor shall not be required to accept any
tenant offered by Lessee or to observe any instructions given by Lessee about
such reletting. A reletting for a term longer than the then remaining Lease Term
shall not constitute an acceptance by Lessor of a surrender of this Lease or a
waiver of any Lessor's rights hereunder. In any such case, Lessor may make
repairs, alterations and additions in or to the Leased Premises, and redecorate
the same to the extent reasonably deemed necessary or desirable by Lessor, and
Lessee shall, upon demand, pay the cost thereof, together with Lessor's expense
of the reletting. If the consideration collected by Lessor upon any such
reletting for Lessee's account is not sufficient to pay monthly the full amount
of the rent reserved in this Lease, together with the costs of repairs,
alterations, additions, redecorating and Lessor's expenses of reletting, Lessee
shall pay to Lessor the amount of each monthly deficiency upon demand.
(e) Any property which may be removed from the Leased Premises by
the Lessor pursuant to the authority of this Lease or of law, to which Lessee is
or may be entitled, may be handled, removed or stored by Lessor at the risk,
cost and expense of Lessee, and Lessor shall in no event be responsible for the
value, preservation or safe-keeping thereof. Lessee shall pay to Lessor, upon
demand, any and all expenses incurred in such removal and all storage charges
against such property so long as the same shall be in Lessor's possession or
under Lessor's control. Any such property of Lessee not retaken from storage by
Lessee within thirty (30) days after the end of the Lease Term, however
terminated, shall be conclusively presumed to have been conveyed by Lessee to
Lessor under this Lease as a xxxx of sale.
(f) In the event Lessee defaults in the performance of any of the
terms, covenants, agreements or conditions contained in this Lease and Lessor
places the enforcement of this Lease, or any part thereof, or the collection of
any rent due, or to become due hereunder
Highwoods Plaza II 11
or recovery of the possession of the Leased Premises in the hands of an
attorney, or files suit upon the same, Lessee agrees to pay Lessor's reasonable
attorney's fees.
(g) Failure of Lessor to declare any default immediately upon
occurrence thereof, or delay in taking any action in connection therewith, shall
not waive such default, but Lessor shall have the right to declare any such
default at any time and take such action as might be lawful or authorized
hereunder, either at law or in equity.
22. Holding Over. If Lessee retains possession of the Leased Premises or
any part thereof after the termination of this Lease, Lessee shall pay rent
(including Base Rent and Base Rental Adjustment) at one hundred fifty percent
(150%) the rate payable on the month preceding such holding over computed on a
daily basis for each day that Lessee remains in possession. In addition thereto,
Lessee shall be liable for and pay to Lessor, all damages, consequential as well
as direct, sustained by reason of Lessee's holding over.
23. Condemnation. If the Leased Premises shall be partially taken or
condemned for any public purpose to such an extent as to render a portion of the
Leased Premises untenantable, the rental provided for herein shall xxxxx as to
the portion rendered untenantable. In the event the whole of the Leased Premises
shall be so taken or condemned, this Lease shall terminate as of the date of
taking of possession. All proceeds from any taking or condemnation of the Leased
Premises shall belong to and be paid to Lessor.
24. Damage or Destruction to the Leased Premises
If the Leased Premises, the Building, or the Common Area is damaged
or destroyed by fire or other casualty, cause or condition whatsoever through no
fault or neglect of Lessee, its agents, employees, customers, invitees, visitors
or contractors so as to cause the Leased Premises to be untenantable or to make
it impractical for Lessee to continue its normal business operations therein, a
just proportion of the rent herein reserved shall xxxxx according to the extent
the full use and enjoyment of the Lease Premises are rendered untenantable by
reason of such damage until such time as Lessor makes such portion of the Leased
Premises tenantable, or useable for Lessee's normal business operations, as the
case may be. If Lessor determines that such damage or destruction cannot be
repaired within one hundred and twenty (120) days so as to restore fully
Lessee's full use and enjoyment of the Leased Premises, Lessor may, by written
notice to the Lessee given within thirty (30) days after such damage terminate
this Lease as to all the Leased Premises as of the date of such destruction, and
all rent owed up to the time of such destruction shall be paid by Lessee. If
Lessor does not exercise its right to terminate after such damage, Lessor shall
proceed with due diligence to restore Lessee's full use and enjoyment of the
Leased Premises within one hundred twenty (120) days from the date of such
destruction.
25. Casualty Insurance. Lessor shall maintain fire and extended coverage
insurance on the portion of the Building constructed by Lessor, including
additions and improvements by Lessee that are required to be made by Lessee
under this Lease and which have become or are to become the property of Lessor
upon vacation of the Leased Premises by Lessee. Said insurance shall be
maintained with an insurance company authorized to do business in Tennessee in
amounts equal to the replacement cost of the building and at the expense of
Lessor and
Highwoods Plaza II 12
payments for losses thereunder shall be made solely to Lessor. Lessee shall
maintain at its expense fire and extended coverage insurance on all of its
personal property, including removable trade fixtures, located in the Leased
Premises and on all additions and improvements made by Lessee and not required
to be insured by Lessor above, and Lessee shall provide Lessor with a current
certificate evidencing such coverage in form reasonably satisfactory to Lessor.
If the annual premiums to be paid by Lessor shall exceed the standard rates
because of Lessee's operations, contents of the Leased Premises, or improvements
with respect to the Leased Premises beyond building standard, resulting in
extra-hazardous exposure, Lessee shall promptly pay the excess amount of the
premium upon request by Lessor as additional rent.
26. Waiver of Subrogation. Anything in this Lease to the contrary
notwithstanding, Lessor and Lessee each hereby waive any and all rights of
recovery, claim action or cause of action, against the other, its agents,
officers, or employees, for any loss or damage that may occur to the Leased
Premises, or any improvements thereto, or to the Building of which the Leased
Premises are a part, or any improvements thereto, or any personal property of
such party therein, by reason of fire, the elements, or any other cause which
could be insured against under the terms of standard fire and extended coverage
insurance policies referred to in Section 25 hereof, regardless of cause or
origin, including negligence of the other party hereto, its agents, officers or
employees, and covenants that no insurer shall have any right of subrogation
against such other party.
27. Liability Insurance. Lessee shall maintain comprehensive general
public liability insurance against claims for bodily injury, death or property
damage occurring in, on or about the parking areas, Building or the Leased
Premises in a combined single limit of not less than Two Million Dollars
($2,000,000.00). Such insurance shall be effected under policies reasonably
satisfactory to Lessor that shall name Lessor as an additional insured. Lessee
shall furnish Lessor with a certificate evidencing such coverage that shall
contain an undertaking by the insurer to give Lessor ten (10) days prior written
notice of any modification or cancellation of the coverage afforded by such
insurance.
28. Subordination and Attornment. This Lease is subject and subordinate to
all Mortgages now or hereafter placed upon the Building, and all other
encumbrances and matters of public record applicable to the Building, including
without limitation, any reciprocal easement or operating agreements, covenants,
conditions and restrictions and Lessee shall not act or permit the Premises to
be operated in violation thereof. If any foreclosure or power of sale
proceedings are initiated by any Lender or a deed in lieu is granted (or if any
ground lease is terminated), Lessee agrees, upon written request of any such
Lender or any purchaser at such foreclosure sale, to attorn and pay rent to such
party and to execute and deliver any instruments necessary or appropriate to
evidence or effectuate such attornment. In the event of attornment, no Lender
whose name and address have been provided to Lessee in a written notice from
Lessor shall be: (i) liable for any act or omission of Lessor, or subject to any
offsets or defenses which Lessee might have against Lessor (prior to such Lender
becoming Lessor under such attornment), (ii) liable for any security deposit or
bound by any prepaid Rent not actually received by such Lender, or (iii) bound
by any future modification of this Lease not consented to by such Lender. Any
Lender may elect to make this Lease prior to the lien of its Mortgage, and if
the Lender under any prior Mortgage shall require, this Lease shall be prior to
any subordinate Mortgage; such elections shall be effective upon written notice
to Lessee. Lessee
Highwoods Plaza II 13
agrees to give any Lender by certified mail, return receipt requested, a copy of
any notice of default served by Lessee upon Lessor, provided that prior to such
notice Lessee has been notified in writing (by way of service on Lessee of a
copy of an assignment of leases, or otherwise) of the name and address of such
Lender. Lessee further agrees that if Lessor shall have failed to cure such
default within the time permitted Lessor for cure under this Lease, any such
Lender whose address has been so provided to Lessee shall have an additional
period of thirty (30) days in which to cure (or such additional time as may be
required due to causes beyond such Lender's control, including time to obtain
possession of the Building by power of sale or judicial action or deed in lieu
of foreclosure). The provisions of this Article shall be self-operative;
however, Lessee shall execute such documentation as Lessor or any Lender may
request from time to time in order to confirm the matters set forth in this
Article in recordable form. To the extent not expressly prohibited by Law,
Lessee waives the provisions of any Law now or hereafter adopted which may give
or purport to give Lessee any right or election to terminate or otherwise
adversely affect this Lease or Lessee's obligations hereunder if such
foreclosure or power of sale proceedings are initiated, prosecuted or completed
subject to section 44 hereof. Lessee agrees to execute any instruments
evidencing such subordination and attornment as reasonably may be required by
the holder of any mortgage or deed of trust on the building.
29. Estoppel Letter. Lessee shall at any time, upon not less than ten (10)
days prior written request, execute and deliver in form and substance
satisfactory to Lessor and any mortgagee or beneficiary under a deed of trust
affecting the Leased Premises, an estoppel letter certifying:
(a) The date upon which the Lease Term commences and expires:
(b) The date to which rent has been paid;
(c) That Lessee has accepted the Leased Premises and that all
improvements have been satisfactorily completed (or if not so accepted or
completed, the matters objected to by Lessee);
(d) That the Lease is in full force and effect and has not been
modified or amended (or if modified or amended, a description of same);
(e) That there are no defaults by Lessor under the Lease nor any
existing condition with respect to which the giving of notice or lapse of time
would constitute a default;
(f) That Lessee has not received any concession;
(g) That Lessee has received no notice from any insurance company of
any defects or inadequacies in the Leased Premises;
(h) That Lessee has no options or rights other than as set forth in
this Lease or any amendment thereto described in such letter; and
Highwoods Plaza II 14
(i) Such other matters as may be necessary or appropriate to qualify
Lessee's response to any of the foregoing statements of which Lessor may
reasonably request.
if such letter is to be delivered to a purchaser of the Building, it shall
further include the agreement of Lessee to recognize such purchaser as Lessor
under this Lease, and thereafter to pay rent to the purchaser or its designee in
accordance with the terms of this Lease. Lessee acknowledges that any purchaser
or prospective mortgagee of the Building may rely upon such estoppel letter and
that Lessor may incur substantial damages by reason of any failure on the part
of Lessee to provide such letter in a timely manner.
30. Lease Commission. Lessee and Lessor represent and warrant they have
dealt with and only with the Broker(s) named in the Schedule in connection with
this Lease and each agrees to indemnify and hold harmless the other and any
broker employed by such party from any claims of other broker(s) in connection
with this Lease. Lessor shall pay the leasing commission due to the within-named
Broker(s).
31. Hazardous Substance - General. The term "Hazardous Substances," as
used in this lease shall mean pollutants, contaminants, toxic or hazardous
wastes, or any other substances the use and/or the removal of which is
restricted, prohibited or penalized by any "Environmental Law," which term shall
mean any federal, state or local law, ordinance or other statue of a
governmental authority relating to pollution or protection of the environment.
Lessee hereby agrees that (i) no activity will be conducted on the Leased
Premises or in the Building that will produce any Hazardous Substance, except
for such activities that are part of the ordinary course of Lessee's business
activities (the "Permitted Activities") provided said Permitted Activities are
conducted in accordance with all Environmental Laws and have been approved in
advance in writing by Lessor; Lessee shall be responsible for obtaining any
required permits and paying any fees and providing any testing required by any
governmental agency; (ii) the Leased Premises will not be used in any manner for
the storage of any Hazardous Substances except for the temporary storage of such
materials that are used in the ordinary course of Lessee's business (the
"Permitted Materials") provided such Permitted Materials are properly stored in
a manner and location meeting all Environmental Laws and approved in advance in
writing by Lessor; Lessee shall be responsible for obtaining any required
permits and paying any fees and providing any testing required by any
governmental agency; (iii) no portion of the Leased Premises will be used as a
landfill or a dump; (iv) Lessee will not install any underground tanks of any
type; (v) Lessee will not allow any surface or subsurface conditions to exist or
come into existence that constitute, or with the passage of time may constitute
a public or private nuisance; (vi) Lessee will not permit any Hazardous
Substances to be brought into the Leased Premises, except for the Permitted
Materials described above, and if so brought or found located thereon, the same
shall be immediately removed, with proper disposal, and all required cleanup
procedures shall be diligently undertaken pursuant to all Environmental Laws.
Upon prior notice and during normal business hours, Lessor or Lessor's
representative shall have the right but not the obligation to enter the Leased
Premises for the purpose of inspecting the storage, use and disposal of
Permitted Materials, and if such Permitted Materials are being improperly
stored, used, or disposed of, then Lessee shall immediately take such corrective
action as requested by Lessor. Should Lessee fail to take such corrective action
within 24 hours, Lessor shall have the right to perform such work and Lessee
shall promptly reimburse Lessor for any and all costs associated with said work.
If at any time during or after the term of the Lease, the Leased
Highwoods Plaza II 15
Premises is found to be so contaminated or subject to said conditions, Lessee
shall diligently institute proper and thorough cleanup procedures at Lessee's
sole cost, and Lessee agrees to indemnify and hold Lessor harmless from all
claims, demand, actions, liabilities, costs, expenses, damages and obligations
of any nature arising from or as a result of the use of the Leased Premises by
Lessee. The foregoing indemnification and the responsibilities of Lessee shall
survive the termination or expiration of this Lease.
32. ADA General Compliance. Lessee, at Lessee's sole expense, shall comply
with all laws, rules, orders, ordinances, directions, regulations and
requirements of federal, state, county and municipal authorities now in force or
which may hereafter be in force, which shall impose any duty upon the Lessor or
Lessee with respect to the use, occupation or alteration of the Leased Premises,
and Lessee shall use all reasonable efforts to fully comply with The American's
With Disabilities Act of 1990, all to the extent such requirements relate solely
to Lessee's particular use of the Premises (and do not relate to the building as
a whole). Lessor's responsibility for compliance with The American's With
Disabilities Act of 1990 shall include the Building (as a whole), the common
areas and restrooms of the Building, but not the Leased Premises.
Within ten (10) days after receipt, Lessee shall advise Lessor in writing, and
provide the Lessor with copies of (as applicable), any notices alleging
violation of the Americans with Disabilities Act of 1990 ("ADA") relating to any
portion of the Property or of the Premises; any claims made or threatened in
writing regarding noncompliance with the ADA and relating to any portion of the
Property or of the Premises; or any governmental or regulatory actions or
investigations instituted or threatened regarding noncompliance with ADA and
relating to any portion of the Property or the Premises.
33. Assignment by Lessor. Lessor shall have the right to transfer and
assign, in whole or in part, all its rights and obligations hereunder and in the
Building. In such event and upon such transfer of Lessor's fee interest in the
Building (but excluding collateral assignment), no further liability or
obligation shall accrue against the assigning Lessor.
34. Assignment or Sublease. In the event Lessee should desire to assign
this Lease or sublet the Leased Premises or any part thereof, except to a wholly
owned affiliate of equal or greater net worth, Lessee shall give Lessor at least
thirty (30) days prior written notice, which shall specify the terms and
effective date thereof. Lessor shall have fifteen (15) days following receipt of
such notice to notify Lessee in writing that Lessor elects (a) to terminate this
Lease as to the space so affected as of the effective date specified by Lessee
in which event Lessee will be relieved on such effective date of all further
obligation hereunder as to such space, (b) to permit Lessee to assign or sublet
such space, subject, however, to subsequent written approval not to be
unreasonably withheld of the proposed assignee or sublessee by Lessor, or (c) to
refuse to consent (with reasonable cause only) to Lessee's proposed assignment
or sublease and to continue this Lease in full force and effect as to the entire
Leased Premises. If Lessor should fail to notify Lessee in writing of such
election within such fifteen (15) day period, Lessor shall be deemed to have
elected option (b) above. If Lessor elects to exercise option (b) above, Lessee
agrees to provide, at its expense, direct access from the assignment or sublease
space if less than the entire premises, to a public corridor of the Building.
Lessee may assign this Lease or sublet all or a portion of the Leased Premises
to a wholly owned affiliate of Lessee with
Highwoods Plaza II 16
written notice to Lessor but without Lessor's consent. No assignment or
subletting by Lessee shall relieve Lessee of any obligation under this Lease.
Any attempted assignment or sublease by Lessee in violation of the terms and
covenants of this paragraph shall be void.
In no event shall the proposed sublessee or assignee be an existing occupant of
any space in the Building or Affiliate of any such occupant without Lessor's
written consent.
35. Amendments. This Agreement may not be altered or amended, except by an
instrument in writing signed by all parties hereto. Lessee agrees that it shall
execute such further amendments to this Lease as may be reasonably requested by
any future holder of a first mortgage on the Building, provided such amendments
do not materially and adversely affect the interest of Lessee hereunder.
36. Binding Agreement. This Lease shall be binding upon and inure to the
benefit of the successors and assigns of Lessor, and to the extent assignment
may be approved by Lessor hereunder, Lessee's successors and assigns.
37. Gender. The pronouns of any gender shall include the other genders,
and either the singular or the plural shall include the other.
38. Governing Law. This Lease shall be governed, construed and enforced in
accordance with the laws of the State of Tennessee.
39. Entire Agreement. This Lease and the Exhibits attached hereto and
forming a part hereof set forth the entire agreement between Lessor and Lessee.
40. Severability. The invalidity or unenforceability of a particular
provision of this Lease shall not affect the other provisions hereof, and this
Lease shall be construed in all respects as if such invalid or unenforceable
provision were omitted.
41. Payment and Notices. Any payment or notice required or permitted
hereunder shall be deemed to have been duly made or given when personally
delivered or deposited in the United States Mail, postage prepaid, and addressed
to Lessor at the address specified in the Schedule and to Lessee at the address
specified in the Schedule until the commencement of the Term and thereafter at
the address previously furnished in writing to the other party.
42. Mortgage Protection. Lessee agrees to give any mortgage and/or deed of
trust holders, as to all or a portion of the Building, a copy of any notice of
default served upon Lessor, provided that prior to such notice Lessee has been
notified in writing (by way of notice or assignment of rents and leases, or
otherwise) of the addresses of such mortgage and/or deed available by virtue of
Lessor's default unless Lessee has given such mortgage and/or deed of trust
holders thirty (30) days after receipt of notice of such default or such other
amount of time as may be reasonable required to cure such default.
Lessor and Lessee understand, agree and acknowledge that:
Highwoods Plaza II 17
a. This Lease has been freely negotiated by both parties.
b. That in any controversy, dispute, or contest over the meaning,
interpretation, validity, or enforceability of this Lease or any of
its terms or conditions, there shall be no inference, presumption,
or conclusion drawn whatsoever against either party by virtue of
that party having drafted this Lease or any portion thereof.
43. Option to Renew Lease. Provided that Lessee is not in default of any
of the terms, conditions and provisions hereof beyond applicable periods of
notice to cure, Lessee shall have the option to extend the term of this Lease
for one (1) five (5) year term upon the same terms, conditions and provisions
hereof, except that the annual base rental rate per rentable square foot shall
increase fifty cents ($.50) per annum over the prior year with the base rental
of Year 7 of the Lease serving as the initial basis for all rental increases. To
exercise such option to extend, Lessee shall give Lessor written notice of its
election to exercise said option at least one hundred eighty (180) calendar days
prior to the expiration of this Lease.
44. Non-Disturbance of Lessee's Possession. In the event Lessor encumbers
the real property on which the improvements containing the Leased Premises are
located, which encumbrance is evidenced by a deed of trust or mortgage (the
"Secured Instrument"), Lessor shall obtain from the holder of the Secured
Instrument (the "Lender") its agreement to be bound by the following provision:
So long as Lessee is not in default in the payment of rent,
additional rent, or other charges, or in the performance of any of
the other terms, covenants or conditions of this Lease beyond
applicable periods of notice and cure, Lessee shall not be disturbed
by Lender, or any purchaser at foreclosure, in Lessee's occupancy of
the Leased Premises during the original or any renewal term of this
Lease or any extension thereof, notwithstanding foreclosure of the
Security Instrument, exercise of the power of sale thereunder,
acceptance of a deed in lieu of foreclosure, or exercise of any
remedy provided in the Security Instrument or in any assignment of
leases and rents in favor of Lender, or pursuant to the laws of the
State of Tennessee.
The subordination provisions set forth in Section 28 of this Lease
shall not be effective with respect to any Lender unless such Lender
agrees in writing to the foregoing provisions.
Highwoods Plaza II 18
IN WITNESS WHEREOF, the parties hereto have executed this foregoing Lease
as of the 16th day of May, 1997.
LESSOR: LESSEE:
W. XXXX XXXXXXXX, TRUSTEE FOR XXXXX XXXX PET FOODS COMPANY,
THE BENEFIT OF HIGHWOODS/ INC.
TENNESSEE HOLDINGS, L.P.
By: /s/ W. Xxxxx Xxxxxx By: /s/ Xxxxxx X. Xxxx
------------------------------------ --------------------------------
W. Xxxxx Xxxxxx or Xxxx X. Xxxxx
as Authorized Agent for W. Xxxx
Xxxxxxxx, Trustee, under that certain Title: V.P. Finance
Amended and Restated Trust Agreement
effective as of November 27, 1996 Date: 5-19-97
by and between Highwoods/Tennessee
Holdings, L.P. and W. Xxxx Xxxxxxxx
Title: Vice President
Date: 0-00-00
Xxxxxxxxx Xxxxx II 19
EXHIBIT A
(Final spaceplan to be attached here when furnished by Lessee)
Highwoods Plaza II 20
EXHIBIT B
Building's Rules and Regulations
1. The sidewalks, entrances, passages, courts, elevators, vestibules, stairways,
corridors or halls of the Building shall not be obstructed or encumbered or used
for any purpose other than ingress and egress to and from the premises demised
to any tenant or occupant.
2. No awnings or other projection shall be attached to the outside walls or
windows of the Building without the prior consent of Landlord. No curtains,
blinds, shades, or screens shall be attached to or hung in, or used in
connection with, any window or door of the premises demised to any tenant or
occupant, without the prior consent of Landlord. Such awnings, projections,
curtains, blinds, shades, screens or other fixtures must be of a quality, type,
design and color, and attached in a manner, approved by Landlord.
3. No sign, advertisement, object, notice or other lettering shall be exhibited,
inscribed, painted or affixed on any part of the outside or inside of the
premises demised to any tenant or occupant of the Building without the prior
consent of Landlord. Interior signs on doors and directory tables, if any, shall
be of a size, color and style approved by Landlord.
4. The sashes, sash doors, skylights, windows, and doors that reflect or admit
light and air into the halls, passageways or other public places in the Building
shall not be covered or obstructed, nor shall any bottles, parcels, or other
articles be placed on any window xxxxx.
5. No show cases or other articles shall be put in front of or affixed to any
part of the exterior of the Building nor placed in the halls, corridors,
vestibules or other public parts of the Building.
6. The water and wash closets and other plumbing fixtures shall not be used for
any purposes other than those for which they were constructed, and no sweepings,
rubbish, rags, or other substances shall be thrown therein. No tenant shall
bring or keep, or permit to be brought or kept, any inflammable, combustible,
explosive or hazardous fluid, materials, chemical or substance in or about the
premises demised to such tenant.
7. No tenant or occupant shall xxxx, paint, drill into, or in any way deface any
part of the Building or the premises demised to such tenant or occupant. No
boring, cutting or stringing of wires shall be permitted, except with the prior
consent of Landlord, and as Landlord may direct. No tenant or occupant shall
install any resilient tile or similar floor covering in the premises demised to
such tenant or occupant except in a manner approved by Landlord.
8. No bicycles, vehicles or animals of any kind shall be brought into or kept in
or about the premises demised to any tenant. No cooking shall be done or
permitted in the Building by any tenant without the approval of the Landlord. No
tenant shall cause or permit any unusual or objectionable odors to emanate from
the premises demised to such tenant.
9. No space in the Building shall be used for manufacturing, for the storage of
merchandise, or for the sale of merchandise, goods, or property of any kind at
auction, without the prior consent of Landlord.
10. No tenant shall make, or permit to be made, any unseemly or disturbing
noises or disturb or interfere with other tenants or occupants of the Building
or neighboring buildings or premises whether by the use of any musical
instrument, radio, television set or other audio device, unmusical noise,
whistling, singing, or in any other way. Nothing shall be thrown out of any
doors or windows.
11. No additional locks or bolts of any kind shall be placed upon any of the
doors or windows, nor shall any changes be made in locks or the mechanism
thereof without consent of Lessor. Each tenant must, upon the termination of its
tenancy, restore to Landlord all keys of stores, offices and toilet rooms,
either furnished to, or otherwise procured by, such tenant.
Highwoods Plaza II 21
12. All removals from the Building, or the carrying in or out of the Building or
the premises demised to any tenant, of any safes, freight, furniture or bulky
matter of any description must take place at such time and in such manner as
Landlord or its agents may determine, from time to time. Landlord reserves the
right to inspect all freight to be brought into the Building and to exclude from
the Building all freight which violates any of the Rules and Regulations or the
provisions of such tenant's lease.
13. No tenant shall use or occupy, or permit any portion of the premises demised
to such tenant to be used or occupied, as an office for a public stenographer or
typist, or to a xxxxxx or manicure shop, or as an employment bureau. No tenant
or occupant shall engage or pay any employees in the Building, except those
actually working for such tenant or occupant in the Building, nor advertise for
laborers giving an address at the Building.
14. No tenant or occupant shall purchase spring water, ice, food, beverage,
lighting maintenance, cleaning towels or other like service, from any company or
person not approved by Landlord. No vending machines of any description shall be
installed, maintained or operated upon the premises demised to any tenant
without the prior consent of Landlord.
15. Landlord shall have the right to prohibit any advertising by any tenant or
occupant which, in Landlord's opinion, tends to impair the reputation of the
Building or its desirability as a building for offices, and upon notice from
Landlord, such tenant or occupant shall refrain from or discontinue such
advertising.
16. Landlord reserves the right to exclude from the Building, between the hours
of 6:00 p.m. and 800 a.m. on business days and at all hours on Saturdays,
Sundays and holidays, all persons who do not present a pass to the Building
signed by Landlord. Landlord will furnish passes to persons for whom any tenant
requests such passes. Each tenant shall be responsible for all persons for whom
it requests such passes and shall be liable to Landlord for all acts of such
persons.
17. Each tenant, before closing and leaving the premises demised to such tenant
at any time, shall see that all entrance doors are locked and all windows
closed. Corridor doors, when not in use, shall be kept closed.
18. Each tenant shall, at its expense, provide artificial light in the premises
demised to such tenant for Landlord's agents, contractors and employees while
performing janitorial or other cleaning services and making repairs or
alterations in said premises.
19. No premises shall be used, or permitted to be used for lodging or sleeping,
or for any immoral or illegal purposes.
20. The requirements of tenants will be attended to only upon application at the
office of Landlord. Building employees shall not be required to perform, and
shall not be requested by any tenant or occupant to perform, and work outside of
their regular duties, unless under specific instructions from the office of
Landlord.
21. Canvassing, soliciting and peddling in the Building are prohibited and each
tenant and occupant shall cooperate in seeing their prevention.
22. There shall not be used in the Building, either by any tenant or occupant or
by their agents or contractors, in the delivery or receipt of merchandise,
freight, or other matter, any hand trucks or other means of conveyance except
those equipped with rubber tires, rubber side guards and such other safeguards
as Landlord may require.
23. If the Premises demised to any tenant become infested with vermin, such
tenant, at its sole cost and expense, shall cause its premises to be
exterminated, from time to time, to the satisfaction of Landlord, and shall
employ such exterminators therefor as shall be approved by Landlord.
24. No premises shall be used, or permitted to be used, at any time, without the
prior approval of Landlord, as a store for the sale or display of goods, wares
or merchandise of any kind, or as a restaurant, shop, booth, bootblack or other
stand, or for the conduct of any business or occupation which predominantly
involves direct patronage of the general public in the premises demised to such
tenant, or for manufacturing or for other similar purposes.
25. No tenant shall clean any window in the Building from the outside.
Highwoods Plaza II 22
26. No tenant shall move, or permit to be moved, into or out of the Building or
the premises demised to such tenant, any heavy or bulky matter, without the
specific approval of Landlord. If any such matter requires special handling,
only a qualified person shall be employed to perform such special handling. No
tenant shall place, or permit to be placed, on any part of the floor or floors
of the premises demised to such tenant, a load exceeding the floor load per
square foot which such floor was designed to carry and which is allowed by law.
Landlord reserves the right to prescribe the weight and position of safes and
other heavy matter, which must be placed so as to distribute the weight.
27. Landlord shall provide and maintain an alphabetical directory board in the
first floor (main lobby) of the Building and no other directory shall be
permitted without the prior consent of Landlord. Each tenant shall be allowed
one line on such board unless otherwise agreed to in writing.
28. With respect to work being performed by a tenant in its premises with the
approval of Landlord, the tenant shall refer all contractors, contractors'
representatives and installation technicians to Landlord for its supervision,
approval and control prior to the performance of any work or services. This
provision shall apply to all work performed in the Building including
installation of telephones, telegraph equipment, electrical devices and
attachments, and installations of every nature affecting floors, walls,
woodwork, trim, ceilings, equipment and any other physical portion of the
Building.
29. Landlord shall not be responsible for lost or stolen personal property,
equipment, money, or jewelry from the premises of tenants or public rooms
whether or not such loss occurs when the Building or the premises are locked
against entry.
30. Landlord shall not permit entrance to the premises of tenants by use of pass
keys controlled by Landlord, to any person at any time without written
permission from such tenant, except employees, contractors, or service personnel
directly supervised by Landlord and employees of the United Postal Service.
31. Each tenant and all of tenant's employees and invitees shall observe and
comply with the driving and parking signs and markers on the Land surrounding
the Building, and Landlord shall not be responsible for any damage to any
vehicle towed because of noncompliance with parking regulations.
32. Without Landlord's prior approval, no tenant shall install any radio or
television antenna, loudspeaker, music system or other device on the roof or
exterior walls of the Building or on common walls with adjacent tenants.
33. Each tenant shall store all trash and garbage within its premises or in such
other areas specifically designated by Landlord. No material shall be placed in
the trash boxes or receptacles in the Building unless such materials may be
disposed of in the ordinary and customary manner of removing and disposing of
trash and garbage and will not result in a violation of any law or ordinance
governing such disposal. All garbage and refuse disposal shall be only through
entryways and elevators provided for such purposes and at such times as Landlord
shall designate.
34. No tenant shall employ any persons other than the janitor or Landlord for
the purpose of cleaning its premises without the prior consent of Landlord. No
tenant shall cause any unnecessary labor by reason of its carelessness or
indifference in the preservation of good order and cleanliness. Janitor service
shall include ordinary dusting and cleaning by the janitor assigned to such work
and shall not include beating of carpets or rugs or moving of furniture or other
special services. Janitor service shall be furnished Mondays through Fridays,
legal holidays excepted; janitor service will not be furnished to areas which
are occupied after 9:30 p.m. Window cleaning shall be done only by Landlord, and
only between 6:00 a.m. and 5:00 p.m.
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JANITORIAL SERVICE SPECIFICATIONS
Building Common Areas (Daily):
* Halls, lobbies, public areas, mailroom, building entries
* Vacuum carpet
* Clean glass entrance doors
* Clean and sanitize drinking fountains
* Dust as required
* Building service areas - owner's responsibility
* Spot clean, sweep and dustmop all hard surface floors
* Remove fingerprints from corridor walls
* Keep janitor closets orderly
* Spot clean carpet in common areas as required
* Sweep all entrances
* Clean all ash/trash cans, remove debris
Tenant Areas (Daily):
* Vacuum all carpet
* Dust desktops and accessories
* Empty wast containers, and replace liners as needed
* Dust all office furniture, counters, file cabinets and telephones
* Spot clean glass, walls, doors and frames
* Remove fingerprints from doors and glass partitions
Highwoods Plaza II 24
