Exhibit 10(jjj)
PURCHASE AND SALE AGREEMENT
THIS PURCHASE AND SALE AGREEMENT (the "Agreement") is made as of the 30th
day of June, 1998 (the "Effective Date"), by and between MADISON PLAZA VENTURE,
an Illinois general partnership ("Seller"), having its principal office at 000
Xxxxx Xxxxxxxxx Xxxxx Xxxxx, Xxxxx 0000, Xxxxxxx, Xxxxxxxx 00000, and OVERSEAS
PARTNERS CAPITAL CORP., a Delaware corporation ("Purchaser"), having an office
at 000 Xxxxxxxxx Xxxxxx Xxxxx, Xxxxxxx, Xxxxxxx 00000.
WITNESSETH:
ARTICLE I
PURCHASE AND SALE
1.1 Agreement of Purchase and Sale. Subject to the terms and conditions
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hereinafter
set forth, Seller agrees to sell and convey and Purchaser agrees to purchase the
following:
(a) that certain tract or parcel of land situated in Xxxx County,
Illinois, more particularly described on Exhibit 1. 1 (a) attached hereto and
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made a part hereof, together with all and singular the rights and appurtenances
pertaining to such property, including any right, title and interest of Seller
in and to adjacent streets, alleys or rights-of-way (the property described in
clause (a) of this Section 1. 1 being herein referred to collectively as the
"Land");
(b) the buildings, structures, fixtures and other improvements on the
Land, including specifically, without limitation, that certain office building
located thereon having a street address of 000 Xxxx Xxxxxxx Xxxxxx, Xxxxxxx,
Xxxxxxxx and commonly known as "Madison Plaza" (the property described in clause
(b) of this Section 1. 1 being herein referred to collectively as the
"Improvements");
(c) all of Seller's right, title and interest in and to all tangible
personal property upon the Land or within the Improvements, including
specifically, without limitation, appliances, furniture, carpeting, draperies
and curtains, tools and supplies, and other items of personal property
(excluding- cash and proprietary software and electronic
work product) used exclusively in connection with the operation of the Land and
the Improvements, including, without limitation, the items listed on
Exhibit 1.1 (c) attached hereto and made a part hereof (the property described
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in clause (c) of this Section 1.1 being herein referred to collectively as the
"Personal Property");
(d) all of Seller's right, title and interest in and to all agreements
listed and described on Exhibit 1.1(d) (the "Lease Schedule") attached hereto
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and made a part hereof, pursuant to which any portion of the Land or
Improvements is used or occupied by anyone other than Seller (the property
described in clause (d) of this Section 1. 1 being herein referred to
collectively as the "Leases"); and
(e) all of Seller's right, title and interest in and to (i) all
assignable contracts and agreements (collectively, the "Operating Agreements")
listed and described on Exhibit 1. I (e) (the "Operating Agreements Schedule")
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attached hereto and made a part hereof, relating to the upkeep, repair,
maintenance or operation of the Land, Improvements or Personal Property which
will extend beyond the date of Closing (as such term is defined in Section 4.1
hereof), including specifically, without limitation, all assignable equipment
leases, and (ii) all assignable existing warranties and guaranties (expressed or
implied) issued to Seller in connection with the Improvements or the Personal
Property (the property described in this Section 1. 1 (e) being sometimes herein
referred to collectively as the "Intangibles").
1.2 Property Defined. The Land, the Improvements, the Personal
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Property, the Leases and the Intangibles are hereinafter sometimes referred to
collectively as the "Property."
1.3 Permitted Exceptions. The Property shall be conveyed subject to
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the matters which are, or are deemed to be, Permitted Exceptions pursuant to
Article II hereof (herein referred to collectively as the "Permitted
Exceptions").
1.4 Purchase Price. Seller is to sell and Purchaser is to purchase
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the Property for a total of ONE HUNDRED NINETY-SIX MILLION ONE HUNDRED EIGHTY-
NINE THOUSAND AND N01100 DOLLARS ($196,189,000.00) (the "Purchase Price").
1.5 Payment of Purchase Price. The Purchase Price, as increased or
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decreased by prorations and adjustments as herein provided, shall be payable in
full at Closing in cash by wire transfer of immediately available federal funds
to a bank account designated by Seller in writing to Purchaser prior to the
Closing. Wiring instructions shall be delivered to Purchaser in writing not less
than three (3) days prior to the Closing.
1.6 Xxxxxxx Money. Upon the execution and delivery of this
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Agreement, Purchaser shall deposit with Commonwealth Land Title Insurance
Company (the "Escrow Agent"), the sum of Two Million and no/100 Dollars
($2,000,000.00) (the "Xxxxxxx Money") in good funds, either by certified bank or
cashier's check or by federal wire transfer. The Escrow Agent shall hold the
Xxxxxxx Money in an interest-bearing account in accordance with the terms and
conditions of an escrow agreement entered into among Seller, Purchaser and
Escrow Agent simultaneously with the execution of this Agreement. All interest
accruing on such sum shall become a part of the Xxxxxxx Money and shall be
distributed as Xxxxxxx Money in accordance with the terms
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of this Agreement. At Purchaser's option, Purchaser may substitute an
irrevocable, unconditional letter of credit for the benefit of the Escrow Agent
in the amount of $2,000,000.00 (the issuer and the form and substance of which
letter of credit must be acceptable to Seller in all respects) for the good
funds Xxxxxxx Money deposit required above.
ARTICLE II
TITLE AND SURVEY
2.1 Commitment for Title Insurance. Seller has delivered to
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Purchaser, a commitment to issue an ALTA Owner's Policy - 1992 identified as
File No. H455-1295 with an effective date of April 2, 1998, First Revision (the
"Title Commitment") covering the Land and Improvements from Commonwealth Land
Title Insurance Company (the "Title Company"), showing all matters affecting
title to the Property and binding the Title Company to issue at Closing an
Owner's Policy of Title Insurance in the full amount of the Purchase Price
pursuant to Section 2.4 hereof, together with copies of all instruments
referenced in Schedule B thereof.
2.2 Survey. Seller has delivered to Purchaser and the Title Company
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an ALTA survey of the Property (the "Survey") prepared by Chicago Guarantee
Survey Company ("Surveyor") dated May 7, 1998 which is certified to Seller,
Purchaser and the Title Company.
2.3 Intentionally Omitted.
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2.4 Conveyance of Title. At Closing, Seller shall convey and transfer
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to Purchaser such title to the Property as will enable the Title Company to
issue to Purchaser an ALTA Owner's Policy of Title Insurance - 1992 (the "Title
Policy") covering the Land and Improvements, in the full amount of the Purchase
Price with "extended coverage". ALTA Form 3.1 zoning endorsement and such other
endorsements as Purchaser may reasonably require, subject only to the Permitted
Exceptions. The Title Company will retain $50,000,000 of liability and cede
$30,000,000 to Transnation Title Insurance Company, $80,000,000 to Lawyers Title
Insurance Corporation and the balance to First American Title Insurance Company.
Notwithstanding anything contained herein to the contrary, the Property shall be
conveyed subject to the following matters, which shall be deemed to be Permitted
Exceptions:
(a) the rights of tenants, as tenants only, under the Leases and any
new Leases entered into between the Effective Date and Closing in
accordance with the terms of this Agreement;
(b) the lien of all ad valorem real estate taxes and assessments
not yet due and payable as of the date of Closing;
(c) local, state and federal laws, ordinances or governmental
regulations, including but not limited to, building and zoning laws,
ordinances and regulations, now or hereafter in effect relating to the
Property; and
(d) matters appearing in the Survey;
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(e) items appearing in any later date to the Title Commitment or
shown on any later version of the Survey and, in either case, not
objected to by Purchaser or waived or deemed waived by Purchaser in
accordance with Section 2.5 hereof; and
(f) acts of Purchaser and parties acting by or through Purchaser.
2.5 Pre-Closing "Gap" Title Defects. Purchaser may, at or prior to
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Closing, or at or prior to the expiration of the Inspection Period (with regard
to any objections raised in any later date of the Title Commitment delivered to
Purchaser no later than three (3) business days prior to the expiration of the
Inspection Period), notify Seller in writing of any objections to title first
raised by the Title Company or the Surveyor between (a) the effective date of
the Title Commitment referred to above, and (b) the date on which the
transaction contemplated herein is scheduled to close. With respect to any
objections to title set forth in such notice, except any New Exception (as
hereinafter defined), Seller shall have the right to cure such objections but
shall not be obligated to cure any such objections unless any such objection is
a New Exception. The term "New Exception" shall mean any exceptions to title
arising after the effective date of the Title Commitment which resulted from the
intentional act or omission of Seller. Within three (3) business days after
receipt of Purchaser's notice of such objections, Seller shall notify Purchaser
in writing whether Seller elects to attempt to cure such objections. If Seller
elects to attempt to cure, Seller shall have until the date of Closing to
attempt to remove, satisfy or cure the same and for this purpose Seller shall be
entitled to a reasonable adjournment of the Closing if additional time is
required to a date mutually satisfactory to Seller and Purchaser, but in no
event shall the adjournment exceed sixty (60) days after the date for Closing
set forth in Section 4.1 hereof. If any such objection is the result of a New
Exception, Seller shall remove, satisfy or cure the same or, with respect to
those New Exceptions that can be satisfied by paying determinable sums of money
such as mortgages, judgment liens and mechanics' liens, to cause the Title
Company to provide affirmative insurance reasonably satisfactory to Purchaser
over same, and for this purpose Seller shall be entitled to a reasonable
adjournment of the Closing if additional time is required to a date mutually
satisfactory to Seller and Purchaser, but in no event shall the adjournment
exceed sixty (60) days after the date for Closing set forth in Section 4. 1
hereof, provided that Seller shall not be entitled to an adjournment of Closing
as a result of a New Exception that can be satisfied by paying determinable sums
of money. If Seller elects not to cure any objections, except a New Exception,
specified in Purchaser's notice, or if Seller is unable to effect a cure of same
prior to the Closing (or any date to which the Closing has been adjourned),
Purchaser shall have the following options: (i) to accept a conveyance of the
Property subject to the Permitted Exceptions, specifically including any matter
objected to by Purchaser which Seller is unwilling or unable to cure, and
without reduction of the Purchase Price; or (ii) terminate this Agreement by
sending written notice thereof to Seller, and upon delivery of such notice of
termination, this Agreement shall terminate and the Xxxxxxx Money shall be
returned to Purchaser, and thereafter neither party hereto shall have any
further rights, obligations or liabilities hereunder except to the extent that
any right, obligation or liability set forth herein expressly survives
termination of this Agreement. If Seller notifies Purchaser that Seller does
not intend to attempt to cure any such title objection (other than a New
Exception), Purchaser shall, within five (5) business days after such notice has
been given, notify Seller in writing whether Purchaser shall elect to accept the
conveyance under clause (i) or to terminate this Agreement under clause (ii).
If the objection to title is the result of a New Exception, and Seller is unable
to cure such objection in the matter described above, then Purchaser shall have
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the right to attempt to effect a cure within a reasonable period of time (and
for this purpose Purchaser shall be entitled to a reasonable adjournment of the
Closing if additional time is required. but in no event shall the adjournment
exceed 60 days after the date for Closing set forth in Section 4.1 hereof) and
upon effecting a cure, to offset the costs of such cure against the Purchase
Price due at Closing. If Purchaser elects to exercise its right to effect such
cure and fails to effect a cure, then Purchaser shall have the option afforded
under clauses (i) and (ii) above.
ARTICLE III
INSPECTION PERIOD
3.1 Right of Inspection. During the period beginning on May 4, 1998 and
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ending at 5:00 p.m. (local time at the Property) on June 18, 1998 (hereinafter
referred to as the "Inspection Period"), and thereafter until Closing, Purchaser
shall have the right to make a non-intrusive physical inspection of the
Property, to perform non-intrusive tests on the Property and to examine at such
place or places at the Property, in the offices of the property manager or
elsewhere as the same may be located, and to make copies of, any operating files
maintained by Seller or its property manager in connection with the leasing,
maintenance and/or management of the Property, including, without limitation,
the Leases, lease files, Operating Agreements, insurance policies, bills,
invoices, receipts and other general books and records relating to the income
and expenses of the Property, real estate tax records, correspondence, budgets
(for 1998 and prior years), surveys, plans and specifications, warranties for
services and materials provided to the Property, engineering reports,
environmental audits and similar materials, but excluding materials not directly
related to the leasing, maintenance and/or management of the Property such as
Seller's partnership agreement, internal memoranda, financial projections,
appraisals, partnership accounting and income tax records and similar
proprietary or confidential information. At Purchaser's request, Seller shall
deliver to Purchaser copies of the Leases and the Operating Agreements.
Intrusive inspections or tests of the Property, including, without limitation,
Phase II environmental tests, which Purchaser may desire to perform, may only be
performed with Seller's prior consent, which consent will not be unreasonably
withheld or delayed, and upon such conditions as Seller may impose, including,
without limitation, the furnishing of additional insurance and the required
presence of Seller or its representatives. At Purchaser's request, Seller shall
afford Purchaser the opportunity to discuss the Property with Seller's property
manager, leasing agent and real estate tax consultant at such reasonable times
as Purchaser may from time to time request and, in the presence of Seller or its
representatives if Seller elects to be present. provided that nothing discussed
with said parties' shall be deemed to be a representation or warranty of Seller
hereunder. Purchaser understands and agrees that any on-site inspections or
testing of the Property shall be conducted upon at least twenty-four (24) hours'
prior notice to Seller and, if Seller elects to be present at the time scheduled
for inspection or testing by Purchaser, in the presence of Seller or its
representative. Any such inspections and testing shall be performed by
companies selected by Purchaser and approved by Seller, which approval shall not
be unreasonably withheld, delayed or conditioned. Purchaser agrees to repair
any damage to the Property and to indemnify Seller against and hold Seller
harmless from any claim for liabilities, costs, expenses (including reasonable
attorneys' fees actually incurred) damages or injuries arising out of or
resulting from the inspection or testing
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of the Property by Purchaser or its consultants or agents, and notwithstanding
anything to the contrary in this Agreement, such obligation to repair and to
indemnify and hold harmless Seller shall survive Closing or any termination of
this Agreement, provided. however, that the foregoing indemnity shall not apply
to any damages which Seller may incur, merely from the fact that such
inspections or tests show that Hazardous Substances or adverse or undesirable
environmental conditions exist at the Property or that result from the release
of existing Hazardous Substances not brought onto the Property by Purchaser or
its agents or consultants and not resulting from the negligent acts or omissions
of Purchaser or its agents or consultants. Purchaser shall maintain and shall
ensure that Purchaser's consultants maintain public liability and property
damage insurance in the amount of $2,000,000 and in form and substance adequate
to insure against all liability of Purchaser and its consultants, respectively,
and each of its agents, employees or contractors, arising out of the inspections
or testing. All inspections and testing shall occur at reasonable times agreed
upon by Seller and Purchaser and shall be conducted so as not to interfere
unreasonably with use of the Property by Seller or its tenants.
ARTICLE IV
CLOSING
4.1 Time and Place. The consummation of the transaction contemplated
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hereby ("Closing") shall be held at the offices of Seller's counsel, Xxxxxx
Xxxxxx & Zavis, 000 Xxxx Xxxxxx Xxxxxx, Xxxxx 0000, Xxxxxxx, Xxxxxxxx, at 10:00
a.m. on July 8, 1998 or such earlier date mutually agreed to by Seller and
Purchaser. At Closing, Seller and Purchaser shall perform the obligations set
forth in, respectively, Section 4.2 and Section 4.3, the performance of which
obligations shall be concurrent conditions.
4.2 Seller's Obligations at Closing. At Closing, Seller shall:
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(a) deliver to Purchaser a duly executed trustee's deed (the "Deed") in
recordable form, conveying the Land and Improvements. subject only to the
Permitted Exceptions:
(b) deliver to Purchaser a duly executed xxxx of sale conveying the
Personal Property without warranty of title or use and without warranty,
expressed or implied, as to merchantability and fitness for any purpose;
(c) assign to Purchaser, and Purchaser shall assume, the landlord/
lessor interest in and to the Leases by duly executed assignment and assumption
agreement pursuant to which (i) Seller shall indemnify Purchaser and hold
Purchaser harmless from and against any and all claims pertaining to the Leases
arising prior to Closing and (ii) Purchaser shall indemnify Seller and hold
Seller harmless from and against any and all claims pertaining to the Leases
arising from and after the Closing, including without limitation, claims made by
tenants with respect to tenants' security deposits to the extent paid, credited
or assigned to Purchaser;
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(d) to the extent assignable, assign to Purchaser, and Purchaser shall
assume, Seller's interest in the Operating Agreements and the other Intangibles
by duly executed assignment and assumption agreement pursuant to which (i)
Seller shall indemnify Purchaser and hold Purchaser harmless from and against
any and all claims pertaining to the Operating Agreements arising prior to
Closing and (ii) Purchaser shall indemnify Seller and hold Seller harmless from
and against any and all claims pertaining to the Operating Agreements arising
from and after the Closing;
(e) deliver to Purchaser such Tenant Estoppels (as defined in Section
4.6(d) hereof) as are in Seller's possession and such Seller Estoppels (as
defined in Section 4.6(d) hereof) as Seller may elect to deliver;
(f) join with Purchaser to execute a notice in form and content
reasonably satisfactory to Purchaser and Seller which Purchaser shall send to
each tenant under each of the Leases informing such tenant of the sale of the
Property and of the assignment to Purchaser of Seller's interest in, and
obligations under, the Leases (including, if applicable any security deposits)
and directing that all rent and other sums payable after the Closing under each
such Lease shall be paid as set forth in the notice;
(g) deliver to Purchaser a certificate, dated as of the date of Closing
and executed on behalf of Seller by a duly authorized officer thereof, stating
that the representations and warranties of Seller contained in this Agreement
are true and correct in all material respects as of the date of Closing (with
appropriate modifications of those representations and warranties made in
Section 5.1 hereof to reflect any changes therein including without limitation
any changes resulting from actions under Section 5.4 hereof) or identifying any
representation or warranty which is not, or no longer is, true and correct and
explaining the state of facts giving rise to the change. In no event shall
Seller be liable to Purchaser for, or be deemed to be in default hereunder by
reason of, any breach of representation or warranty which results from any
change that (i) occurs between the Effective Date and the date of Closing and
(ii) is expressly permitted under the terms of this Agreement or is beyond the
reasonable control of Seller to prevent; provided, however. that the occurrence
of a change which is not permitted hereunder or is beyond the reasonable control
of Seller to prevent shall, if materially adverse to Purchaser, constitute the
non-fulfillment of the condition set forth in Section 4.6(b); if, despite
changes or other matters described in such certificate, the Closing occurs,
Seller's representations and warranties set forth in this Agreement shall be
deemed to have been modified by all statements made in such certificate;
(h) deliver to Purchaser such evidence as Purchaser's counsel and/or
the Title Company may reasonably require as to the authority of the person or
persons executing documents on behalf of Seller;
(i) deliver to Purchaser an affidavit duly executed by Seller stating
that Seller is not a "foreign person" as defined in the Federal Foreign
Investment in Real Property Tax Act of 1980 and the 1984 Tax Reform Act;
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(j) deliver to Purchaser the Leases, Operating Agreements and
licenses and permits, if any, in the possession of Seller or Seller's agents
(including Xxxxxx-Xxxxxxx Management Co. ("Manager"), the on-site manager of the
Property), together with the leasing and property files and records currently
maintained in the management office (without removal from such files of
materials which were contained therein during Purchaser's inspection of same
during the Inspection Period, other than Manager's proprietary materials) and
such other leasing and property files and records as are material in connection
with the continued operation, leasing and maintenance of the Property. Purchaser
shall cooperate with Seller for a period of seven (7) years after Closing (or
such shorter period that Purchaser owns the Property unless Purchaser has
retained such files and records following its sale of the Property) in case of
Seller's need in response to any legal requirement, a tax audit, tax return
preparation or litigation threatened or brought against Seller, by allowing
Seller and its agents or representatives access, upon reasonable advance notice
(which notice shall identify the nature of the information sought by Seller), at
all reasonable times and at Seller's cost and expense, to examine and make
copies of any and all such instruments, files and records delivered by Seller to
Purchaser, which right shall survive the Closing;
(k) deliver to Purchaser possession and occupancy of the Property,
subject only to the Permitted Exceptions;
(l) deliver to the Title Company such documents as are required by the
Title Company to issue the Title Policy and the endorsements thereto required
hereby, including a "gap undertaking", ALTA Statement and any required lien
waivers; and
(m) deliver to Purchaser the disclosure documentation, if any,
required pursuant to the Illinois Responsible Property Transfer Act.
(n) deliver to Purchaser an indemnity agreement in form reasonably
acceptable to Purchaser relating to amounts. if any, which may be payable by
Seller to the Illinois Department of Revenue pursuant to the provisions of
Section 902(d) of the Illinois Income Tax Act or to the City of Chicago pursuant
to the provisions of Section 3-4-140 of the Uniform Revenue Procedures Act.
(o) deliver such additional documents as shall be reasonably
required to consummate the transaction contemplated by this Agreement.
4.3 Purchaser's Obligations at Closing. At Closing, Purchaser shall:
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(a) pay to Seller the full amount of the Purchase Price, as increased
or decreased by prorations and adjustments as herein provided, in immediately
available wire transferred funds pursuant to Section 1.5 above, it being agreed
that at Closing the Xxxxxxx Money shall be delivered to Seller and applied
towards payment of the Purchase Price;
(b) join Seller in execution of the instruments described in Sections
4.2(c), 4.2(d), and 4.2(f) above;
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(c) deliver to Seller a certificate executed by Purchaser confirming
that the representations and warranties of Purchaser set forth in Section 5.5
are true and correct in all material respects on the date of Closing;
(d) deliver to Seller such evidence as Seller's counsel and/or THE
Title Company may reasonably require as to the authority of the person or
persons executing documents on behalf of Purchaser; and
(e) deliver such additional documents as shall be reasonably required
to consummate the transaction contemplated by this Agreement.
4.4 Credits and Prorations.
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(a) The following shall be apportioned with respect to the Property as
of 12:01 a.m., on the day of Closing, as if Purchaser were vested with title to
the Property during the entire day upon which Closing occurs:
(i) rents, if any, paid and collected as of the Closing (the term
"rents" as used in this Agreement includes all payments due and payable
by tenants under the Leases whether characterized as "rent" under the
Leases, or otherwise);
(ii) general real estate taxes and assessments ("Taxes") levied
against the Property which are payable in the year 1998 in accordance
with Section 4.4(b)(ii) below;
(iii) payments under the Operating Agreements;
(iv) gas, electricity and other utility charges for which Seller is
liable, if any, such charges to be apportioned at Closing on the basis
of the most recent meter reading occurring prior to Closing; and
(v) any other operating expenses or other items pertaining to the
Property which are customarily prorated between a purchaser and a seller
in the area in which the Property is located.
(b) Notwithstanding anything contained in the foregoing provisions:
(i) At Closing, (A) Seller shall, at Seller's option, either deliver
to Purchaser any security deposits actually held by Seller pursuant to
the Leases or credit to the account of Purchaser the amount of such
security deposits (to the extent such security deposits are not applied
against delinquent rents or otherwise as provided in the Leases), and
(B) Purchaser shall credit to the account of Seller all refundable cash
or other deposits posted with utility companies serving the Property (if
the same are assignable and are assigned by Seller to Purchaser), or, at
Seller's option, Seller shall be entitled to receive and retain such
refundable cash and deposits.
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(ii) Purchaser acknowledges that in Xxxx County, Illinois, Taxes for
calendar year 1997 are payable in calendar year 1998 in two installments,
the first of which has been paid. Purchaser further acknowledges that 1998
Taxes are payable in 1999. With respect to that portion of Taxes payable
in 1998 allocable to the period prior to the date of Closing, Seller shall
give a credit to Purchaser at Closing based on the amount of such Taxes as
estimated by Seller for purposes of monthly tax escalation xxxxxxxx to
tenants in 1998, less the amount of such Taxes previously paid by Seller
(or if the amount paid by Seller is greater than the amount allocable to
such period, Seller shall receive a credit in the amount of such excess).
Purchaser shall be responsible for the payment of the second installment of
Taxes for the year 1997 together with all Taxes for the year 1998 which are
payable in 1999. To the extent that the actual Taxes payable in calendar
year 1998 differs from the amount on which the proration was based, the
parties agree to reprorate such Taxes within thirty (30) days of receipt of
the final tax xxxx.
(iii) As to gas, electricity and other utility charges referred to in
Section 4.4(a)(iv) above, Seller may on notice to Purchaser elect to pay
one or more of all of said items accrued to the date hereinabove fixed for
apportionment directly to the person or entity entitled thereto, and to the
extent Seller so elects, such item shall not be apportioned hereunder, and
Seller's obligation to pay such item directly in such case shall survive
the Closing.
(iv) Purchaser shall be responsible for the payment of (A) all Tenant
Inducement Costs (as hereinafter defined) and leasing commissions which
become due and payable (whether before or after Closing) (1) as a result of
any renewals or expansions of existing Leases entered into between April 3,
1998 and the date of Closing, and (2) under any new Leases entered into
between April 3, 1998 and the date of Closing (provided such renewal,
expansion or new Lease entered into after the Effective Date is entered
into in accordance with this Agreement), (B) all Tenant Inducement Costs
arising from Leases in existence prior to April 3, 1998 with respect to
work or improvements to be performed pursuant to such Leases after the date
of Closing, (C) the unused portion of the tenant improvement allowance
payable to National Futures Association in the amount of $162,450, (D) the
leasing commission in the amount of $7,862 which is payable to Manager if
Chicago Capital fails to deliver a notice of termination in accordance with
its Lease, and (E) all Tenant Inducement Costs and leasing commissions with
respect to new Leases or renewals or expansions of existing Leases entered
into by Purchaser after Closing, including, without limitation, any
leasing commissions payable to Manager pursuant to the leasing agreement
between Seller and Manager with respect only to leases entered into by
Purchaser within ninety (90) days after Closing with tenants listed on
Exhibit 4.4(b)(iv)(A). Attached hereto as Exhibit 4.4(b)(iv)(B) is list of
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all Leases, renewals or expansions entered into between April 3, 1998 and
the Effective Date, which list includes the amount (or estimated amount) of
all Tenant Inducement Costs and leasing commissions payable in connection
therewith. If, as of the date of Closing, Seller shall have paid any
Tenant Inducement Costs or leasing
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commissions for which Purchaser is responsible pursuant to the foregoing
provisions, Purchaser shall reimburse Seller therefor at Closing. Except as
provided above. Seller shall be responsible for the payment of all Tenant
Inducement Costs and leasing commissions which become due and payable with
regard to renewals, expansions and new Leases entered into prior to April 3,
1998, including, without limitation, the Xxxxxxxxx, Xxxxxx & Xxxxxxxx
expansion. For purposes hereof, the term "Tenant Inducement Costs" shall
mean reasonable attorneys' fees and costs incurred in connection with the
preparation and negotiation of a new Lease or a renewal or expansion of an
existing Lease and any out-of-pocket payments required under a Lease to be
paid by the landlord thereunder to or for the benefit of the tenant
thereunder which is in the nature of a tenant inducement, including
specifically, without limitation, tenant improvement costs or allowances,
space planning costs, construction management fees, lease buyout costs, and
moving, design and refurbishment allowances, and any unused allowances for
such items which are to be applied after Closing against rent. The term
"Tenant Inducement Costs" shall not include any mid-term decorating or
carpeting allowances or the loss of income resulting from any free rental
period, it being agreed that Seller shall bear the loss resulting from any
free rental period until the date of Closing and that Purchaser shall bear
such loss from and after the date of Closing. Purchaser shall have no
obligation for and shall not assume or be responsible for any leasing
commissions other than those described in this Section 4.4(b)(iv).
(v) Unpaid and delinquent rent collected by Seller and Purchaser after the
date of Closing shall be delivered as follows: (a) if Seller collects any
unpaid or delinquent rent for the Property, Seller shall, within thirty (30)
days after the receipt thereof, deliver to Purchaser any such rent which
Purchaser is entitled to hereunder relating to the date of Closing and any
period thereafter, and (b) if Purchaser collects any unpaid or delinquent
rent from the Property, Purchaser shall, within thirty (30) days after the
receipt thereof, deliver to Seller any such rent which Seller is entitled to
hereunder relating to the period prior to the date of Closing. Seller and
Purchaser agree that all rent received by Seller or Purchaser after the date
of Closing shall be applied first to current rentals and then to delinquent
rentals, if any, in inverse order of maturity. Purchaser will make a good
faith effort after Closing to collect all rents in the usual course of
Purchaser's operation of the Property, but Purchaser will not be obligated to
institute any lawsuit or other collection procedures to collect delinquent
rents. Reasonable collection costs (Seller's share not to be in excess of
the amount of delinquent rents recovered by Purchaser) with respect to
delinquent rents shall be apportioned equitably to pre-and-post-Closing
delinquent rents. In the event that there shall be any rents or other
charges under any Leases which. although relating to a period prior to
Closing, do not become due and payable until after Closing or are paid prior
to Closing but are subject to adjustment after Closing (such as real estate
tax escalations, year end operating expense reimbursements and the like),
then any rents or charges of such type received by Purchaser or its agents or
Seller or its agents subsequent to Closing (or any amounts overpaid by
11
tenants) shall, to the extent applicable to a period extending through the
Closing, be prorated between Seller and Purchaser as of Closing and
Seller's portion thereof shall be remitted promptly to Seller by Purchaser
or to Purchaser by Seller, as applicable. Seller shall have no right to
seek to collect any delinquent rents directly from tenants during the
period commencing at Closing and ending on the date any such tenant is no
longer a tenant in the Improvements.
(c) To the extent any prorations are based upon estimated amounts,
such prorations shall be adjusted within 30 days of when actual amounts are
finally determined.
(d) The provisions of this Section 4.4 shall survive Closing.
4.5 Closing Costs. Seller shall pay (a) the fees of any counsel
-------------
representing it in connection with this transaction, (b) the fee for the title
examination and the Title Commitment and the premium for the Owner's Policy of
Title Insurance (with extended coverage and ALTA 3. 1 zoning endorsement) to be
issued to Purchaser by the Title Company at Closing, (c) the cost of the Survey,
(d) all transfer taxes payable in connection with this transaction, including
the transfer taxes imposed by the State of Illinois, the County of Xxxx and the
City of Chicago, and (e) one-half (1/2) of any escrow or closing fees which may
be charged by the Escrow Agent or Title Company. Purchaser shall pay (w) the
fees of any counsel representing Purchaser in connection with this transaction;
(x) the fees for recording the deed conveying the Property to Purchaser; (y) the
fee for any other endorsements required by Purchaser to the Owner's Policy of
Title Insurance to be issued to Purchaser by the Title Company at Closing; and
(z) one-half (1/2) of any escrow or closing fees charged by the Escrow Agent or
Title Company. All other costs and expenses incident to this transaction and
the closing thereof shall be paid by the party incurring same.
4.6 Conditions Precedent to Obligation of Purchaser. The obligation of
-----------------------------------------------
Purchaser to consummate the transaction hereunder shall be subject to the
fulfillment on or before the date of Closing of all of the following conditions,
any or all of which may be waived by Purchaser in its sole discretion:
(a) Seller shall have delivered to Purchaser all of the items required to
be delivered to Purchaser pursuant to the terms of this Agreement, including but
not limited to, those provided for in Section 4.2.
(b) All of the representations and warranties of Seller contained in this
Agreement shall be true and correct in all material respects as of the date of
Closing (with appropriate modifications permitted under this Agreement or not
adverse to Purchaser).
(c) Seller shall have performed and observed, in all material respects, all
covenants and agreements of this Agreement to be performed and observed by
Seller as of the date of Closing.
12
(d) Seller shall have received and provided to Purchaser estoppel
certificates. substantially in the form attached hereto as Exhibit 4.6(d)(i) (a
-----------------
"Tenant Estoppel") from Hyatt Corporation, Pritzker & Pritzker, Towers Xxxxxx,
Hartford Insurance, Xxxxxxxxx Lufkin & Xxxxxxxx, and National Futures
Association (collectively, the "Major Tenants") and from other tenants which,
together with the Major Tenants, lease at least seventy-seven and five tenths
percent (77.5 %) of the rentable square footage of the Improvements which is
leased as of the Effective Date. In the event that Seller is unable to deliver
the applicable percentage of Tenant Estoppels as provided above, at Seller's
option, this condition shall be deemed satisfied by Seller executing and
delivering at Closing in favor of Purchaser, on behalf of any one or more
tenants, other than the Major Tenants, which shall have failed to provide the
required Tenant Estoppel an estoppel certificate in substantially the form
attached hereto as Exhibit 4.6(d)(ii) (a "Seller Estoppel") (provided that
------------------
Seller Estoppels cannot be delivered with respect to more than 15% of the
rentable square footage of the Improvements which is leased as of the Effective
Date); provided, that Seller's liability under any such Seller Estoppel so
executed and delivered by Seller shall cease and terminate upon the receipt by
Purchaser following the Closing of a duly executed Tenant Estoppel from the
applicable tenant. To qualify as a Tenant Estoppel or Seller Estoppel for the
purposes of this Section 4.6(d), such Tenant Estoppel or Seller Estoppel must be
given by or with respect to a tenant which is not in bankruptcy; must be
substantially in the form of Exhibit 4.6(d)(i) or Exhibit 4.6(d)(ii), as
----------------- ----------
applicable, without material modification to paragraphs C or D thereof; must
confirm that the documents comprising the applicable Lease are as listed on
--
Exhibit 1. 1 (d) hereto; must confirm that the monthly base rent currently
----------------
payable by the tenant is as set forth in the Lease; must confirm the monthly
amount currently payable by the tenant as its estimated monthly rent adjustment
deposit (to the extent applicable under said tenant's Lease); and must confirm
that rent payments are not more than fifteen (15) days delinquent.
Notwithstanding the foregoing, if a Tenant Estoppel indicates that rent payments
are more than fifteen (15) days delinquent, said Tenant Estoppel will qualify as
a Tenant Estoppel hereunder if Seller provides Purchaser with evidence
reasonably acceptable to Purchaser that rent payments are not more than fifteen
(15) days delinquent.
(e) No condemnation proceeding against the Property or any part thereof
shall have been filed, nor shall Seller have received written notice from a
governmental authority that such a proceeding will be commenced, which, in
either case, would result in a permanent and material impairment of the current
use of the Property.
In the event any of the foregoing conditions are not fulfilled or waived by
Purchaser by Closing, this Agreement shall terminate and the Xxxxxxx Money shall
be returned to Purchaser.
4.7 Conditions Precedent to Obligation of Seller. The obligation of Seller
--------------------------------------------
to consummate the transaction hereunder shall be subject to the fulfillment on
or before the date of Closing of all of the following conditions, any or all of
which may be waived by Seller in its sole discretion:
(a) Seller shall have received the Purchase Price as adjusted
pursuant to and payable in the manner provided for in this Agreement.
13
(b) Purchaser shall have delivered to Seller all of the items required
to be delivered to Seller pursuant to the terms of this Agreement. including
but not limited to, those provided for in Section 4.3.
(c) All of the representations and warranties of Purchaser contained
in this Agreement shall be true and correct in all material respects as of
the date of Closing.
(d) Purchaser shall have performed and observed, in all material
respects, all covenants and agreements of this Agreement to be performed and
observed by Purchaser as of the date of Closing.
In the event any of the foregoing conditions are not fulfilled or waived by
Seller by Closing, this Agreement shall terminate and the Xxxxxxx Money shall be
retained by Seller.
ARTICLE V
REPRESENTATIONS, WARRANTIES AND COVENANTS
5.1 Representations and Warranties of Seller. Seller hereby makes the
------------------------------
following representations and warranties to Purchaser as of the Effective Date:
(a) Organization and Authority. Seller has been duly organized and is
--------------------------
validly existing under the laws of the State of Illinois. Seller has the
full right and authority to enter into this Agreement and to transfer all of
the Property to be conveyed by Seller pursuant hereto and to consummate or
cause to be consummated the transactions contemplated herein to be made by
Seller. The person signing this Agreement on behalf of Seller is authorized
to do so.
(b) Pending Actions. To Seller's knowledge, there is no action, suit,
---------------
arbitration, unsatisfied order or judgment, governmental investigation or
proceeding pending against the Property or the transaction contemplated by
this Agreement, which, if adversely determined, could individually or in the
aggregate have a material adverse effect on title to the Property or any
portion thereof or which could in any material way interfere with the
consummation by Seller of the transaction contemplated by this Agreement.
(c) Leases. Seller is the lessor or landlord or the successor lessor
------
or landlord under the Leases. Except as set forth in the Lease Schedule
there are no other leases or occupancy agreements to which the landlord is a
party affecting the Property other than subleases or other occupancy
agreements between tenants and third parties. Except as otherwise set forth
in the Leases, to Seller's knowledge, no presently effective rent
concessions have been given to any tenants and no rent has been paid in
advance by any tenants respecting a period subsequent to the Closing. Except
as set forth in Exhibit 5. 1 (c) hereto, no tenants have asserted in writing
any claims, defenses or offsets to rent accruing from and after the date of
Closing. To Seller's knowledge, except as set forth in Exhibit 5.1(c)
-----------------
hereto, no material default, delinquency or breach exists on the part of
14
any tenant. There are no material defaults or breaches on the part of the
landlord under any Lease. In the event that any Tenant Estoppel delivered
to Purchaser with respect to any Lease shall contain any statement of fact,
information or other matter which is inconsistent with the matters stated
in Seller's representations in this Section 5. l(c), the Tenant Estoppel
shall control and Seller shall have no liability for any claim based upon a
breach of representation regarding such statement of fact, information or
other matter contained in the Tenant Estoppel. Notwithstanding anything to
the contrary contained in this Agreement, Seller does not represent or
warrant that any particular Lease will be in force or effect at Closing or
that the tenants under the Leases will have performed their obligations
thereunder. The termination of any Lease prior to Closing by reason of the
tenant's default shall not entitle Purchaser to an abatement of or credit
against the Purchase Price or give rise to any other claim on the part of
Purchaser. Seller has received no written notice of any termination of any
Lease.
(d) Lease Brokerage. There are no lease brokerage agreements, leasing
---------------
commission agreements or other agreements providing for payments of any
amounts for leasing activities or procuring tenants with respect to the
Property other than as disclosed in Exhibit 1. 1 (e).
--------
(e) No Violations. Except as disclosed in Exhibit 5.1(e) hereto,
------------- --------------
Seller has not received prior to the Effective Date any written
notification from any governmental or public authority (i) that the
Property is in violation of any applicable fire, health, building, use,
occupancy or zoning laws where such violation remains outstanding or (ii)
that any work is required to be done upon or in connection with the
Property, where such work remains outstanding.
(f) Taxes and Assessments. True and complete copies of the most
---------------------
recent real estate tax bills for the Property have been delivered to
Purchaser.
(g) Condemnation. Seller has not received written notice that any
------------
condemnation proceeding relating to the Property has been commenced or is
threatened. and to Seller's knowledge, no condemnation proceedings relating
to the Property are pending or threatened.
(h) Insurance. Seller has not received any written notice from any
---------
insurance company or board of fire underwriters of any defects or
inadequacies in or on the Property or any part or component thereof that
would materially and adversely affect the insurability of the Property or
cause any material increase in the premiums for insurance for the Property
that have not been cured or repaired.
(i) Environmental Matters. Except as set forth in any environmental
---------------------
assessment reports in Seller's possession and disclosed to Purchaser or as
otherwise disclosed to Purchaser, Seller has no knowledge of any releases
of Hazardous Substances affecting the Property in violation of
environmental statutes, ordinances or regulations affecting the Property
and Seller has received no written notification that any governmental or
quasi-governmental authority has determined that there are any violations
of environmental statutes, ordinances or regulations regarding Hazardous
15
Substances at the Property. As used herein, "Hazardous Substances" means
all hazardous or toxic materials, substances, pollutants, contaminants, or
wastes (including asbestos. petroleum. formaldehyde and polychlorinated
biphenyls) currently identified as a hazardous substance or waste in the
Comprehensive Environmental Response, Compensation and Liability Act of
1980 (commonly known as "CERCLA"), as amended, the Superfund Amendments and
Reauthorization Act (commonly known as "XXXX"), the Resource Conservation
and Recovery Act (commonly known as "RCRA"), or any other federal, state or
local legislation or ordinances applicable to the Property.
(j) Management and Leasing Agreements. The management agreement and
---------------------------------
leasing agreement between Seller and Manager will terminate upon Closing
and Purchaser shall have no obligations thereunder except with respect to
the payment of any leasing commissions payable to Manager pursuant to the
terms of the leasing agreement for which Purchaser is responsible pursuant
to Section 4.4(b)(iv) hereof.
(k) Options, Etc. Seller has not granted and there does not exist any
-------------
option, first refusal right or other first opportunity right to purchase
the Property which is currently in effect.
(1) Land Trust. Title to the Land and Improvements is held in an
----------
Illinois land trust, the sole beneficiary of which is Seller. Seller has
full power and authority to direct the trustee to convey the Land and
Improvements.
5.2 Knowledge Defined. References to the "knowledge" of Seller shall
-----------------
refer only to the actual knowledge of the Designated Employee (as hereinafter
defined) of ERE Yarmouth, and shall not be construed, by imputation or
otherwise, to refer to the knowledge of Seller, ERE Yarmouth, or any affiliate
of either of them. to any property manager, or to any other officer, agent,
manager, representative or employee of Seller or ERE Yarmouth or any affiliate
thereof or to impose upon such Designated Employee any duty to investigate the
matter to which such actual knowledge, or the absence thereof, pertains, except
that the Designated Employee has discussed such matters with J. Xxxxxxx Xxxxxx
(the property manager) and Xxxx Xxxxxxxxx (the leasing manager). As used herein,
the term "Designated Employee" shall refer to Xxxxxxx X. Xxxxxx.
5.3 Survival of Seller's Representations and Warranties. The
---------------------------------------------------
representations and warranties of Seller set forth in Section 5.1 as updated by
the certificate of Seller to be delivered to Purchaser at Closing in accordance
with Section 4.2(g) hereof, shall survive Closing for a period of one (1) year.
No claim for a breach of any representation or warranty of Seller shall be
actionable or payable (a) if the breach in question results from or is based on
a condition, state of facts or other matter which was known to Purchaser prior
to Closing, (b) unless the valid claims for all such breaches collectively
aggregate more than Two Hundred Fifty Thousand Dollars ($250,000), in which
event the full amount of such claims (subject to the following limitation) shall
be actionable, and (c) unless written notice containing a description of the
specific nature of such breach shall have been given by Purchaser to Seller
prior to the expiration of said one (1) year period and an action shall have
been commenced by Purchaser against Seller within eighteen (18) months of
Closing.
16
5.4 Covenants of Seller. Seller hereby covenants with Purchaser as
-------------------
follows:
(a) From the Effective Date hereof until the Closing or earlier
termination of this Agreement, Seller shall use reasonable efforts to
operate and maintain the Property in a manner generally consistent
with the manner in which Seller has operated and maintained the
Property prior to the date hereof.
(b) Seller shall use reasonable efforts (but without obligation
to incur any cost or expense) to obtain and deliver to Purchaser prior
to Closing, a Tenant Estoppel from each tenant occupying space in the
Improvements.
(c) A copy of any renewal or expansion of an existing Lease or of
any new Lease which Seller wishes to execute between the Effective
Date and the date of Closing will be submitted to Purchaser prior to
execution by Seller together with a statement of all Tenant Inducement
Costs and leasing commissions to be incurred or estimated to be
incurred in connection therewith. Purchaser agrees to notify Seller in
writing within five (5) business days after its receipt thereof of
either its approval (which approval will not be unreasonably withheld)
or disapproval, provided, however, that Purchaser shall be deemed to
have approved any extension of a lease term or expansion of premises
demised under a Lease which expansion or extension is required by the
terms of such Lease. In the event Purchaser informs Seller that
Purchaser does not approve the renewal or expansion of the existing
Lease or the new Lease, Seller shall not effect such renewal,
expansion or new Lease except upon terms and conditions approved by
Purchaser. In the event Purchaser fails to notify Seller in writing of
its approval or disapproval within the five (5) day time period for
such purpose set forth above, such failure shall be deemed the
approval by Purchaser.
5.5 Representations and Warranties of Purchaser. Purchaser hereby
-------------------------------------------
represents and warrants to Seller:
(a) Purchaser is not acquiring the Property with the assets of an
employee benefit plan as defined in Section 3(3) of the Employee
Retirement Income Security Act of 1974, as amended ("ERISA") and
Purchaser is not a "party-in-interest" (within the meaning of Section
3(14) of ERISA) to any of the pension or profit sharing plans of
International Business Machines.
(b) Purchaser has the full right, power and authority to purchase
the Property as provided in this Agreement and to carry out
Purchaser's obligations hereunder, and all requisite action necessary
to authorize Purchaser to enter into this Agreement and to carry out
its obligations hereunder have been, or by the Closing will have been,
taken. The person signing this Agreement on behalf of Purchaser is
authorized to do so.
(c) There is no action, suit, arbitration, unsatisfied order or
judgment, government investigation or proceeding pending against
Purchaser which, if adversely determined. could individually or in the
aggregate materially interfere with the consummation of the
transaction contemplated by this Agreement.
17
5.6 Survival of Purchaser's Representations and Warranties. The
-------------------------------------------
representation and warranties of Purchaser set forth in Section 5.5(a) shall
survive Closing and shall be a continuing representation and warranty without
limitation. All other representations and warranties of Purchaser shall survive
Closing for a period of ninety (90) days.
5.7 Covenants of Purchaser. Purchaser hereby covenants with Seller
----------------------
that Purchaser shall, in connection with its investigation of the Property
during the Inspection Period, inspect the Property for the presence of Hazardous
Substances (as defined in Section 5. l(i) hereof), and shall furnish to Seller
copies of any reports received by Purchaser in connection with any such
inspection. Except for claims based on representations or warranties contained
in Section 5. l(i), Purchaser irrevocably waives any claim against Seller
arising from the presence of Hazardous Substances on the Property. Purchaser
shall also furnish to Seller copies of any other reports received by Purchaser
relating to any other inspections of the Property conducted on Purchaser's
behalf, if any (including, specifically, without limitation, any reports
analyzing compliance of the Property with the provisions of the Americans with
Disabilities Act ("ADA"), 42 U.S.C. (S)12101, et M., if applicable,). All
--
reports forwarded by Purchaser to Seller pursuant to this Agreement shall be as
furnished without warranty or representation of any kind with respect thereto,
including, without limitation, any warranty or representation of accuracy,
completeness or methodology.
ARTICLE VI
DEFAULT
6.1 Default by Purchaser. If Purchaser defaults in the performance
--------------------
of any material obligation hereunder for any reason other than Seller's default
or the permitted termination of this Agreement by either Seller or Purchaser as
herein expressly provided, Seller shall be entitled, as its sole remedy, to
terminate this Agreement and receive the Xxxxxxx Money as liquidated damages for
the breach of this Agreement, it being agreed between the parties hereto that
the actual damages to Seller in the event of such breach are impractical to
ascertain and the amount of the Xxxxxxx Money is a reasonable estimate thereof.
Except as otherwise provided in this Agreement, Seller expressly waives its
rights to seek additional damages in the event of Purchaser's default hereunder.
6.2 Default by Seller. If Seller defaults in the performance of any
-----------------
material obligation hereunder for any reason other than Purchaser's default or
the permitted termination of this Agreement by Seller or Purchaser as herein
expressly provided, Purchaser shall be entitled, as its sole remedy, either (a)
to receive the return of the Xxxxxxx Money and the payment by Seller of all out-
of-pocket third-party costs and expenses incurred by Purchaser in connection
with this Agreement (including, without limitation, costs incurred in the
performance of tests, inspections and other due diligence and the procurement of
financing for the acquisition of the Property) up to a maximum amount of
$600,000, which return and payment shall operate to terminate this Agreement and
release Seller from any and all liability hereunder, or (b) to enforce specific
performance of Seller's obligations hereunder. Except as otherwise provided in
this Agreement, Purchaser expressly waives its rights to seek additional damages
in the event of Seller's default hereunder. Purchaser shall be deemed to have
elected to terminate this Agreement and receive
18
back the Xxxxxxx Money if Purchaser fails to file suit for specific performance
against Seller in a court having jurisdiction in the county and state in which
the Property is located, on or before ninety (90) days following the date upon
which Closing was to have occurred.
ARTICLE VII
RISK OF LOSS
7.1 Minor Damage. In the event of loss or damage to the Property or any
------------
portion thereof which is not "major" (as hereinafter defined), this Agreement
shall remain in full force and effect provided (a) Seller performs any necessary
repairs or, (b) at Seller's option, provided the insurance proceeds (together
with the deductible amount) or the condemnation awards are sufficient to make
the necessary repairs, Seller assigns to Purchaser all of Seller's right, title
and interest to any claims and proceeds Seller may have with respect to any
casualty insurance policies, business interruption insurance policies (for the
period following Closing) or condemnation awards relating to the premises in
question. In the event that Seller elects to per-form repairs upon the
Property, Seller shall use reasonable efforts to complete such repairs promptly
and the date of Closing shall be extended a reasonable time in order to allow
for the completion of such repairs. If Seller elects to assign a casualty claim
to Purchaser, the Purchase Price shall be reduced by an amount equal to the
deductible amount under Seller's insurance policy. Upon Closing, full risk of
loss with respect to the Property shall pass to Purchaser.
7.2 Major Damage. In the event of a "major" loss or damage, Purchaser may
------------
terminate this Agreement by written notice delivered to Seller within ten (10)
business days after Seller sends Purchaser written notice of the occurrence of a
major loss or damage, in which event the Xxxxxxx Money shall be returned to
Purchaser. Failure of Purchaser to timely deliver to Seller a notice that it
elects to proceed with Closing shall be deemed an election to terminate this
Agreement. If Purchaser timely elects to proceed to Closing, then Seller shall
assign to Purchaser all of Seller's right, title and interest to any claims and
proceeds Seller may have with respect to any casualty insurance policies,
business interruption insurance policies (for the period following Closing) or
condemnation awards relating to the premises in question and the Purchase Price
shall be reduced by an amount equal to the deductible amount under Seller's
insurance policy. Upon Closing, MI risk of loss with respect to the Property
shall pass to Purchaser.
7.3 Definition of "Major" Loss or Damage. For purposes of Sections 7.1
------------------------------------
and 7.2, "major" loss or damage refers to the following: (i) loss or damage to
the Property or any portion thereof, whether by casualty or condemnation, such
that the cost of repairing or restoring the premises in question to a condition
substantially identical to that of the premises in question prior to the event
of damage would be, in the opinion of an architect selected by Seller and
reasonably approved by Purchaser, equal to or greater than Two Million and
No/100 Dollars ($2,000,000.00), or (ii) any loss due to a condemnation which
permanently and materially impairs the current use of the Property, or (iii) any
loss or damage to the Property, whether by casualty or condemnation, which
results in the right of a tenant under a Major Lease to terminate its Lease
(unless such right is waived in writing within ten (10) business days after
Seller's notice to Purchaser of such loss or damage) or results in the right of
tenants under Leases aggregating 15,000 square feet or more of space in the
Property to terminate such Leases
19
(exclusive of such rights which have been waived in writing within ten (10)
business days after Seller's notice to Purchaser of such loss or damage). If
Purchaser does not give notice to Seller of Purchaser's reasons for disapproving
an architect within five (5) business days after receipt of notice of the
proposed architect, Purchaser shall be deemed to have approved the architect
selected by Seller.
ARTICLE VIII
COMMISSIONS
8.1 Brokerage Commissions. Each party represents to the other that there
---------------------
has been no broker or finder engaged in connection with the sale of the Property
other than Eastdil Realty, Inc. (the "Broker"). Seller agrees to pay any fee
payable to Broker pursuant to a separate written agreement between Seller and
Broker. Each party agrees that should any claim be made for brokerage
commissions or finder's fees by any broker or finder other than the Broker by,
through or on account of any acts of said party or ITS representatives, said
party will indemnify and hold the other party free and harmless from and against
any and all loss, liability, cost, damage and expense in connection therewith.
The provisions of this paragraph shall survive Closing or the termination of
this Agreement and shall not be subject to any limitation on damages contained
in any other provision of this Agreement.
ARTICLE IX
DISCLAIMERS AND WAIVERS
9.1 No Reliance on Documents. Except as expressly stated herein, Seller
------------------------
makes no representation or warranty as to the accuracy or completeness of any
materials, data or information delivered by Seller to Purchaser in connection
with the transaction contemplated hereby. Purchaser acknowledges and agrees
that all materials, data and information delivered by Seller to Purchaser in
connection with the transaction contemplated hereby are provided to Purchaser as
a convenience only and that any reliance on or use of such materials, data or
information by Purchaser shall be at the sole risk of Purchaser, except as
otherwise expressly stated herein. Without limiting the generality of the
foregoing provisions, Purchaser acknowledges and agrees that (a) any
environmental or other report with respect to the Property which is delivered by
Seller to Purchaser shall be for general informational purposes only, (b)
Purchaser shall not have any right to rely on any such report delivered by
Seller to Purchaser, but rather will rely on its own inspections and
investigations of the Property and any reports commissioned by Purchaser with
respect thereto, and (c) neither Seller, any affiliate of Seller nor the person
or entity which prepared any such report delivered by Seller to Purchaser shall
have any liability to Purchaser for any inaccuracy in or omission from any such
report.
9.2 DISCLAIMERS. EXCEPT AS EXPRESSLY SET FORTH IN THIS
-----------
AGREEMENT, IT IS UNDERSTOOD AND AGREED THAT SELLER IS NOT MAKING
AND HAS NOT AT ANY TIME MADE ANY WARRANTIES OR REPRESENTATIONS OF ANY KIND OR
CHARACTER, EXPRESSED OR IMPLIED, WITH RESPECT TO THE
20
PROPERTY, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OR REPRESENTATIONS AS TO
HABITABILITY. MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, ZONING,
TAX CONSEQUENCES, LATENT OR PATENT PHYSICAL OR ENVIRONMENTAL CONDITION,
UTILITIES, OPERATING HISTORY OR PROJECTIONS, VALUATION, GOVERNMENTAL APPROVALS,
THE COMPLIANCE OF THE PROPERTY WITH GOVERNMENTAL LAWS. THE ACCURACY OR
COMPLETENESS OF THE PROPERTY DOCUMENTS OR ANY OTHER INFORMATION PROVIDED BY OR
ON BEHALF OF SELLER TO PURCHASER, OR ANY OTHER MATTER OR THING REGARDING THE
PROPERTY. PURCHASER ACKNOWLEDGES AND AGREES THAT UPON CLOSING SELLER SHALL SELL
AND CONVEY TO PURCHASER AND PURCHASER SHALL ACCEPT THE PROPERTY "AS IS, WHERE
IS, WITH ALL FAULTS". EXCEPT TO THE EXTENT EXPRESSLY PROVIDED OTHERWISE IN THIS
AGREEMENT OR IN DOCUMENTS EXECUTED AND DELIVERED AT CLOSING. PURCHASER HAS NOT
RELIED AND WILL NOT RELY ON, AND SELLER IS NOT LIABLE FOR OR BOUND BY, ANY
EXPRESSED OR IMPLIED WARRANTIES, GUARANTIES, STATEMENTS, REPRESENTATIONS OR
INFORMATION PERTAINING TO THE PROPERTY OR RELATING THERETO (INCLUDING
SPECIFICALLY, WITHOUT LIMITATION, PROPERTY INFORMATION PACKAGES DISTRIBUTED WITH
RESPECT TO THE PROPERTY) MADE OR FURNISHED BY SELLER, THE MANAGER OF THE
PROPERTY, OR ANY REAL ESTATE BROKER OR AGENT REPRESENTING OR PURPORTING TO
REPRESENT SELLER, TO WHOMEVER MADE OR GIVEN, DIRECTLY OR INDIRECTLY, ORALLY OR
IN WRITING, UNLESS SPECIFICALLY SET FORTH IN THIS AGREEMENT OR IN DOCUMENTS
EXECUTED AND DELIVERED AT CLOSING. PURCHASER REPRESENTS TO SELLER THAT
PURCHASER HAS CONDUCTED, OR WILL CONDUCT PRIOR TO CLOSING, SUCH INVESTIGATIONS
OF THE PROPERTY, INCLUDING BUT NOT LIMITED TO, THE PHYSICAL AND ENVIRONMENTAL
CONDITIONS THEREOF, AS PURCHASER DEEMS NECESSARY TO SATISFY ITSELF AS TO THE
CONDITION OF THE PROPERTY AND THE EXISTENCE OR NONEXISTENCE OR CURATIVE ACTION
TO BE TAKEN WITH RESPECT TO ANY HAZARDOUS OR TOXIC SUBSTANCES ON OR DISCHARGED
FROM THE PROPERTY, AND WILL RELY SOLELY UPON SAME AND NOT UPON ANY INFORMATION
PROVIDED BY OR ON BEHALF OF SELLER OR ITS AGENTS OR EMPLOYEES WITH RESPECT
THERETO, OTHER THAN SUCH REPRESENTATIONS, WARRANTIES AND COVENANTS OF SELLER AS
ARE EXPRESSLY SET FORTH IN THIS AGREEMENT OR IN DOCUMENTS EXECUTED AND DELIVERED
AT CLOSING. UPON CLOSING, PURCHASER SHALL ASSUME THE RISK THAT ADVERSE MATTERS,
INCLUDING BUT NOT LIMITED TO, CONSTRUCTION DEFECTS AND ADVERSE PHYSICAL AND
ENVIRONMENTAL CONDITIONS, MAY NOT HAVE BEEN REVEALED BY PURCHASER9S
INVESTIGATIONS, AND PURCHASER, UPON CLOSING, SHALL BE DEEMED TO HAVE WAIVED,
RELINQUISHED AND RELEASED SELLER (AND SELLERS, PARTNERS AND THEIR RESPECTIVE
OFFICERS, DIRECTORS, SHAREHOLDERS, EMPLOYEES AND AGENTS) FROM AND AGAINST ANY
AND ALL CLAIMS, DEMANDS, CAUSES OF ACTION (INCLUDING CAUSES OF ACTION IN TORT),
LOSSES, DAMAGES, LIABILITIES. COSTS AND EXPENSES (INCLUDING ATTORNEYS' FEES AND
COURT COSTS) OF ANY AND EVERY KIND OR CHARACTER, KNOWN OR UNKNOWN, WHICH
PURCHASER MIGHT HAVE ASSERTED OR ALLEGED AGAINST
21
SELLER (AND SELLER'S PARTNERS AND THEIR RESPECTIVE OFFICERS, DIRECTORS,
SHAREHOLDERS, EMPLOYEES AND AGENTS) AT ANY TIME BY REASON OF OR ARISING OUT OF
ANY LATENT OR PATENT CONSTRUCTION DEFECTS OR PHYSICAL CONDITIONS, VIOLATIONS OF
ANY APPLICABLE LAWS (INCLUDING, WITHOUT LIMITATION, ANY ENVIRONMENTAL LAWS) AND
ANY AND ALL OTHER ACTS, OMISSIONS, EVENTS, CIRCUMSTANCES OR MATTERS REGARDING
THE PROPERTY UNLESS SUCH CLAIM RESULTS FROM A BREACH OF ANY APPLICABLE
REPRESENTATION OR WARRANTY OF SELLER HEREUNDER OR UNDER ANY DOCUMENT EXECUTED
AND DELIVERED AT CLOSING. PURCHASER AGREES THAT SHOULD ANY CLEANUP, REMEDIATION
OR REMOVAL OF HAZARDOUS SUBSTANCES OR OTHER ENVIRONMENTAL CONDITIONS ON THE
PROPERTY BE REQUIRED AFTER THE DATE OF CLOSING, PURCHASER SHALL MAKE NO CLAIM OR
DEMAND AGAINST SELLER TO PROVIDE OR PAY FOR ALL OR ANY PART OF SUCH CLEAN-UP,
REMOVAL OR REMEDIATION UNLESS SUCH CLAIM RESULTS FROM A BREACH OF ANY APPLICABLE
REPRESENTATION OR WARRANTY OF SELLER HEREUNDER OR UNDER ANY DOCUMENT EXECUTED
AND DELIVERED AT CLOSING.
9.3 Survival of Disclaimers. Seller and Purchaser agree that the
-----------------------
provisions of this Article IX shall survive Closing.
ARTICLE X
MISCELLANEOUS
10.1 Confidentiality. Purchaser and Seller, and their respective
---------------
representatives, shall hold in strictest confidence all data and information
obtained with respect to the other party or its business, whether obtained
before or after the execution and delivery of this Agreement (excluding any
information which is a matter of public record), and shall not disclose the same
to others, provided, however, that it is understood and agreed that each party
may disclose such data and information to the employees, consultants, lenders,
accountants and attorneys of such party provided that such persons agree to
treat such data and information confidentially, to others as required by law and
in connection with any legal proceeding against the other party. In the event
this Agreement is terminated or Purchaser fails to perform hereunder, Purchaser
shall promptly return to Seller any statements, documents, schedules, exhibits
or other written information obtained from Seller in connection with this
Agreement or the transaction contemplated herein. In the event of a breach or
threatened breach by Purchaser or Seller, or their respective agents or
representatives, of this Section 10.1, the other party shall be entitled to an
injunction restraining the breaching party or its agents or representatives from
disclosing, in whole or in part, such confidential information. Nothing herein
shall be construed as prohibiting a party from pursuing any other available
remedy at law or in equity for such breach or threatened breach. The provisions
of this Section 10.1 shall terminate as of Closing but shall, if no Closing
occurs, survive the termination of this Agreement. Notwithstanding the
foregoing, no disclosure of the parties comprising Seller shall be made by
Purchaser at any time without the consent of Seller. The parties acknowledge
that newspaper items regarding the sale of the
22
Property appeared in Chicago newspapers and that neither party shall have any
liability therefor under this Section 10.1 or Section 10.2.
10.2 Public Disclosure. Prior to Closing and until four (4) months after
-----------------
Closing, any release to the public of information with respect to the sale
contemplated herein or any matters set forth in this Agreement (other than
matters which are of public record or are required by law to be disclosed) will
be made only in the form approved by Purchaser and Seller and their respective
counsel. Notwithstanding the foregoing, no disclosure of the parties comprising
Seller shall be made by Purchaser at any time without the consent of Seller.
10.3 Discharge of Obligations. The acceptance of the Deed by Purchaser
------------------------
shall be deemed to be a full performance and discharge of every representation
and warranty made by Seller herein and every agreement and obligation on the
part of Seller to be performed pursuant to the provisions of this Agreement,
except those which are herein specifically stated to survive Closing.
10.4 Assignment. Purchaser may not assign its rights under this Agreement
----------
without first obtaining Seller's written approval, which approval may be given
or withheld in Seller's sole discretion, except that Purchaser may assign this
Agreement to an entity controlled by Purchaser. Any assignment by Purchaser
shall not release Purchaser from the performance of its obligations hereunder.
Under no circumstances shall Purchaser have the right to assign this Agreement
to any person or entity owned or controlled by an employee benefit plan if
Seller's sale of the Property to such person or entity would, in the reasonable
opinion of Seller's ERISA advisor, create or otherwise cause a "prohibited
transaction" under ERISA. In the event Purchaser assigns this Agreement or
transfers any ownership interest in Purchaser, and such assignment or transfer
would make the consummation of the transaction hereunder a "prohibited
transaction" under ERISA and necessitate the termination of this Agreement then,
notwithstanding any contrary provision which may be contained herein, Seller
shall have the right to pursue any remedy available at law or in equity as a
result of such assignment or transfer.
10.5 Notices. Any notice pursuant to this Agreement shall be given in
-------
writing by (a) personal delivery, or (b) reputable overnight delivery service
with proof of delivery, or (c) United States Mail, postage prepaid, registered
or certified mail, return receipt requested, or (d) legible facsimile
transmission sent to the intended addressee at the address set forth below, or
to such other address or to the attention of such other person as the addressee
shall have designated by written notice sent in accordance herewith, and shall
be deemed to have been given either at the time of personal delivery, or, in the
case of expedited delivery service or mail, as of the date of receipt (provided
that refusal to accept delivery shall be deemed receipt) or, in the case of
facsimile transmission, as of the date of the facsimile transmission provided
that for informational purposes only and not for determining the effective date
or effectiveness of any notice an original of such facsimile shall also be sent
to the intended addressee by means described in clauses (a), (b) or (c) above.
Unless changed in accordance with the preceding sentence, the addresses for
notices given pursuant to this Agreement shall be as follows:
23
If to Seller:
c/o ERE Yarmouth 000 Xxxxx Xxxxxxxxx Xxxxx Xxxxx
Xxxxx 0000
Xxxxxxx, Xxxxxxxx 00000-0000
Attn.: Xxxxxxx X. Xxxxxx
TELECOPY: (000) 000-0000
with a copy to: The Equitable Life Assurance Society of the United States
1290 Avenue of the Americas
Xxx Xxxx, Xxx Xxxx 00000
Attn.: Corporate and Investments -- Law Department
TELECOPY: (000) 000-0000
and to: UBS Asset Management
0000 Xxxxxx xx xxx Xxxxxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attn.: Xxxxx Xxxxx
TELECOPY: (000) 000-0000
and to: Xxxx & Priest
00 Xxxx 00xx Xxxxxx
Xxx Xxxx, Xxx Xxxx 00000
Attn.: Xxxxxxx Xxxx, Esq.
TELECOPY: (000) 000-0000
and to: Xxxxxx Xxxxxx & Zavis
000 Xxxx Xxxxxx Xxxxxx
Xxxxx 0000
Xxxxxxx, Xxxxxxxx 00000
Attn.: Xxx X. Xxxxxxx, Esq.
TELECOPY: (000) 000-0000
If to Purchaser: Overseas Partners Capital Corp.
000 Xxxxxxxxx Xxxxxx Xxxxx
Xxxxx 000
Xxxxxxx, Xxxxxxx 00000
Attn.: Legal Department
TELECOPY: (000) 000-0000
24
with a copy to: Overseas Partners, Ltd.
Mintflower Place
P.O. Box HM1581
8 Par-La-Ville Road
Xxxxxxxx XX GX
Bermuda
Attn.: Legal Department
TELECOPY: (000) 000-0000
and with a copy to: Xxxxxxxx Xxxxxxx LLP
NationsBank Plaza
Suite 5200
000 Xxxxxxxxx Xxxxxx, X.X.
Xxxxxxx, Xxxxxxx 00000-0000
Attn.: Xxxxx X. Xxxxxxx, Esq.
TELECOPY: (000) 000-0000
10.6 Intentionally Omitted.
---------------------
10.7 Modifications. This Agreement cannot be changed orally, and no
-------------
executory agreement shall be effective to waive, change, modify or discharge it
in whole or in part unless such executory agreement is in writing and is signed
by the parties against whom enforcement of any waiver, change, modification or
discharge is sought.
10.8 Tenant Notification Letters. Purchaser shall deliver to each and
---------------------------
every tenant of the Property under a Lease thereof a signed statement
acknowledging Purchaser's receipt and responsibility for each tenant's security
deposit (to the extent delivered by Seller to Purchaser at Closing), if any, all
in compliance with and pursuant to the applicable provisions of applicable law.
The provisions of this paragraph shall survive Closing.
10.9 Calculation of Time Periods. Unless otherwise specified, in
---------------------------
computing any period of time described in this Agreement, the day of the act or
event after which the designated period of time begins to run is not to be
included and the last day of the period so computed is to be included, unless
such last day is a Saturday, Sunday or legal holiday under the laws of the State
in which the Property is located, in which event the period shall run until the
end of the next day which is neither a Saturday, Sunday or legal holiday. The
final day of any such period shall be deemed to end at 5 p.m., Central time.
10.10 Successors and Assigns. The terms and provisions of this Agreement
----------------------
are to apply to and bind the permitted successors and assigns of the parties
hereto.
10.11 Entire Agreement. This Agreement, including the Exhibits, contains
----------------
the entire agreement between the parties pertaining to the subject matter hereof
and fully supersedes all prior written or oral agreements and understandings
between the parties pertaining to such subject matter.
25
10.12 Further Assurances. Each party agrees that it will without further
------------------
consideration execute and deliver such other documents and take such other
action. whether prior or subsequent to Closing, as may be reasonably requested
by the other party to consummate more effectively the purposes or subject matter
of this Agreement. Without limiting the generality of the foregoing, Purchaser
shall, if requested by Seller, execute acknowledgments of receipt with respect
to any materials delivered by Seller to Purchaser with respect to the Property.
The provisions of this Section 10. 12 shall survive Closing.
10.13 Counterparts. This Agreement may be executed in counterparts, and
------------
all such executed counterparts shall constitute the same agreement. It shall be
necessary to account for only one such counterpart in proving this Agreement.
10.14 Severability. If any provision of this Agreement is determined by a
------------
court of competent jurisdiction to be invalid or unenforceable, the remainder of
this Agreement shall nonetheless remain in full force and effect.
10.15 Applicable Law. This Agreement is performable in the state in which
--------------
the Property is located and shall in all respects be governed by, and construed
in accordance with, the substantive federal laws of the United States and the
laws of such state. Seller and Purchaser hereby irrevocably submit to the
jurisdiction of any state or federal court sitting in the state in which the
Property is located in any action or proceeding arising out of or relating to
this Agreement and hereby irrevocably agree that all claims in respect of such
action or proceeding shall be heard and determined in a state or federal court
sitting in the state in which the Property is located. Purchaser and Seller
agree that the provisions of this section 10.15 shall survive the Closing of the
transaction contemplated by this Agreement.
10.16 No Third Party Beneficiary. The provisions of this Agreement and of
--------------------------
the documents to be executed and delivered at Closing are and will be for the
benefit of Seller and Purchaser (and its permitted or approved assignees) only
and are not for the benefit of any third party, and accordingly, no third party,
other than a permitted or approved assignee of Purchaser, shall have the right
to enforce the provisions of this Agreement or of the documents to be executed
and delivered at Closing.
10.17 Exhibits and Schedules. The exhibits attached hereto shall be
----------------------
deemed to be an
integral part of this Agreement.
10.18 Captions. The section headings appearing in this Agreement are for
--------
convenience of reference only and are not intended, to any extent and for any
purpose, to limit or define the text of any section or any subsection hereof.
10.19 Construction. The parties acknowledge that the parties and their
------------
counsel have reviewed and revised this Agreement and that the normal rule of
construction to the effect that any ambiguities are to be resolved against the
drafting party shall not be employed in the interpretation of this Agreement or
any exhibits or amendments hereto.
10.20 Termination of Agreement. It is understood and agreed that if
------------------------
either Purchaser
or Seller terminates this Agreement pursuant to a right of termination granted
hereunder, such
26
termination shall operate to relieve Seller and Purchaser from all obligations
under this Agreement, except for such obligations as are specifically stated
herein to survive the termination of this Agreement.
10.21 Survival. The provisions of the following Sections of this Agreement
--------
shall survive Closing and shall not be merged into the execution and delivery of
the Deed: 3. 1; 4.20); 4.4; 5.3, 5.6; 8.1; 9.3; 10.2; 10.8; 10.12; 10.15; and
10.16. The provisions of the following Sections of this Agreement shall survive
the termination of this Agreement: 3.1; 8.1; 1 0.1; 10.2; 10.15: and 10. 16.
27
IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as
of the Effective Date.
SELLER:
MADISON PLAZA VENTURE, an Illinois general partnership
By: MW Associates, an Illinois general partnership, its Managing Venturer
By: The Equitable Life Assurance Society of the United States, its Managing
Venturer
By: /s/ Xxxxxxx Xxxxxx
Name: Xxxxxxx Xxxxxx
Title: Investment Officer
PURCHASER:
OVERSEAS PARTNERS CAPITAL CORP., a Delaware corporation
By:
Name:
Title:
28
IN WITNESS WHEREOF. the parties hereto have duly executed this Agreement as
of the Effective Date.
SELLER:
MADISON PLAZA VENTURE. an Illinois general partnership
By: MW Associates. an Illinois general partnership, its Managing Venturer
By: The Equitable Life Assurance Society of the United States, its Managing
Venturer
By:
Name:
Title:
PURCHASER:
OVERSEAS PARTNERS CAPITAL CORP., a Delaware corporation
By: /s/ Xxxxx X. Xxxxxx
Name: Xxxxx Xxxxxx
Title: President, CEO
29
Exhibit 1. 1 (a)
----------------
LEGAL DESCRIPTION OF THE LAND
THE EAST 1/2 OF LOT 6 AND ALL OF LOTS 7 AND 8 (ALL TAKEN AS A TRACT) EXCEPTING
FROM SAID TRACT THAT PART TAKEN FOR WIDENING OF MADISON STREET IN BLOCK 54 IN
ORIGINAL TOWN OF CHICAGO IN SECTION 9. TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN XXXX COUNTY, ILLINOIS.
Exhibit 1.1(c)
--------------
PERSONAL PROPERTY
000 Xxxx Xxxxxxx
Furniture Inventory
Management Office
-----------------
Desks - mahogony 4
Credenza Tops - mahogony 5
L-shape Reception desk - mahogony 1
Executive Chairs - black leather 4
Conference Room Table 1
Mahogony tables - desk extensions 3
Glass lamp tables 5
Mahogony lamp tables 3
Reception area - mahogony table 1
Guest Chairs - grey fabric 5
Guest Chairs - buff leather 2
Conference room chairs - buff leather 8
Couches - fabric 2
Steno chair 1
2-drawer lateral files 15
5-drawer lateral files 5
Supply cabinet 1
Wall hangings (pictures) 00
Xxxxxxx Xxxxx Sign (reception) 1
Microwave 1
First Aid Kit 1
Safe 1
Refrigerator 1
Security Office / Control Room
------------------------------
Double pedestal desk-formica 1
Work surface - formica 1
2-drawer file cabinets - black 3
2-drawer lateral file cabinet 1
Metal work station table 1
Executive Chair - red cloth 1
Steno chair 1
typing stand 1
NOTE: refrigerator in security office is
personal property of staff
000 Xxxx Xxxxxxx
Furniture Inventory
Engineering Office
Metal desks 2
Executive Chairs - cloth 2
Side chair 1
2-drawer lateral file cabinets - black 3
4-drawer file cabinet 1
cabinets (low profile) 5
Wood credenza top 1
Conference Room
---------------
cloth chairs 40
podium 1
flip chart 1
tables - formica (rectangle) 16
tables - formica (corner) 6
metal planters 2
000 Xxxx Xxxxxxx
Equipment Inventory
Management Office
-----------------
HP LaserJet 4 Plus 1
HP LaserJet III D 1
Epson Stylus Color 600 1
Compaq Deskpro 486 w/
Magnavox monitor 3
AST Xxxxx XX 486/66DX
w/ Zeos monitor 1
AST Bravo MS 486/66DX w/
Samsung monitor 1
Typewriter 1
Security Office
Building Automation:
Compaq Deskpro 486 w/
Viewsonic monitor 1
Okidata, microline 320 printer 1
Security Computer:
Digital - drive & monitor 1
Digital LA75 printer 1
Monitors 4
Typewriter 1
Radios - Motorola/GE 24
Repeater & charger for radios
000 Xxxx Xxxxxxx
Equipment Inventory
Engineering Office
Building Automation:
Compaq Deskpro Pentium
w/ Viewsonic monitor 1
Maintenance Computer:
IBM 286 1
HP 820 C LaserJet 1
HP LaserJet 11 1
Gateway 2000 w/ HP
Deskjet 680 owned by
Commonwealth Edison 1
Conference Room
Slide projector & cart 1
Mitsubishi TV (approx. 25") 1
Mitsubishi VCR & cart 1
Overhead projectors 2
one w/ cart 1
000 Xxxx Xxxxxxx
Engineering/Attic Stock Inventory
000 Xxxx Xxxxxxx
Engineering/Attic Stock Inventory
E-4 Storage
Granite curtainwall 77 pieces
E-6 Storage
Misc. Pavers 236 pieces
S-50 Storage
Marble (misc) 92 pieces
Marble (small pieces) 378 pieces
Glass Attic Stock
Double Pane - various sizes 30 pieces
Single Pane 10 pieces
Equipment
Gravely X-00 Xxxxxxxxx 00 X 0
Xxxxx Xx-Xxxx 1
Hydraulic Hand Xxxx 1
House Window Rig 45-FL 1
Exhibit 1. 1 (d)
----------------
LEASE SCHEDULE
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
-----------------------------------------------------------------------------------------------------------------------
2800 3077 X. Xxxxxxxxx Corp. Lease Agreement August 4, 1993
-----------------------------------------------------------------------------------------------------------------------
1835 Accuword International of Illinois, Inc. Lease Agreement March 2, 1992
First Amendment December 10, 1993
Termination Agreement March 19, 1998
-----------------------------------------------------------------------------------------------------------------------
220 Acculingua of Illinois, Inc. Lease Agreement March 19, 1998
-----------------------------------------------------------------------------------------------------------------------
230 Accuworld, LLC Lease Agreement March 19, 1998
-----------------------------------------------------------------------------------------------------------------------
520 Addeco Employment Services, Inc. Lease Agreement May 29, 1997
-----------------------------------------------------------------------------------------------------------------------
2400 & 2500 Xxxxx & Xxxxxx, Inc. Lease Agreement July 25, 1984
Lease Amendment Undated
Settlement Agreement July 20, 1994
Second Amendment July 20, 1994
-----------------------------------------------------------------------------------------------------------------------
3510 Xxxxx, Xxxxxxxx & Company Lease Agreement July 1, 1983
Lease Amendment July 1, 1983
First Amendment July 25, 1989
Second Amendment October, 1991
Third Amendment September 5, 1995
-----------------------------------------------------------------------------------------------------------------------
2610 Xxxxxx & Xxxxxxxxx Lease Agreement August 31, 1994
First Amendment May 23, 1995
Second Amendment June 9, 1995
Third Amendment January 22, 0000
Xxxxxx Xxxxxxxxx October 25, 1996
Fifth Amendment January 15, 1997
Sixth Amendment September 8, 1997
Seventh Amendment October 14, 1997
-----------------------------------------------------------------------------------------------------------------------
1020 Bear Xxxxxxx & Co., Inc. Lease Agreement December 12, 1997
First Amendment February 27, 1998
-----------------------------------------------------------------------------------------------------------------------
2670 Benefits Communication Corporation Lease Agreement March 2, 1995
First Amendment December 18, 1995
-----------------------------------------------------------------------------------------------------------------------
2040 Birndorf & Birndorf, P.C. Lease Agreement May 30, 1995
-----------------------------------------------------------------------------------------------------------------------
460 Xxxxxxx University Lease Agreement July 18, 1995
-----------------------------------------------------------------------------------------------------------------------
1910 Xxxxx Xxxxx & Associates, Ltd. Lease Agreement February 18, 1993
Xxxxx Xxxxx & Associates, Ltd. Storage Agreement July 6, 1995
-----------------------------------------------------------------------------------------------------------------------
3540 Xxxxxx Xxxxxxx/dba The Xxxxxxx Group Lease Agreement July 1, 1993
-----------------------------------------------------------------------------------------------------------------------
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
------------------------------------------------------------------------------------------------------------------------------
Letter Agreement June 11, 1998
2300 Canadian Imperial Bank of Commerce Lease Agreement September 14, 1984
First Amendment September 14, 1984
Second Amendment May, 1990
Third Amendment February 2, 1995
------------------------------------------------------------------------------------------------------------------------------
1950 Xxxxxxx Xxxxxxx Xxxxxxxxx Xxxxxxxxxx & Xxxxx Lease Agreement October 20, 1992
------------------------------------------------------------------------------------------------------------------------------
2010 The Xxxxxx Group, Inc. Lease Agreement August 5, 1997
First Amendment January 29, 1998
------------------------------------------------------------------------------------------------------------------------------
2175 Xxxxxx, Xxxxxx X. & Xxxxxx, Xxxxxxx X. Lease Agreement March 26, 1996
------------------------------------------------------------------------------------------------------------------------------
3440 Centura Software Corporation Lease Agreement July 15, 1996
First Amendment August 1, 1996
------------------------------------------------------------------------------------------------------------------------------
2000 Chicago Capital, Inc Lease Agreement September 1, 1995
Parking Agreement January 24, 1996
------------------------------------------------------------------------------------------------------------------------------
3660 Xxxxxx X. Xxxxxxxxx & Associates Lease Agreement June 9, 1994
Parking Agreement October 9, 1996
------------------------------------------------------------------------------------------------------------------------------
716 Column financial, Inc. Lease Agreement July 9, 1997
------------------------------------------------------------------------------------------------------------------------------
2180 Corporate Real Estate Solutions, Inc. Lease Agreement July 16, 1996
------------------------------------------------------------------------------------------------------------------------------
470 CPC Electrical Supply Company Lease Agreement September 1, 1996
First Amendment September 1, 1997
------------------------------------------------------------------------------------------------------------------------------
600 Dearborn Partners, LLC Lease Agreement June 10, 1997
------------------------------------------------------------------------------------------------------------------------------
3550 Decision Quest, Inc. Lease Agreement December 15, 1995
------------------------------------------------------------------------------------------------------------------------------
1700 Xxxxxxxxx Xxxxxx & Xxxxxxxx, Inc. License/Indemnification June 22, 1992
Agreement
Lease Agreement December 29, 1992
First Amendment June 7, 1996
Parking Agreement November 1, 1993
Parking Agreement February 1, 1996
Storage Agreement (6) December 4, 1996
Parking Agreement October 24, 1996
Second Amendment March 30, 1998
------------------------------------------------------------------------------------------------------------------------------
1010 DLJ Long Term Investment Corporation Lease Agreement August 8, 1997
------------------------------------------------------------------------------------------------------------------------------
2850 Fact Finders, Inc/dba Xxxxxxx & Xxx Lease Agreement May 28, 1993
First Amendment July 1, 1993
Second Amendment April 27, 1994
------------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
------------------------------------------------------------------------------------------------------------------------
3500 Xxxxxxxx Partners LLP Lease Agreement September 9, 1994
Storage Agreement April 15, 1997
------------------------------------------------------------------------------------------------------------------------
2100 FMC Corporation Lease Agreement March 3, 1995
FMC Corporation Parking Agreement May 1, 1995
------------------------------------------------------------------------------------------------------------------------
472 Xxxxxxx X. Xxxxxx Lease Agreement December 20, 1993
------------------------------------------------------------------------------------------------------------------------
2250 The Grabscheid Group, Ltd. Lease Agreement January 28, 1992
First Amendment February 1, 1997
Second Amendment January 27, 1997
Parking Agreement March 19, 1993
------------------------------------------------------------------------------------------------------------------------
900, 1100 The Hartford Fire Insurance Company Lease Agreement February 2, 1984
Letter February 15, 1984
Letter June 19, 1984
Letter June 27, 1984
Exapansion Amendment February 15, 1985
Letter April 29, 1985
Second Amendment February 13, 1987
Third Amendment June 18, 1987
The Hartford Fire Insurance Company Fourth Amendment November 9, 1987
Fifth Amendment January 21, 1991
Sixth Amendment March 19, 1992
Parking Agreement April 30, 1987
Letter February 22, 1993
Letter June 15, 1994
Letter June 20, 1995
Amendment to 6/20/95 Letter Undated
------------------------------------------------------------------------------------------------------------------------
2450 The Hunter Group, Inc. Lease Agreement March 19, 1997
------------------------------------------------------------------------------------------------------------------------
Floors 39-44 Hyatt Corporation Lease Agreement August 4, 1983
First Amendment August 4, 1983
Sign Amendment January 22, 1985
------------------------------------------------------------------------------------------------------------------------
3000 Exapansion Amendment May 25, 1988
Letter Agreement February 11, 1998
------------------------------------------------------------------------------------------------------------------------
2900 Second Expansion Amendment October, 1998
------------------------------------------------------------------------------------------------------------------------
2700 Third Expansion Amendment May 20, 1998
------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
---------------------------------------------------------------------------------------------------------------------------
510 Innovative Network Solutions Corp. Lease Agreement June 1, 1996
Parking Agreement January 2, 1996
---------------------------------------------------------------------------------------------------------------------------
Lobby Karad Drug Company, Inc. Lease Agreement March 27, 1997
---------------------------------------------------------------------------------------------------------------------------
1970 Kelley, Drye, & Xxxxxx Lease Agreement February 28, 1995
First Amendment April 24, 1998
---------------------------------------------------------------------------------------------------------------------------
475 Xxxx X. Xxxxxx/DBA Xxxx Xxxxxx & Assoc. Ltd. Lease Agreement February 27, 1996
---------------------------------------------------------------------------------------------------------------------------
490 Lake Shore Asset Management Lease Agreement January 17, 1997
---------------------------------------------------------------------------------------------------------------------------
2200 Lazard Freres & Co. Lease Agreement March 31, 1993
Lazard Freres & Co. First Amendment March 28, 1997
Second Amendment August 20, 1997
Assignment of Parking February 20, 1998
---------------------------------------------------------------------------------------------------------------------------
2780 LSV Asset Management Lease Agreement January 1, 2698
---------------------------------------------------------------------------------------------------------------------------
2120 Law Offices of Xxxx X. Xxxxx Lease Agreement November 11, 1996
---------------------------------------------------------------------------------------------------------------------------
Lobby Madison Group Lease Agreement June 13, 1984
d/b/a Lloyd's Restaurant Lease Amendment June 13, 1984
Second Amendment April 1, 1993
---------------------------------------------------------------------------------------------------------------------------
760 Mantiss Information Group Lease Agreement January 29, 1998
---------------------------------------------------------------------------------------------------------------------------
1860 Metropolitan Fiber Systems of Chicago, Inc. Lease Agreement January 15, 1992
First Amendment January 1, 1997
---------------------------------------------------------------------------------------------------------------------------
410 Mercantile Capital Markets Lease Agreement April 3, 1996
First Amendment December 18, 1996
Second Amendment December 12, 1997
---------------------------------------------------------------------------------------------------------------------------
2420 MG Metals Corp. Lease Agreement July 17, 1992
First Amendment November 1, 1995
---------------------------------------------------------------------------------------------------------------------------
3630 Midwest Mortgage Management Co. Lease Agreement May 31, 1996
First Amendment May 20, 1997
---------------------------------------------------------------------------------------------------------------------------
2050 Xxxxxx-Xxxxxxx Management Corp. Lease Agreement December 28, 1987
First Amendment February 28, 1991
Second Amendment July 1, 1994
---------------------------------------------------------------------------------------------------------------------------
2700 Xxxxx & Company Lease Agreement September 13, 1985
First Amendment September 13, 1985
Second Amendment July 27, 1990
Third Amendment June 12, 1992
---------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
------------------------------------------------------------------------------------------------------------------------
Parking Agreement January 7, 1993
-------------------------------------------------------------------------------------------------------------------------
14-16 National Futures Association Lease Agreement August 30, 1982
First Amendment August 30, 1982
Option Amendment July 25, 1983
Second Option Amendment June 27, 1984
Second Amendment May 6, 1991
Third Amendment May 31, 1996
-------------------------------------------------------------------------------------------------------------------------
2805 O'Brien-Frietzberg, Inc. Lease Agreement May 6, 1993
Storage Agreement September 9, 1993
First Amendment January 5, 1996
Second Amendment January 31, 1997
-------------------------------------------------------------------------------------------------------------------------
1300 Office of Thrift Supervision Lease Agreement March 29, 1995
First Amendment March 30, 1998
-------------------------------------------------------------------------------------------------------------------------
630 Pacific Advisory Services, Inc. Lease Agreement February 22, 1994
-------------------------------------------------------------------------------------------------------------------------
420 Price & Associates, Inc. Lease Agreement December 8, 1995
Pritzker & Pritzker Lease Agreement January 27, 1982
Lease Amendment January 27, 1982
-------------------------------------------------------------------------------------------------------------------------
Floors 37 & 38 Lease Assignment July 31, 1986
Letter Agreement November 1986
Agreement November 17, 1988
-------------------------------------------------------------------------------------------------------------------------
2240 Second Amendment March 20, 1998
Third Amendment February 1, 1993
Fourth Amendment April 8, 1994
-------------------------------------------------------------------------------------------------------------------------
36th Fifth Amendment August 1, 1994
-------------------------------------------------------------------------------------------------------------------------
2240 Sixth Amendment December 19, 1995
-------------------------------------------------------------------------------------------------------------------------
34th Seventh Amendment March 20, 1996
-------------------------------------------------------------------------------------------------------------------------
Floors 34, 37, 38 Eighth Amendment September 16, 1996
-------------------------------------------------------------------------------------------------------------------------
3700 Ninth Amendment February 28, 1997
-------------------------------------------------------------------------------------------------------------------------
Floors 34 * 37 Tenth Amendment March 14, 1997
-------------------------------------------------------------------------------------------------------------------------
36th Eleventh Amendment April 30, 1997
Parking Agreement July 16, 1997
-------------------------------------------------------------------------------------------------------------------------
36th Twelfth Amendment September 5, 1997
-------------------------------------------------------------------------------------------------------------------------
36th Thirteenth Amendment October 28, 1997
-------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
--------------------------------------------------------------------------------------------------------------------------
Parking Agreement March 1, 1995
Parking Assignment February 20, 1998
--------------------------------------------------------------------------------------------------------------------------
400 Professional Market Brokerage, Inc. Lease Agreement January 15, 1997
--------------------------------------------------------------------------------------------------------------------------
1940 Project Management Associates, Inc. Lease Agreement September 12, 1995
First Amendment May 29, 1998
--------------------------------------------------------------------------------------------------------------------------
2810 Protocol International, Inc. Lease Agreement June 5, 1997
--------------------------------------------------------------------------------------------------------------------------
300 Publishers Credit Services, Inc. Lease Agreement March 30, 1998
--------------------------------------------------------------------------------------------------------------------------
505 RBZ/dba Xxxxx & Xxxxxxxxxx Lease Agreement February 15, 1996
--------------------------------------------------------------------------------------------------------------------------
3450 Renaissance Capital Group, Inc. Lease Agreement July 11, 1995
--------------------------------------------------------------------------------------------------------------------------
000 Xxxxx Xxxxxxxxxx Associates, Inc. Lease Agreement April 30, 1994
Amendment May 13, 1997
--------------------------------------------------------------------------------------------------------------------------
3660 River West Consultants Lease Agreement September 24, 1993
Lease Amendment September 2, 1997
--------------------------------------------------------------------------------------------------------------------------
770 Xxxxxxx & Associates Lease Agreement May 23, 1994
First Amendment September 24, 1996
Second Amendment November 15, 1996
--------------------------------------------------------------------------------------------------------------------------
685 Xxxxxxx & Robins, Ltd. Lease Agreement November 24, 1992
--------------------------------------------------------------------------------------------------------------------------
450 Rub, Xxxxx X. Lease Agreement April 26, 1996
--------------------------------------------------------------------------------------------------------------------------
3640 Xxxx Xxxx & Co. Lease Agreement May 5, 1997
--------------------------------------------------------------------------------------------------------------------------
1900 SCA Consulting Lease Agreement August 31, 1996
--------------------------------------------------------------------------------------------------------------------------
2150 SLP Infoware Lease Agreement October 28, 1996
First Amendment November 1, 1996
--------------------------------------------------------------------------------------------------------------------------
1975 Sato Travel Lease Agreement February 1, 1995
Parking Agreement December 29, 1995
Shared Technology Xxxxxxxxx Telecom Lease Agreement September 1, 1996
--------------------------------------------------------------------------------------------------------------------------
2110 Xxxxx Xxxxxx Associates Lease Agreement June 6, 1996
--------------------------------------------------------------------------------------------------------------------------
2600 Sprint Communications Co., LLP Lease Agreement August 20, 1984
Lease Amendment August 20, 1984
Second Amendment September 27, 1989
Third Amendment February 1, 1994
--------------------------------------------------------------------------------------------------------------------------
2260 Xxxxxxxx, Xxxxxx & Associates, Inc. Lease Agreement March 13, 1992
First Amendment May 1, 1994
Second Amendment February 28, 1997
--------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA LEASE FILE AUDIT
27-Jun-98
10:08 AM
SUITE TENANT DOCUMENT DOCUMENT DATE
---------------------------------------------------------------------------------------------------------------------------
31-34 Towers Xxxxxx, Inc. Lease Agreement August 30, 1994
Letter Agreement September 27, 1996
First Amendment October 1, 1996
Second Amendment January 6, 1997
Third Amendment September 29, 0000
Xxxxxx Xxxxxxxxx June 1998
---------------------------------------------------------------------------------------------------------------------------
590 Trust Consultants, Inc. Lease Agreement October 24, 1997
---------------------------------------------------------------------------------------------------------------------------
440 Xxxxxx, Xxxxxxx X. Lease Agreement March 1, 1996
---------------------------------------------------------------------------------------------------------------------------
Lobby United Airlines, Inc. Lease Agreement November 1, 1996
---------------------------------------------------------------------------------------------------------------------------
620 Urlaub, Xxxxx & Associates, Inc. Lease Agreement August 13, 1992
---------------------------------------------------------------------------------------------------------------------------
200 Xxxx Insurance Services, Inc. Lease Agreement June 24, 1996
Parking Agreement July 9, 1996
---------------------------------------------------------------------------------------------------------------------------
2210 Verio Midwest, Inc. Lease Agreement September 30, 1997
---------------------------------------------------------------------------------------------------------------------------
480 Xxxx & Xxxxxxx, C.P.A., P.C. Lease Agreement February 23, 1996
---------------------------------------------------------------------------------------------------------------------------
7 Xxxx Partners, Ltd. Lease Agreement August 12, 1996
---------------------------------------------------------------------------------------------------------------------------
Exhibit 1. 1 (e)
----------------
OPERATING AGREEMENTS SCHEDULE
MADISON PLAZA
SERVICE CONTRACTS
-------------------------------------------------------------------------------------------------------------------------
CONTRACT MP DATE
TYPE OF WORK CONTRACTOR TERM AMOUNT AG BLD REMARKS
-------------------------------------------------------------------------------------------------------------------------
Building Xxxxx UNDER WARRANTY No 3/97 System still under warranty
Automation System 950 Business Contract will be made in
Center Drive fall 1998.
Xxxxx Xxxxxxxx, XX
00000
Phone: 000.000.0000
Fax: 000.000.0000
-------------------------------------------------------------------------------------------------------------------------
Chiller Carrier Corporation 8/1/95-7/31/98 Cost:
Maintenance 0000 Xxxxxxx Xxxxxx Renewal: =$3,604/month Yes * Contract is Madison
Xxxxx 0 X-X-X Xxxxx'x Xxxxxxxxxx
Xxxx Xxxxx, XX Cancellation Service Agreement.
60521 Option: *Contractor is the
Contact: Xxxx Xxxxx Cancellation manufacturer of the
Phone: 000.000.0000 w/cause, equipment. We are
Fax: 000.000.0000 30 days prior reviewing our option
written notice. relating to CFCs and this
notice. contract will be reviewed
at that time.
-------------------------------------------------------------------------------------------------------------------------
Elevator Xxxx Elevator 3/1/95-2/28/00 Cost:
Maintenance Company Renewal: =$26,036/month No 1/95 *Contract is Xxxx'
700 X. Xxxxxxx auto one year (paid quarterly) Extended Term
Xxxxxxx, XX 00000 renewals Coverage with Madison
Contact: Xxxxx Cancellation Plaza's
XxXxxxx Option: Maintenance Agreement as an
Phone: 000.000.0000 60 days written Addendum.
Fax: 000.000.0000 notice prior to
end of term, or 15
days notice with
cause.
-------------------------------------------------------------------------------------------------------------------------
Elevator Package Xxxxx 8/1/94-7/31/95 Cost:
Xxxxx 000 Xxxxxxxx Xxxxxxx: =$2,001 quarterly Yes 7/94 Contract is Madison
Center Dr. M-T-M Plaza's Continuing
Mount Prospect, IL Cancellation Service Agreement.
60056 Option:
Contact: Xxxxx Cancellable w/10 Seven days prior written
Xxxxxxx days prior notice in event
Phone: 000.000.0000 written notice. a sale.
Fax: 000.000.0000
-------------------------------------------------------------------------------------------------------------------------
Copier (Lease) Modern Business 3/4/96-3/3/99 Cost:
Systems Renewal: $408.94 monthly Xx 0/00
X.X. Xxx 0000 Xxxx
Xxxxxxxxx Xxxx, XX Cancellation
65102 Option:
Contact: Xxxxx None
Xxxxxxxxxx
Phone: 000.000.0000
-------------------------------------------------------------------------------------------------------------------------
Fax Machine Danka Omnifax 2/1/96-present Cost:
(Maintenance) 0000 Xxxxxxxxx Xxxx Renewal: $252.00/annum No 2/96
Schaumburg, IL M-T-M
60173 Cancellation
Contact: Xxxx Option:
Xxxxxx Cancellable w/30
days prior written
notice.
-------------------------------------------------------------------------------------------------------------------------
Fire/Life Safety Securitylink from 1/1/94-12/31/99 Cost:
Equip. Ameritech Renewal: =$582.32 No 12/93 Due to the sensitive
Monitoring 0000 X. Xxxxx Xxx. 5-year term quarterly nature of this contra
Xxxxxxx, XX 00000 unless we we are using the
Contact: Xxxxxx notify vendor contractor's form.
Warha w/in 30 days
Phone: 000.000.0000 of the term exp.
Fax: 000.000.0000 Cancellation
Option:
None
-------------------------------------------------------------------------------------------------------------------------
Fire/Life Safety Xxxxxxx 10/1/95-9/30/96 Cost:
Equip. 18W 000 00xx Xx. Xxxxxxx: =$8,500 annually Yes 10/95 New contract to comply
Testing Suite 102 M-T-M $708.33/month with City code.
Xxx Xxxxx Xxxxxxx, Xxxxxxxxxxxx
XX 00000 Option:
Contact: Xxx Xxx Cancellable w/30 Seven day termination in
Phone: 000.000.0000 days prior event of sale.
Fax: 000.000.0000 written notice.
-------------------------------------------------------------------------------------------------------------------------
HVAC-Pneumatic Xxxxx 1/12/90-MTM Cost:
Control 950 Business Renewal: =$3,250 quarterly No 7/94 New contract in process to
Center Dr. M-T-M cover new
Mount Prospect, IL Cancellation building automation system.
60056 Option:
Contact: Xxxx Xxxxx Cancellable w/60
Phone: 000.000.0000 days prior
Fax: 000.000.0000 written notice
-------------------------------------------------------------------------------------------------------------------------
Janitorial Lakeside Building 12/9/96-12/8/97 Cost:
Services Maint. Renewal: =contractor's Yes 10/96 Contract includes labor +
000 X. Xxxxxx Xx. M-T-M cost plus payroll costs. Maintenance
Xxxxxxx, XX 00000 Cancellation $3,000/mo. Fee and supply of equipment
Contact : Nick Option: and tenant services to be
Xxxxx Cancellable w/10 billed through the
Phone: 000.000.0000 days prior building.
Fax: 000.000.0000 written notice
during MTM term.
-------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA
SERVICE CONTRACTS
------------------------------------------------------------------------------------------------------------------------
CONTRACT MP DATE
TYPE OF WORK CONTRACTOR TERM AMOUNT AG BLD REMARKS
------------------------------------------------------------------------------------------------------------------------
Landscaping The Xxxxxxxx Group 4/15/98-10/15/98 Cost:
Exterior 0000 X. Xxxxxx Xxx. Renewal: =$2,150/year Yes 11/97 Contract is Madison
Xxxxxxx, XX 00000 M-T-M Plaza's Continuing
Contact: Xxxx Cancellation Service Agreement.
Xxxxxx Option:
Phone: 000.000.0000 Cancellable w/30
Fax: 000.000.0000 days prior
written notice.
------------------------------------------------------------------------------------------------------------------------
Landscaping Rentokil 4/29/98-4/30/99 Yes 1/97 Contract is Madison
Interior 000 X. Xxxxxx, #000 Xxxxxxx: Plaza's Continuing
Chicago, IL M-T-M Lobby & OOB: Service Agreement.
60601-2410 Cancellation =$1084.89/month
Contact: Xxxx Option: AWAITING FINAL EXECUTION OF
Xxxxx Cancellable w/30 AGREEMENT.
Phone: 000-000-0000 days prior
Fax: 000-000-0000 written notice.
------------------------------------------------------------------------------------------------------------------------
Metal Maintenance Program Metal 6/1/97-5/31/2000 Cost:
Maintenance Renewal: $601.84/month Yes 4/98 Contract is Madison
2850 X. Xxxxxx M-T-M extra services Plaza's Continuing
Chicago, IL Cancellation billed Service Agreement.
60612-1706 Option: at $36/hour
Contact: Al Cancellable w/30
Xxxxxxxx days prior
Phone: 000-000-0000 written notice.
Fax: 000-000-0000
------------------------------------------------------------------------------------------------------------------------
Mobile Phone Cellular One 9/30/96-9/29/98 Cost:
Area Wide Cellular Renewal: $11.75 + charges No 9/96
930 National M-T-M based
Parkway Cancellation on usage.
Schaumburg, IL Option:
60173 None.
Phone: 800.CELLONE
------------------------------------------------------------------------------------------------------------------------
Pagers Paging Network of 4/4/97-1/26/97 Cost:
Illinois Renewal: $100.50 monthly No n/a
3 Xxxxxxxxx M-T-M
Corporate Ctr. Cancellation
Suite 300 Option:
Westchester, IL Yes, after
60154 expiration date.
Phone: 000.000.0000
------------------------------------------------------------------------------------------------------------------------
Pay Phone Sprint/PublicFON 1/27/97-1/26/97 Cost:
X.X. Xxx 000000 Xxxxxxx: LL to receive No 1/97
Xxxxxx, Xxxxx 00000 Auto one year commissions on
Phone: 000-000-0000 terms. pay
Cancellation phone.
Option:
30 days prior to
end of term.
------------------------------------------------------------------------------------------------------------------------
Pest Control C&C Pest Control 9/15/96-9/14/97 Cost:
000 X. Xxxxx Xxx. Renewal: $1,950/year Yes 8/96 Contractor sprays every 14
Xxxxxxxxx, XX 00000 M-T-M days on W/F
Contact: Xxx Cancellation Tenant minimum is $25 per
Xxxxxxxxx Option: call
Phone: 000.000.0000 Cancellable w/10
Fax: 000.000.0000 days prior
written notice
during MTM term.
------------------------------------------------------------------------------------------------------------------------
Postage Meter Pitney & Xxxxx 11/1/96-4/30/01 Cost:
000 Xxxxxxx Xxxxx Xxxxxxx: $327 per quarter No n/a
Xxxxxxx, XX 00000 None
Contact: X.X. Cancellation
Xxxxxxxxxx Option:
Phone: 000.000.0000 None
------------------------------------------------------------------------------------------------------------------------
Portable Radios United Radio 5/1/95-present Cost:
Comm., Inc. Renewal: =$363.60 Yes 5/95
000 Xxxx Xxxxxxxx M-T-M quarterly
St. Ste. A Cancellation Equipment:
St. Xxxxxxx, IL Option: 21 Motorola
60174 Cancellable w/30 radios.
Contact: Xxxx Xxxxx days prior 3 GE radios.
Phone: 000.000.0000 written notice. Repeater &
Fax: 000.000.0000 chargers
on T&M basis.
------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA
SERVICE CONTRACTS
------------------------------------------------------------------------------------------------------------------------
CONTRACT MP DATE
TYPE OF WORK CONTRACTOR TERM AMOUNT AG BLD REMARKS
------------------------------------------------------------------------------------------------------------------------
Security Cameras Phoenix Systems &
Service SECURITY CAMERAS ARE
000 Xxxxxx Xxxxxx CURRENTLY UNDER WARRANTY.
Bensenville, IL NEGOTIATING SERVICE
60106 CONTRACT FOR NEW AND
Contact: Xxx Xxxx EXISTING EQUIP.
Phone: 000.000.0000
Fax: 000.000.0000
------------------------------------------------------------------------------------------------------------------------
Security Card Phoenix Systems 5/1/97-4/30/98
Access 000 Xxxxxx Xxx. Renewal: Cost:
Bensenville, IL M-T-M $8,500 annually, Yes Madison Plaza Continuing
60106 Cancellation $2,125/qtr. Service
Contact: Xxx Xxxx Option: Agreement
Phone: 000.000.0000 10 days written
Fax: 000.000.0000 notice during
MTM term.
------------------------------------------------------------------------------------------------------------------------
Security Guards The Xxxx Service 4/23/92-4/22/93
0000 X. Xxxxxxxx Xxxxxxx: Cost:
Corporate Xxxxxxx, XX 00000 M-T-M Varies by No 3/92 Contract is a corporate
Agreement Contact: Xxxx Xxxxx Cancellation officer but agreement
Phone: 000.000.0000 Option: approximately Through Xxxxxx-Xxxxxxx.
Fax: 000.000.0000 Cancellable w/30 $3,500
days prior per week.
written notice. Five full-time
guards.
------------------------------------------------------------------------------------------------------------------------
Riser Maintenance Facilities Mgmt. 9/1/96-8/31/97
Co. Renewal: Cost:
00 X. Xxxxxxxx Xxx. MTM One time fee of Yes 7/96 Actual service began
Xxxxxxxx, XX 00000 Cancellation: $4,000 9/16/96.
Contact: Xxxx Cancellable w/30 No annual maint. Hourly billing at $48/hr.
Xxxxxx Jr. days prior Fees for as long
Phone: 708/000-0000 written notice. FMC provides svc
Fax: 708/000-0000 to the building.
------------------------------------------------------------------------------------------------------------------------
Telecommunications Xxxxxxxxx Telecom 9/1/96-8/31/01 License Agreement between
Shared Tenant 000 Xxxx Xxxxxxx Xxxxxxx: Cost: Building
Services Road As agreed $1,000/monthly and Shared
Chantilly, Cancellation: Technologies/Xxxxxxxxx to
Virginia 22021 Only upon default provide shared telephone
facilities for
Metropolitan Fiber tenants of 000 Xxxx
Xxxxxxx Xxxxxxx.
Xxx Xxxxx Xxxx,
Xxxxx 0000 Telecommunications Services
Xxxxxxxx Xxxxxxx, Xxxxxxxxx xxxxxxx
XX 00000 Xxxxxxxxx Comm.
and Metropolitan Fiber
Systems to
provide fiber-optics.
------------------------------------------------------------------------------------------------------------------------
Telephones Xxxxxxxxx Telecom 10/28/91-present
000 X. Xxxxxxx Xxxx Xxxxxxx: Cost: No 8/91
XX Xxx 00000 XXX Varies upon
Xxxxxxxxx, XX 00000 Cancellation: usages and
Contact: Stuart Anytime distances.
Xxxxxxx
Phone: 000.000.0000
------------------------------------------------------------------------------------------------------------------------
Uniform Rental X.X. Xxxxxxx 4/28/97-4/27/98
0000 X. Xxxxxxxx Renewal: Cost: Yes Contract is Madison
Chicago, IL MTM $79.05/biweekly Plaza's Continuing
60640-1799 Cancellation Service Agreement.
Contact: Xxxxx Option:
Xxxxx Cancellable w/10
Phone: 000.000.0000 days prior
Fax: 000.000.0000 written notice
during MTM term.
------------------------------------------------------------------------------------------------------------------------
Waste BFI/Xxxxxx & Sons 4/22/96-4/21/97 Compactor rental: Yes 4/95 Contract is Madison
Removal/Recycling 1152 West Xxxxxxx Renewal: =$135.00/month Plaza's Continuing
Xxxxxxx, XX 00000 M-T-M Compactor pulls: Service Agreement.
Contact: Xxxxx Cancellation =$70.00 each
XxXxxxxx Option: 30 yard roll-off:
Phone: 000.000.0000 Cancellable w/10 =$260.00 each
Phone: 000.000.0000 days prior 25 yard roll-off:
written notice =$210.00 each
during MTM term.
------------------------------------------------------------------------------------------------------------------------
MADISON PLAZA
SERVICE CONTRACTS
--------------------------------------------------------------------------------------------------------------------------
CONTRACT MG DATE
TYPE OF WORK CONTRACTOR TERM AMOUNT AG BLD REMARKS
--------------------------------------------------------------------------------------------------------------------------
Window Washing Program Service 3/21/97-3/20/98 Cost:
Exterior Group Renewal: =$12,110/cleaning Yes 3/97 Next year we need to
2850 West Xxxxxx M-T-M 2-44 budget cleaning
Xxxxxxx, XX 00000 Cancellation (performed 3x/year) for floors 45 & up twice.
Contact: Xxx Xxxxxx Option: =$3,700/cleaning
Phone: 000.000.0000 Cancellable w/10 for 45-up (1x/year) 1st cleaning of 1997
Pager: 773.533.3088 days. Prior =$840/cleaning started 3/24/97
written notice for sloped glass
during MTM term. (3x/year) Madison Plaza's Continuing
Service Agreement.
--------------------------------------------------------------------------------------------------------------------------
Window Washing Corporate Cleaning 4/3/97-4/2/98
Interior glass Svcs. Renewal: Cost: Yes 3/97 Next year we need to
(Including 00 X. Xxx Xx. M-T-M =$4,200/cleaning budget washing
interior and Xxxxxxx, XX 00000 Cancellation =$450.00/quarterly the interior of the
exterior of Lobby) Contact: Xxxx Option: (lobby windows) windows twice.
Xxxxxx Cancellable w/10 -$300.00/9 months
Phone: 000.000.0000 days prior (high plates) Madison Plaza's Continuing
Fax: 000.000.0000 written notice Service
during MTM term. Agreement.
--------------------------------------------------------------------------------------------------------------------------
Exhibit 4.6(d)(i)
TENANT ESTOPPEL FORM
Overseas Partners Capital Corp. TENANT ESTOPPEL FORM
Overseas Partners Capital Corp. Madison Plaza Venture
000 Xxxxxxxxx Xxxxxx Xxxxx 455 N. Cityfront Plaza Drive
Suite 940 Suite 3200
Atlanta, Georgia 30346 Xxxxxxx, Xxxxxxxx 00000
Re: Lease dated _________ , 199_ (the "Lease") between Xxxx Xxxxxx Bank, as
Trustee under Trust No. 40649 ("Landlord"), and _________________________
("Tenant")
Gentlemen:
The undersigned Tenant understands that Overseas Partners Capital Corp. or
its assigns intend to acquire from Madison Plaza Venture ("Seller") the property
located at 000 Xxxx Xxxxxxx Xxxxxx, Xxxxxxx, Xxxxxxxx (the "Property"). The
undersigned Tenant does hereby certify to you as follows:
A. A true and correct copy of the Lease, along with all amendments,
modifications and supplements (other than parking agreements) with respect
thereto, is attached hereto as Exhibit A.
-
B. The Lease is in full force and effect and has not been modified,
supplemented, or amended except as attached.
C. Tenant has not given Landlord written notice of any dispute between Landlord
and Tenant and, to Tenant's knowledge, no dispute or circumstances which
would serve as a basis for any dispute exists. To the best of Tenant's
knowledge, Landlord is not in default under the Lease.
D. Except as may be set forth below, (i) Tenant does not claim any offsets or
credits against rents payable under the Lease, (ii) there are no unused
tenant allowances due or to become due from Landlord under the Lease, and
(iii) no reimbursements are currently due from Landlord: ______
E. Tenant has not paid a security or other deposit with respect to the Lease,
except as follows: _________________
F. Tenant has fully paid rent on account of the month of _________________
G. Tenant has not paid any rentals in advance except for the current month of
__________, 199__
H. The current monthly base rent payable under the Lease is $________. The
monthly installment of Rent Adjustment Deposit currently being paid is
$________.
I. The term of the Lease expires on ____________________, and the Tenant
has no options to renew or extend the term of the Lease except as expressly
provided in the Lease.
J. Landlord has completed all improvements to the Premises required under the
terms of the Lease to be performed by Landlord as of the date hereof.
K. The rentable square footage of the Premises, as provided in the Lease, is
________ square feet.
Tenant makes the above statements for the benefit and protection of Seller
and Overseas Partners Capital Corp., and its successors and assigns and the
mortgagees thereof (collectively, the "Purchaser Parties") with the intent and
understanding that they will be relied upon by Seller and the Purchaser Parties.
Dated:
-------------------------
TENANT:
-----------------------
Exhibit 4.6(d)(ii)
------------------
SELLER ESTOPPEL FORM
Overseas Partners Capital Corp.
000 Xxxxxxxxx Xxxxxx Xxxxx
Xxxxx 000
Xxxxxxx, Xxxxxxx 00000
Re: Lease dated ________, 199_ (the "Lease") between Xxxx Xxxxxx Bank, as
Trustee under Trust No. 40649 ("Landlord"), and _______________
("Tenant"), for those premises known as Suite _____ ("Premises") located
at 000 Xxxx Xxxxxxx Xxxxxx, Xxxxxxx, Xxxxxxxx (the "Property")
Gentlemen:
In connection with your acquisition of the Property pursuant to that
certain Purchase and Sale Agreement dated as of ______, 1998 (the
"Agreement") between Madison Plaza Venture ("Seller") and Overseas Partners
Capital Corp. ("Purchaser"), the undersigned does hereby warrant to you as
follows:
A. A true and correct copy of the Lease, along with all amendments,
modifications and supplements (other than parking agreements) with respect
thereto, is attached hereto as Exhibit A.
---------
B. The Lease is in full force and effect and has not been modified,
supplemented, or amended except as attached:
C. Seller has not received written notice of any dispute between Landlord and
I Tenant, and to Seller's knowledge, no dispute or circumstances which
would serve as a basis for any dispute exists.
D. Landlord is not in default under the Lease. Except as may be set forth
below, (i) Tenant does not claim any offsets or credits against rents
payable under the Lease, (ii) there are no unused tenant allowances due or
to become due from Landlord to Tenant under the Lease, and (iii) no
reimbursements are currently due from Landlord to Tenant except:
E. Tenant has not paid a security or other deposit with respect to the Lease,
except as follows: _______________.
F. Tenant has fully paid rent on account of the month of _______________.
G. Tenant has not paid any rentals in advance except for the current month of
_____________, 199__.
H. The current monthly base rent payable under the Lease is $_________. The
monthly installment of Rent Adjustment Deposit currently being paid is
$__________.
I. The term of the Lease expires on _______________, and the Tenant has no
options to renew or extend the term of the Lease except as expressly
provided in the Lease.
J. Landlord has completed all improvements to the Premises required under the
terms of the Lease to be performed by Landlord as of the date hereof.
K. The rentable square footage of the Premises, as provided in this Lease, is
________ square feet.
References to the "knowledge" of Seller shall have the meaning specified in
the Agreement.
The warranties set forth herein shall survive the closing of the sale of the
Property (the "Closing") and shall automatically expire and terminate on the
earlier to occur of (a) one year after the Closing if no claim has theretofore
been made hereunder, and (b) the receipt by you of an estoppel certificate from
Tenant confirming in all material respects the matters set forth herein. The
warranties herein made shall not be subject to any limitations on the amount of
claims or damages which can be claimed or collected as a result of the
inaccuracy of any statement herein, including without limitation, any
requirement that claims aggregate a minimum amount before any claim can be
actionable.
Dated: .
-----------------
SELLER:
MADISON PLAZA VENTURE, an Illinois general
partnership
By: MW Associates, an Illinois general partnership,
its Managing Venturer
By: The Equitable Life Assurance Society of the
United States, its managing venturer
By:
Name:
Title:
Exhibit 5. 1 (c)
----------------
LEASE EXCEPTIONS
1. See attached rent delinquency report.
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
----------------------------------------------------------------------------------------------------------------------------
Invoice Date Category Source Amount Current 30 60 90 120
----------------------------------------------------------------------------------------------------------------------------
269301-0002 000002 UNITED PARCEL SERVICE, INC. Occupied Day Due: 1 Delq. Day: 0
XXXX XXXXXXXX 0002 Last Payment: 10/28/97 900.00
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
01/01/97 BR Base Rent CH 50.00 50.00
AUTOCHRG
11/01/97 BR Base Rent CH 100.00 100.00
AUTOCHRG
12/01/97 BR Base Rent CH 100.00 100.00
AUTOCHRG
01/01/98 BR Base Rent CH 100.00 100.00
AUTOCHRG
02/01/98 BR Base Rent CH 100.00 100.00
AUTOCHRG
03/01/98 BR Base Rent CH 100.00 100.00
AUTOCHRG
04/01/98 BR Base Rent CH 100.00 100.00
AUTOCHRG
05/01/98 BR Base Rent CH 100.00 100.00
AUTOCHRG
06/01/98 BR Base Rent CH 100.00 100.00
AUTOCHRG
Total: 850.00 100.00 100.00 100.00 100.00 450.00
----------------------------------------------------------------------------------------------------------------------------
269301-0003 000119 AIRBORNE EXPRESS Occupied Day Due: 1 Delq. Day: 0
0003 Last Payment: 01/05/98 400.00
----------------------------------------------------------------------------------------------------------------------------
01/01/98 BR Base Rent CH 400.00 400.00
97-98 ANNU
Total: 400.00 0.00 0.00 0.00 0.00 400.00
----------------------------------------------------------------------------------------------------------------------------
269301-0125 000181 KARAD DRUG COMPANY, INC. Occupied Day Due: 1 Delq. Day: 0
XXXXX XXXXXX 0125 Last Payment: 06/12/98 2,926.83
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
06/12/98 MNO Misc. Non- CR 1,458.83CR 1,458.83CR
UNALLOCATE
Total: 1,458.83CR 1,458.83CR 0.00 0.00 0.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-0130 000006 UNITED AIRLINES, INC. Occupied Day Due: 1 Delq. Day: 0
XXX XXXXXXX 0130 Last Payment: 06/19/98 17.90
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
06/01/98 OC Escal-Op E CH 603.68 603.68
AUTOCHRG
Total: 603.68 603.68 0.00 0.00 0.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-0520 000165 ADECCO EMPLOYMENT SERVICES Occupied Day Due: 1 Delq. Day: 0
R.E. ACCOUNTS PAYABLE 0520 Last Payment: 06/20/98 12.17
----------------------------------------------------------------------------------------------------------------------------
03/05/98 MNO Misc. Non- CR 170.61CR 170.61CR
UNALLOCATE
Total: 170.61CR 0.00 0.00 0.00 170.61CR 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-0590 000195 DELAWARE CHARTER/TRUST Occupied Day Due: 1 Delq. Day: 0
CONSULT 0590 Last Payment: 06/23/98 4,323.75
----------------------------------------------------------------------------------------------------------------------------
03/01/98 OC Escal-Op CH 2,008.28 2,008.28
AUTOCHRG
03/01/98 RC Esc-RE Tax CH 540.49 540.49
AUTOCHRG
03/01/98 SVC Service re CH 15.00 15.00
WORKORDER
06/23/98 MNO Misc. Non- CR 2,470.62CR 2,470.62CR
UNALLOCATE
Total: 93.15 2,470.62CR 0.00 0.00 2,563.77 0.00
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
----------------------------------------------------------------------------------------------------------------------------
269301-0700 000188 COLUMN FINANCIAL INC. Occupied Day Due: 1 Delq. Day: 0
XXXXXXXX XXXXXXX 0700 Last Payment: 06/20/98 6,317.43
----------------------------------------------------------------------------------------------------------------------------
04/28/98 MNO Misc. Non- CR 79,559.01CR 79,559.01CR 0.00
UNALLOCATE
Total: 79,559.01CR 0.00 0.00 79,559.01CR 0.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-0800 000015 THE HARTFORD INSURANCE Occupied Day Due: 1 Delq. Day: 0
XXXXXX XXXXXXXX 0800 Last Payment: 05/29/98 239,330.44
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
01/30/98 MNO Misc. Non- CR 5,077.93CR 5,077.93CR
UNALLOCATE
02/27/98 MNO Misc. Non- CR 59,911.81CR 59,911.81CR
UNALLOCATE
03/31/98 MNO Misc. Non- CR 5,940.43CR 5,940.43CR
UNALLOCATE
04/29/98 MNO Misc. Non- CR 447.56CR 447.56CR
UNALLOCATE
05/29/98 MNO Misc. Non- CR 241.56CR 241.56CR
UNALLOCATE
Total: 71,619.29CR 0.00 241.56CR 447.56CR 5,940.43CR 64,989.74CR
----------------------------------------------------------------------------------------------------------------------------
269301-1020 000197 BEAR XXXXXXX & CO. Occupied Day Due: 1 Delq. Day: 0
1020 Last Payment: 06/19/98 295.80
----------------------------------------------------------------------------------------------------------------------------
03/31/98 SVC Service re CH 360.00 360.00
WORKORDER
03/31/98 SVC Service re CH 190.00 190.00
WORKORDER
05/01/98 BR Base Rent CH 5,760.45 5,760.45
AUTOCHRG
05/01/98 OC Escal -Op E CH 5,471.49 5,471.49
05/01/98 RC Esc - RE Tax CH 7,605.14 7,605.14
05/01/98 SVC Service re CH 930.64 930.64
WORKORDERS
06/01/98 BR Base Rent CH 6,056.25 6,056.25
AUTOCHRG
06/01/98 SVC Service re CH 18.00 18.00
WORKORDERS
06/01/98 SVC Service re CH 16.00 16.00
WORKORDERS
06/01/98 SVC Service re CH 15.00 15.00
WORKORDERS
06/01/98 SVC Service re CH 15.00 15.00
WORKORDERS
06/01/98 SVC Service re CH 89.70 89.70
WORKORDERS
06/01/98 SVC Service re CH 89.70 89.70
WORKORDERS
06/01/98 SVC Service re CH 10.00 10.00
WORKORDERS
06/01/98 SVC Service re CH 40.00 40.00
WORKORDERS
06/01/98 SVC Service re CH 30.00 30.00
WORKORDERS
Total: 26,682.37 6,364.65 19,767.72 0.00 550.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-1300 000145 OFFICE OF THRIFT SUPERVISION Occupied Day Due: 1 Delq. Day: 0
1300 Last Payment: 06/19/98 100.00
----------------------------------------------------------------------------------------------------------------------------
03/15/98 MNO Misc. Non- CR 1.00CR 1.00CR
UNALLOCATE
06/01/98 BR Base Rent CH 39,367.05 39,367.05
AUTOCHRG
06/01/98 SRC Cleaning - B CH 25.00 25.00
AUTOCHRG
Tota:l: 39,391.05 39,392.05 0.00 0.00 1.00CR 0.00
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
----------------------------------------------------------------------------------------------------------------------------
269301-1600 000018 NATIONAL FUTURES ASSOCIATION Occupied Day Due: 1 Delq. Day: 0
XXXXXXX XXXXXXX 1600 Last Payment: 06/20/98 20.00
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
05/23/98 MNO Misc. Non- CR 295.00CR 295.00CR
UNALLOCATE
Total: 295.00CR 0.00 295.00CR 0.00 0.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-1835 000021 ACCUWORD INTERNATIONAL Occupied Day Due: 1 Delq. Day: 0
XXXXX XXXXXXX 1835 Last Payment: 06/08/98 4,727.35
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
06/15/98 BR Base Rent NC 2,422.22CR 2,422.22CR
REMOVE CHA
06/15/98 OC Escal-Op E NC 54.59CR 54.59CR
REMOVE CHA
06/15/98 SA Base Rent NC 50.00CR 50.00CR
REMOVE CHA
Total: 2,526.81CR 2,526.81CR 0.00 0.00 0.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-1840 000022 XXXXXXXXX COMMUNICATIONS Occupied Day Due: 1 Delq. Day: 0
XXXXX MILLINCAMP 1840 Last Payment: 06/19/98 4,417.00
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
04/01/98 MIT Misc Oper CH 591.03 591.03
AUTOCHRG
06/01/98 SVC Service re CH 89.70 89.70
WORKORDERS
06/01/98 SVC Service re CH 305.67 305.67
WORKORDERS
06/01/98 SVC Service re CH 418.60 418.60
WORKORDERS
06/01/98 SVC Service re CH 119.60 119.60
WORKORDERS
06/01/98 SVC Service re CH 301.30 301.30
WORKORDERS
Total: 1,825.90 1,234.87 0.00 591.03 0.00 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-1900 000170 SCA CONSULTING Occupied Day Due: 1 Delq. Day: 0
XXX XXXXXX 1900 Last Payment: 06/19/98 10.00
----------------------------------------------------------------------------------------------------------------------------
02/23/98 MNO Misc. Non- CR 1,227.06CR 1,227.06CR
UNALLOCATE
03/03/98 MNO Misc. Non- CR 786.92CR 786.92CR
UNALLOCATE
Total: 2,013.98CR 0.00 0.00 0.00 786.92CR 1,227.06CR
----------------------------------------------------------------------------------------------------------------------------
269301-1950 000028 XXXXXXXXX & XXXXX Occupied Day Due: 1 Delq. Day: 0
XXXXX XXXXXXXXXX 1950 Last Payment: 06/23/98 8,650.71
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
03/01/98 BR Base Rent CH 1,064.92 1,064.92
AUTOCHRG
06/01/98 BR Base Rent CH 10,396.26 10,396.26
AUTOCHRG
06/01/98 SVC Service re CH 10.00 10.00
WORKORDERS
06/01/98 SVC Service re CH 25.00 25.00
WORKORDERS
06/01/98 SVC Service re CH 50.00 50.00
WORKORDERS
06/01/98 SVC Service re CH 45.00 45.00
WORKORDERS
06/23/98 MNO Misc. Non- CR 77.48CR 77.48CR
UNALLOCATE
Total: 11,513.70 10,448.78 0.00 0.00 1,064.92 0.00
----------------------------------------------------------------------------------------------------------------------------
269301-1970 000129 XXXXXX XXXX & XXXXXX Occupied Day Due: 1 Delq. Day: 0
XXXXXXX X. XXXXX 1970 Last Payment: 06/08/98 1,404.88
(000) 000-0000
----------------------------------------------------------------------------------------------------------------------------
03/23/98 MNO Misc. Non- CR 0.01CR
0.01CR
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
XXXXXX XXXX & XXXXXX Continued:
UNALLOCATE
Total: 0.01CR 0.00 0.00 0.00 0.01CR 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-1975 000128 SATO TRAVEL Occupied Day Due: 1 Delq. Day: 0
XXXXXXXXX XXXXX 1975 Last Payment: 06/19/98 834.41
000 000-0000
-------------------------------------------------------------------------------------------------------------------------------
05/01/98 RC Esc RE Tax CH 983.97 983.97
AUTOCHRG
06/01/98 PC Parking In CH 350.00 350.00
AUTOCHRG
Total: 1,333.97 350.00 983.97 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2020 000140 OFFICE OF THE BUILDING Occupied Day Due: 1 Delq. Day: 0
2020 Last Payment: 06/19/98 15,980.48
-------------------------------------------------------------------------------------------------------------------------------
05/01/98 BR Base Rent CH 6,383.20 6,383.20
AUTOCHRG
06/01/98 OC Escal Op E CH 187.68 187.68
AUTOCHRG
Total: 6,570.88 6,570.88 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2060 000122 PRO STAFF PERSONNEL Occupied Day Due: 1 Delq. Day: 0
SERVICES 2060 Last Payment: 02/20/98 11,445.18
-------------------------------------------------------------------------------------------------------------------------------
11/24/97 MNO Misc. Non- CR 515.77CR 515.77CR
UNALLOCATE
Total 515.77CR 0.00 0.00 0.00 0.00 515.77CR
-------------------------------------------------------------------------------------------------------------------------------
269301-2100 000137 FMC FOODTECH Occupied Day Due: 1 Delq. Day: 0
XXXXX XXXXX 2100 Last Payment: 06/23/98 70,562.17
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
02/23/98 MNO Misc. Non- CR 5,612.46CR 5,612.46CR
UNALLOCATE
Total: 5,612.46CR 5,612.46CR 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2150 000171 SLP STATISTICS, INC. Occupied Day Due: 1 Delq. Day: 0
XXXX XXXXXXXX 2150 Last Payment: 06/23/98 10,004.74
-------------------------------------------------------------------------------------------------------------------------------
10/01/97 BR Base Rent CH 1,156.38 1,156.38
AUTOCHRG
10/01/97 OC Escal Op E CH 1,390.15 1,390.15
AUTOCHRG
10/01/97 RC Esc-RE Tax CH 1,886.94 1,886.94
AUTOCHRG
10/01/97 SR Base Rent CH 329.00 329.00
AUTOCHRG
10/01/97 SRC Cleaning B CH 10.00 10.00
WORKORDER
10/01/97 SRC Cleaning B CH 3.00 3.00
WORKORDER
11/01/97 BR Base Rent CH 1,261.50 1,261.50
AUTOCHRG
11/01/97 OC Escal Op E CH 1,390.15 1,390.15
AUTOCHRG
11/01/97 RC Esc-RE Tax CH 1,886.94 1,886.94
AUTOCHRG
11/01/97 SR Base Rent CH 329.00 329.00
AUTOCHRG
11/01/97 SVC Service re CH 35.00 35.00
WORKORDER
02/01/98 BR Base Rent CH 924.92 924.92
AUTOCHRG
06/23/98 MNO Misc. Non- CR 4,994.87CR 4,994.87CR
UNALLOCATE
Total: 5,608.11 4,994.87CR 0.00 0.00 0.00 10,602.98
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
269301-2210 000194 VERIO-MIDWEST INC. Occupied Day Due: 1 Delq. Day: 0
2210 Last Payment: 06/23/98 13,667.85
-------------------------------------------------------------------------------------------------------------------------------
04/27/98 MNO Misc. Non- CR 478.91CR 478.91CR
UNALLOCATE
06/23/98 MNO Misc. Non- CR 20.00CR 20.00CR
UNALLOCATE
Total 498.91CR 20.00CR 0.00 478.91CR 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2260 000034 SULLIVAN, COTTER, Occupied Day Due: 1 Delq. Day: 0
& ASSOC. 2260 Last Payment: 06/23/98 3,995.98
-------------------------------------------------------------------------------------------------------------------------------
06/23/98 MNO Misc. Non- CR 3,885.35CR 3,885.35CR
UNALLOCATE
Total: 3,885.35CR 3,885.35CR 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2420 000036 MG. METALS CORPORATION Occupied Day Due: 1 Delq. Day: 0
2420 Last Payment: 06/23/98 3,330.08
-------------------------------------------------------------------------------------------------------------------------------
03/01/98 SVC Service re CH 758.20 758.20
WORKORDER
Total: 758.20 0.00 0.00 0.00 758.20 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2450 000180 THE HUNTER GROUP, INC. Occupied Day Due: 1 Delq. Day: 0
ACCOUNTS PAYABLE 2450 Last Payment: 06/19/98 2,553.56
(000)000-0000
-------------------------------------------------------------------------------------------------------------------------------
05/01/98 OC Escal-Op E CH 15.00 15.00
AUTOCHRG
Total: 15.00 0.00 15.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2600 000039 U.S. SPRINT Occupied Day Due: 1 Delq. Day: 0
XXXXXX XXXXXX 2600 Last Payment: 06/20/98 298.73
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
03/01/97 MR Esc-Misc/P NC 452.08CR 452.08CR
96 0/E ESC
03/25/97 RR Esc-RE Tax NC 1,690.18CR 1,690.18CR
91 R/E TAX
03/01/98 RC Esc-RE Tax NC 1,939.28CR 1,939.28CR
CIRCUL. TAX
03/01/98 RC Esc-RE Tax NC 1,880.44CR 1,880.44CR
CIRCULATOR
Total: 5,961.98CR 0.00 0.00 0.00 3,819.72CR 2,142.26CR
-------------------------------------------------------------------------------------------------------------------------------
269301-2610 000000 XXXXXX & XXXXXXXXX Occupied Day Due: 1 Delq. Day: 0
XXXXXXX XXXXX 2610 Last Payment: 06/19/98 1,564.39
-------------------------------------------------------------------------------------------------------------------------------
02/25/98 RC Esc-RE Tax CH 120.00 120.00
2/15-2/28
Total: 120.00 0.00 0.00 0.00 0.00 120.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2670 000134 BENEFITS COMMUNICATION Occupied Day Due: 1 Delq. Day: 0
CORP. 2670 Last Payment: 06/19/98 725.84
XXXXX XXXX
(312) 419-9030 ext. 108
-------------------------------------------------------------------------------------------------------------------------------
05/23/98 MNO Misc. Non- CH 302.27CR 302.27CR
UNALLOCATE
Total: 302.27CR 0.00 302.27CR 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2720 000044 FPL ADVISORY GROUP CO. Occupied Day Due: 1 Delq. Day: 0
2720 Last Payment: 06/18/98 16,143.58
-------------------------------------------------------------------------------------------------------------------------------
06/01/98 SVC Services re CH 10.00 10.00
WORKORDERS
06/18/98 MNO Misc. Non- CR 7.00CR 7.00CR
UNALLOCATE
Total: 3.00 3.00 0.00 0.00 0.00 0.00
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
269301-2805 000046 O'XXXXX XXXXXXXXXX Occupied Day Due: 1 Delq. Day: 0
2805 Last Payment: 06/19/98 8,178.48
-------------------------------------------------------------------------------------------------------------------------------
06/02/98 MNO Misc. Non- CR 43.93CR 43.93CR
UNALLOCATE
Total: 43.93CR 43.93CR 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2850 000047 XXXXX X. XXXXXXX Occupied Day Due: 1 Delq. Day: 0
& ASSOCIATES 2850 Last Payment: 06/19/98 835.42
XXXXX XXXXXXX
-------------------------------------------------------------------------------------------------------------------------------
06/01/98 BR Base Rent CH 1,374.50 1,374.50
AUTOCHRG
06/01/98 OC Escal-Op E CH 5,651.31 5,651.31
AUTOCHRG
06/01/98 RC Esc-Re Tax CH 7,855.08 7,855.08
AUTOCHRG
06/01/98 SRC Cleaning-B CH 158.00 158.00
AUTOCHRG
06/01/98 SVC Service re CH 30.00 30.00
WORKORDERS
06/01/98 SVC Service re CH 90.00 90.00
WORKORDERS
Total: 15,158.89 15,158.89 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-2900 000049 HYATT CORPORATION Occupied Day Due: 1 Delq. Day: 0
XXX XXXXXXX 2900 Last Payment: 06/30/98 54,067.54
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
02/25/98 MNO Misc. Non- CR 1,427.84CR 1,427.84CR
UNALLOCATE
Total: 1,427.84CR 0.00 0.00 0.00 0.00 1,427.84CR
-------------------------------------------------------------------------------------------------------------------------------
269301-3000 000050 HYATT CORPORATION Occupied Day Due: 1 Delq. Day: 0
XXX XXXXXXX 3000 Last Payment: 06/30/98 42,119.00
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
02/25/98 MNO Misc. Non- CR 3,629.71CR 3,629.71CR
UNALLOCATE
Total: 3,629.71CR 0.00 0.00 0.00 0.00 3,629.71CR
-------------------------------------------------------------------------------------------------------------------------------
269301-3300 000102 TOWERS XXXXXX Occupied Day Due: 1 Delq. Day: 0
XXXXX XXXXXX 3300 Last Payment: 06/19/98 1,106.54
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
04/01/98 RC Esc-RE Tax CH 15,508.75 15,508.75
AUTOCHRG
06/01/98 PC Parking In CH 350.00 350.00
AUTOCHRG
06/01/98 SR Base Rent CH 1,905.00 1,905.00
AUTOCHRG
06/01/98 SRC Cleaning-B CH 1,908.54 1,908.54
AUTOCHRG
06/01/98 SVC Service re CH 160.09 160.00
WORKORDERS
06/01/98 SVC Service re CH 315.00 315.00
WORKORDERS
06/01/98 SVC Service re CH 400.00 400.00
WORKORDERS
06/15/98 BR Base Rent NC 41.50CR 41.50CR
REMOVE CHA
Total: 20,505.88 4,997.13 0.00 15,508.75 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-3440 000153 CENTURA SOFTWARE Occupied Day Due: 1 Delq. Day: 0
CORPORATION 3440 Last Payment: 06/19/98 10.00
XXXXX XXXXXXX
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
05/01/98 BR Base Rent CH 129.46 129.46
AUTOCHRG
Total: 129.46 0.00 129.46 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
269301-3550 000146 DECISIONQUEST, INC. Occupied Day Due: 1 Delq. Day: 0
3550 Last Payment: 06/03/98 5,842.82
-------------------------------------------------------------------------------------------------------------------------------
06/01/98 SVC Service re CH 30.00 30.00
WORKORDERS
06/01/98 SVC Service re CH 20.00 20.00
WORKORDERS
Total: 50.00 50.00 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-3630 000054 MIDWEST MORTGAGE Occupied Day Due: 1 Delq. Day: 0
MANAGEMENT CO 3630 Last Payment: 05/04/98 1,724.13
XXXXX XXXXXX
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
06/01/98 BR Base Rent CH 1,645.08 1,645.08
AUTOCHRG
06/01/98 OC Escal-Op E CH 20.20 20.20
AUTOCHRG
06/01/98 RC Esc-Re Tax CH 58.85 58.85
AUTOCHRG
Total 1,724.13 1,724.13 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-3650 000056 THE XXXXXXX GROUP Occupied Day Due: 1 Delq. Day: 0
XXXXXXX XXXXX 3650 Last Payment: 06/23/98 4,837.93
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
04/01/98 BR Base Rent CH 277.78 277.78
AUTOCHRG
05/01/98 BR Base Rent CH 6,295.18 6,295.18
AUTOCHRG
05/01/98 PC Parking In CH 350.00 350.00
AUTOCHRG
06/01/98 BR Base Rent CH 6,295.18 6,295.18
AUTOCHRG
06/01/98 PC Parking In CH 350.00 350.00
AUTOCHRG
06/23/98 MNO Misc. Non- CR 4,837.93CR 4,837.93CR
UNALLOCATE
Total: 8,730.21 1,807.25 6,645.18 277.78 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-3900 000059 HYATT CORPORAION Occupied Day Due: 1 Delq. Day: 0
XXX XXXXXXX 3900 Last Payment: 06/30/98 205,993.36
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
06/01/98 PC Parking In CH 7,310.00 7,310.00
AUTOCHRG
06/01/98 SRC Cleaning-B CH 5,905.00 5,905.00
AUTOCHRG
06/30/98 MNO Misc. Non- CR 1,495.14CR 1,495.14CR
UNALLOCATE
Total: 11,719.86 11,719.86 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-5001 000095 THE HARTFORD Occupied Day Due: 1 Delq. Day: 0
WORK ORDERS 5001 Last Payment: 06/20/98 771.20
XXXXX XXXXXXX
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
06/12/98 MNO Misc. Non- CR 262.20CR 262.20CR
UNALLOCATE
Total: 262.20CR 262.20CR 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-5004 000098 XXXXX & XXXXXX Occupied Day Due: 1 Delq. Day: 0
WORK ORDERS 5004 Last Payment: 06/29/98 110.00
XXXXX X. XXXX
(000) 000-0000
-------------------------------------------------------------------------------------------------------------------------------
12/01/98 SVC Service re CH 45.00 45.00
WORKORDERS
01/01/98 SRC Cleaning-B CH 45.00 45.00
AUTOCHRG
01/01/98 SRC Cleaning-B CH 20.00 20.00
AUTOCHRG
01/01/98 SRC Cleaning-B CH 15.00 15.00
WORKORDER
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
XXXXX & XXXXXX WORK ORDERS Continued:
01/01/98 SRC Cleaning-B CH 15.00 15.00
WORKORDER
01/01/98 SRC Cleaning-B CH 45.00 45.00
WORKORDER
01/01/98 SRC Cleaning-B CH 20.00 20.00
WORKORDER
01/01/98 SRC Cleaning-B CH 20.00 20.00
WORKORDER
01/01/98 SRC Cleaning-B CH 30.00 30.00
WORKORDER
02/01/98 SVC Service re CH 95.00 95.00
WORKORDER
02/01/98 SVC Service re CH 30.00 30.00
WORKORDER
03/01/98 SVC Service re CH 45.00 45.00
WORKORDER
03/01/98 SVC Service re CH 90.00 90.00
WORKORDER
03/01/98 SVC Service re CH 45.00 45.00
WORKORDER
05/01/98 SVC Service re CH 65.00 65.00
WORKORDER
05/01/98 SVC Service re CH 15.00 15.00
WORKORDER
05/01/98 SVC Service re CH 383.00 383.00
WORKORDER
06/29/98 MNO Misc. Non- CR 35.00CR 35.00CR
UNC/ WO #
06/29/98 MNO Misc. Non- CR 110.00CR 110.00CR
UNALLOCATE
Total: 878.00 145.00CR 463.00 0.00 180.00 380.00
-------------------------------------------------------------------------------------------------------------------------------
269301-5007 000101 HYATT CORPORATION Occupied Day Due: 1 Delq. Day: 0
WORK ORDER 5007 Last Payment: 06/3098 605.00
XXXXX XXXXXXX
(000) 000-0000
-----------------------------------------------------------------------------------------------------------------------------
03/06/98 MNO Misc. Non- CR 8.93CR 8.93CR
UNC/ WO # 87
Total: 8.93CR 0.00 0.00 0.00 8.93CR 0.00
-----------------------------------------------------------------------------------------------------------------------------
269301-5025 000201 USSNET Occupied Day Due: 1 Delq. Day: 0
5025 Last Payment:
-----------------------------------------------------------------------------------------------------------------------------
02/25/98 MNO Misc. Non- CH 1,000.00 1,000.00
2/98 LICEN
03/01/98 MNO Misc. Non- CH 1,000.00 1,000.00
AUTOCHRG
04/01/98 MNO Misc. Non- CH 1,000.00 1,000.00
AUTOCHRG
05/01/98 MNO Misc. Non- CH 1,000.00 1,000.00
AUTOCHRG
06/01/98 MNO Misc. Non- CH 1,000.00 1,000.00
AUTOCHRG
Total: 5,000.00 1,000.00 1,000.00 1,000.00 1,000.00 1,000.00
-----------------------------------------------------------------------------------------------------------------------------
269301-6006 000073 MERCANTILE CAPITAL Occupied Day Due: 1 Delq. Day: 0
MARKETS 6006 Last Payment: 06/19/98 70.23
-----------------------------------------------------------------------------------------------------------------------------
04/01/98 RC Esc-Re Tax CH 151.53 151.53
AUTOCHRG
Total: 151.53 0.00 0.00 151.53 0.00 0.00
-----------------------------------------------------------------------------------------------------------------------------
269301-6008 000073 XXXXXXX UNIVERSITY Occupied Day Due: 1 Delq. Day: 0
6008 Last Payment: 06/12/98 2,008.64
-----------------------------------------------------------------------------------------------------------------------------
03/30/98 MNO Misc. Non- CR 1,583.32CR 1,583.32CR
UNALLOCATE
Total: 1,583.32CR 0.00 0.00 0.00 1,583.32CR 0.00
-----------------------------------------------------------------------------------------------------------------------------
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
269301-6009 000076 CPC ELECTRICAL SUPPLY Occupied Day Due: 1 Delq. Day: 0
COMPANY 6009 Last Payment: 06/2098 67.94
-------------------------------------------------------------------------------------------------------------------------------
01/01/98 BR Base Rent CH 1,260.00 1,260.00
AUTOCHRG
02/01/98 BR Base Rent CH 1,260.00 1,260.00
AUTOCHRG
03/01/98 BR Base Rent CH 1,260.00 1,260.00
AUTOCHRG
04/01/98 BR Base Rent CH 1,260.00 1.260.00
AUTOCHRG
04/01/98 RC Esc-RE Tax CH 52.17 52.17
AUTOCHRG
05/01/98 BR Base Rent CH 1,260.00 1,260.00
AUTOCHRG
05/01/98 RC Esc-RE Tax CH 52.17 52.17
AUTOCHRG
06/12/98 MNO Misc. Non- CR 15.77CR 15.77CR
AUTOCHRG
Total: 6,388.57 15.77CR 1,312.17 1.312.17 1,260.00 2,520.00
-------------------------------------------------------------------------------------------------------------------------------
269301-6010 000077 XXXXXXX X. XXXXXX Occupied Day Due: 1 Delq. Day: 0
6010 Last Payment: 06/12/98 19.96
-------------------------------------------------------------------------------------------------------------------------------
01/01/98 BR Base Rent CH 1,069.67 1,069.67
AUTOCHRG
01/01/98 SRC Cleaning-B CH 149.50 149.50
WORKORDER
02/01/98 BR Base Rent CH 1,192.75 1,192.75
AUTOCHRG
Total 2,411.92 0.00 0.00 0.00 0.00 2,411.92
-------------------------------------------------------------------------------------------------------------------------------
269301-6011 000078 XXXX XXXXX & Occupied Day Due: 1 Delq. Day: 0
ASSOCIATES 6011 Last Payment: 06/12/98 1,672.05
-------------------------------------------------------------------------------------------------------------------------------
02/23/98 MNO Misc. Non- CH 42.93CR 42.93CR
UNALLOCATE
03/01/98 OC Misc. Non- NC 178.35CR 178.35CR
1997 OP. E
03/23/98 MNO Misc. Non- CR 43.93CR 43.93CR
UNALLOCATE
04/23/98 MNO Misc. Non- CR 76.43CR 76.43CR
AUTOCHRG
Total: 341.64CR 0.00 0.00 76.43CR 222.28CR 42.93CR
-------------------------------------------------------------------------------------------------------------------------------
269301-7001 000092 LASALLE NATIONAL BANK Occupied Day Due: 1 Delq. Day: 0
ANTODRA XXXXX 7001 Last Payment: 06/11/98 275.00
-------------------------------------------------------------------------------------------------------------------------------
06/11/98 MNO Misc. Non- CR 275.00CR 275.00CR
UNALLOCATE
Total: 275.00CR 275.00CR 0.00 0.00 0.00 0.00
-------------------------------------------------------------------------------------------------------------------------------
269301-8013 000148 BEAR CONSTRUCTION Occupied Day Due: 1 Delq. Day: 0
(000) 000-0000 8013 Last Payment: 07/21/98 159.80
-------------------------------------------------------------------------------------------------------------------------------
05/07/98 MNO Misc. Non- CR 148.00CR 148.00CR
UNALLOCATE
Total: 148.00CR 0.00 0.00 0.00 0.00 148.00CR
-------------------------------------------------------------------------------------------------------------------------------
AGED DELINQUENT AND PREPAID BALANCES
EQUITABLE REAL ESTATE MGMT.
===============================================================================================================================
Invoice Date Category Source Amount Current 30 60 90 120
-------------------------------------------------------------------------------------------------------------------------------
Totals:
BR Base Rent 95,736.81 69,153.80 13.545.09 1,637.78 2,424.92 8,975.22
MIT Misc Oper Income-
tenant 591.03 0.00 0.00 591.03 0.00 0.00
MNO Misc. Non-operating 182,518.52CR 24,601.58CR 161.17 79,561.91CR 7,535.15CR 70,981.05CR
MR Esc-Misc/Pr Yr Adj 452.08CR 0.00 0.00 0.00 0.00 452.08CR
OC Escal-Op Exp/ Cur 16,505.00 6,408.28 5,486.49 0.00 1,829.93 2,780.30
Yr Est
PC Parking Income- 8,710.00 8,360.00 350.00 0.00 0.00 0.00
Contract
RC Esc-RE Taxes/Cur 32,882.31 7,913.93 8,641.25 15,712.45 3,279.23CR 3,893.88
Yr Est
RR Esc-RE Taxes/Pr 1,690.18CR 0.00 0.00 0.00 0.00 1,690.18CR
Yr Adj
SR Base rent-storage 2,513.00 1,855.00 0.00 0.00 0.00 658.00
SRC Cleaning-Billed
to Ten. 8,369.04 7,996.54 0.00 0.00 0.00 372.50
SVC Service recovery 5,830.20 2,728.36 1,393.64 0.00 1,503.20 205.00
income
Total 13,523.39CR 79,814.33 29,577.67 61,620.65CR 5,056.33CR 56,238.41CR
Exhibit 5. 1 (e)
----------------
NOTICE OF VIOLATIONS
Those items marked as "Open" on the attached notice of fire code violations.
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
--------------------------------------------------------------------------------
to comply with the Municipal Code of Chicago within 15 days as follows:
STATUS
0001 001295 C
SECTION 00-00-000, 00-00-000, 00-00-000, 00-00-000, l3-76-070, 00-00-000,
00-00-000,00-00-000 PROVIDE AND/OR TEST THE FIRE ALARM AND EVACUATION
SYSTEM. THE TEST PROCEDURE,, THE INDIVIDUALS OR ORGANIZATION CONDUCTING
SAID TEST, AND THE FINAL RESULTS MUST BE APPROVED BY THE FIRE PREVENTION
BUREAU.
0003 001494 O
SEC. 00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS TO
INCLUDE. FL 45 HYATT STORAGE ROOM #3 SIGN
0004 001453 O
SEC. 00-000-000 REPAIR THE ELECTO-MAGNETIC LOCKING DEVICES ON EXIT
DOORS(S) AND KEEP THESE DOOR(S) IN OPERABLE CONDITION AT ALL TIMES FL 39
WEST STAIR DOOR (WOULD NOT OPEN ONLY HUMMING SOUND)
0005 001451 S
SEC. 00-000-000 REMOVED UNAPPROVED ELECTRO-MAGNETIC LOCKING DEVICE(S). FL
39 ELEVATOR LOBBY (MAKE ALL ACCESSIBLE TO STAIRWELL)
0006 001449 S
SEC. 00-000-000 PROVIDE APPROVED ELECTRO-MAGNETIC LOCKING DEVICES ON EXIT
DOOR(S). SUBMIT THREE (3) SETS OF PLANS TO THE BUREAU OF FIRE PREVENTION
AND OBTAIN APPROVAL BEFORE STARTING WORK FL 39 ELEVAT0R LOBBY (MAKE
ACCESSIBLE TO STAIRWELL)
C Complied
S Suppressed
O Open
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
--------------------------------------------------------------------------------
STATUS
0007 001455 S
SEC.13-16O-269 POST SIGN ON DOOR WHICH IS OPERATED BY AN ELECTRO-MAGNETIC
LOCKING DEVICE, "PUSH UNTIL ALARM SOUNDS DOOR CAN BE OPENED IN FIFTEEN (l5)
SECONDS"..
FL 39 ELEVATOR LDBBY (MAKE ACCESSIBLE TO STAIRWELL)
0008 001451 S
SEC. 00-000-000 REMOVED UNAPPROVED ELECTRO-MAGNETlC LOCKING DEVICE(S).
FL 38 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0009 001449 S
SEC. 00-000-000 PROVIDE APPROVED ELECTRO-MAGNETIC LOCKING DEVICES
ON EXIT DOOR(S). SUBMIT THREE (3) SETS OF PLANS TO THE BUREAU OF FIRE
PREVENTION AND OBTAIN APPROVAL BEFORE STARTING WORK.
FL 38 ELEVATOR LOBBY (MAKE ACCESSIBLE To STAIRWELL)
0010 001455 S
SEC. 00-000-000 POST SIGN ON DOOR WHICH IS OPERATED BY AN ELECTRO-MAGNETIC
LOCKING DEVICE. "PUSH UNTIL ALARM SOUNDS DOOR CAN BE OPENED IN FIFTEEN
(15) SECONDS".
FL 38 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0011 001480 O
SEC. 00- 000-000, 00-000-000 PROVIDE APPROVED DIRECTIONAL SIGNS, LETTERING
SHALL BE IN BL0CK LETTERS THREE AND THREE EIGHTS (3 3/8) INCHES HIGH WITH A
NINE SIXTEENTH (9/16) INCH STROKE. LETTERING AND ARROWS SHALL BE RED ON A
WHITE TRANSLUCENT FIELD.
FL 38 ELEVATOR LOBBY CORRIDOR TO STAIRS (#6 SIGN)
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
-------------------------------------------------------------------------------
STATUS
0012 001870 C
SEC. 15-4-870, 00-000-000, 2-36-280 KEEP ALL FXIR DOORS SO THAT THEY CAN
BE EASILY OPENED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE.
FL 31 ELEVATOR FREIGHT AREA (MAKE ACCESSIBLE TO STAIRWELL)
0013 001870 C
SEC. 15-4-870, 00-000-000, 2-36-280 KEEP ALL EXIT DOORS SO THAT THEY CAN
BE EASILY OPENED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE.
FL 30 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0014 001870 C
SEC.15-4-870, 13-16O-260, 2-36-280 KEEP ALL EXIT DOORS SO THAT THEY CAN BE
EASILY OPENED FROM THE INSIDE WITHOUT THE USE 0FF A KEY OR ANY SPECIAL
KNOWLEDGE.
FL 29 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0015 001870 S
SEC. 15-4-870, 13-l6O-26O, 2-36-280 KEEP ALL EXIT DOORS SO THAT THEY CAN
BE EASILY OPENED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE,
FL 25 ELEVATOR LOBBY (MAKE ACCESSIBLE TO XXXXXXXXX)
XXXX XX0 XXXX XX XXXXXXX ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
--------------------------------------------------------------------------------
STATUS
0016 001494 O
SEC. 00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS
TO INCLUDE
FL 15 ELEVATOR LOBBY (TO INDICATE DIRECTION TO STAIRS)
0017 001451 S
SEC. 00-000-000, REMOVED UNAPPROVED ELECTRO-MAGNETIC LOCKING
DEVICE(S).
FL 15 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0018 001449 S
SEC.00-000-000 PROVIDE APPROVED ELECTRO-MAGNETIC LOCKING DEVICES ON EXIT
DOOR(S). SUBMIT THREE (3) SETS OF PLANS TO THE BUREAU OF FIRE PREVENTION
AND OBTAIN APPROVAL BEFORE STARTING WORK.
FL 15 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0019 001455 S
SEC. 00-000-000 POST SIGN ON DOOR WHICH IS OPERATED BY AN ELECTRO-MAGNETIC
LOCKING DEVICE, "PUSH UNTIL ALARM SOUNDS DOOR CAN BE OPENED IN FIFTEEN (15)
SECONDS".
FL 15 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0020 001451 S
SEC. 00-000-000 REMOVED UNAPPROVED ELECTRO-MAGNETIC LOCKING DEVICE(S).
FL 14 ELEVATOR LOBBY (MAKE ACCESSIBLE TO LOBBY)
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
--------------------------------------------------------------------------------
STATUS
0021 001449 S
SEC. 00-000-000 PROVIDE APPROVED ELECTRO-MAGNETIC LOCKING DEVICES ON EXIT
DOOR(S) SUBMIT THREE (3) SETS OF PLANS TO THE BUREAU OF FIRE PREVENTION AND
OBTAIN APPROVAL BEFORE STARTING WORK.
FL 14 ELEVATOR LOBBY
0022 001455 S
SEC. 00-000-00, POST SIGN ON DOOR WHICH IS OPERATED BY AN ELECTRO-MAGNETIC
LOCKING DEVICE, "PUSH UNTIL ALARM SOUNDS DOOR CAN BE OPENED IN FIFTEEN (15)
SECONDS".
FL 14 ELEVATOR LOBBY
0023 001451 S
SEC.00-000-000 REMOVED UNAPPROVED ELECTRO-MAGNETIC LOCKING DEVICE(S).
FL 13 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0024 001449 S
SEC. 00-000-000 PROVIDE APPROVED ELECTRO-MAGNETIC LOCKING DEVICES ON EXIT
DOOR(S). SUBMIT THREE (3) SETS OF PLANS TO THE BUREAU OF FIRE PREVENTION
AND OBTAIN APPROVAL BEFORE STARTING WORK.
FL 13 ELEVATOR LOBBY
0025 001455 S
SEC. 00-000-000 POST SIGN ON DOOR WHICH IS OPERATED BY AN ELECTRO-MAGNETIC
LOCKING DEVICE, "PUSH UNTIL ALARM SOUNDS DOOR CAN BE OPENED IN FIFTEEN (15)
SECONDS".
FL 13 ELEVATOR LOBBY
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
-------------------------------------------------------------------------------
STATUS
0026 001870 S
SEC. 15-4-870, 00-000-000, 2-36-280 KEEP ALL EXIT DOORS SO THAT THEY CAN BE
EASILY OPENED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE.
FL 9 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0027 001494 O
SEC. 00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS TO
INCLUDE.
FL 8 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL
0028 001870 S
SEC.15-4-870, 00-000-000, 2-36-280 KEEP ALL EXIT DOORS SO THAT THEY CAN BE
EASILY OPENED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE.
FL 8 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0029 001494 C
SEC. 00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS TO
INCLUDE.
FL 5 ELEVATOR LOBBY (INDICATE LOCATION TO STAIRWELL)
0030 001454 C
SEC. 00-000-000 ADJUST ENTRANCE AND/OR VESTIBULE DOOR(S) SO THAT THEY SHALL
OPEN WITH A FORCE NOT TO EXCEED TEN (10) POUNDS.
FL 5 ELEVATOR LOBBY (INDICATE LOCATION TO XXXXXXXXX)
XXXX XX0 XXXX XX XXXXXXX ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
-------------------------------------------------------------------------------
STATUS
0031 001494 C
SEC. 00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS
TO INCLUDE.
FL 2 ELEVATOR LOBBY (INDICATE LOCATION TO STAIRWELL)
0032 001432 C
SEC. 00-000-000, 15-4-880, 00-000-000 REMOVE ALL ITEMS FROM UNDER
STAIRWAY(S) AND DISCONTINUE USING THIS AREA FOR A CLOSET OR STORAGE SPACE.
BASEMENT CHILLER ROOM (OIL, BOXES, RAGS, METAL CABINET)
0033 001174 C
SEC.00-000-000 DISCONTINUE USING THE BASEMENT, OR ANY OTHER AREA BELOW
GRADE FOR FLAMMABLE LIQUIDS .
BASEMENT PARKING GARAGE PAINT RM (THINNER & OIL BASED PAINTS
0034 001494 C
SEC. 00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS TO
INCLUDE.
FL 0 XXXX XXXXXXXXX (#3 SIGN)
0035 001276 C
SEC. 15-8-640, 15-8-120, 00-000-000 CLOSE UP ALL OPENINGS AROUND EXPOSED
PIPING WITH APPROVED NON-COMBUSTIBLE MATERIALS THAT WILL RETARD THE SPREAD
OF FIRE.
FL 1WEST STAIRWELL OVER DOOR
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
-------------------------------------------------------------------------------
STATUS
0036 001276 C
SEC. 15-8-640, 15-8-120, 00-000-000 CLOSE UP ALL OPENINGS AROUND EXPOSED
PIPING WITH APPROVED NON-COMBUSTIBLE MATERIALS THAT WILL RETARD THE SPREAD
OF FIRE.
0037 001486 C
SEC. 00-000-000, 00-000-000, 00-000-000 REMOVE UNAPPROVED EXIT, STAIRWAY,
FIRE ESCAPE, OR DIRECTIONAL SIGN(S).
FL 1 DOOR AT LOADING DOCK #12 GLASS
0038 001494 C
SEC.00-000-000, 00-000-000 EXTEND THE PRESENT EXIT LIGHTING SO AS TO
INCLUDE.
FL 1 DOOR AT LOADING DOCK #3 GLASS
0039 001870 C
SEC. 15-4-870, 00-000-000, 2-36-280 KEEP ALL EXIT DOORS SO THAT THEY CAN BE
EASILY OPENED FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE.
FL 0 XXXX XXXX XXXXXX XXXXX XXXX (XXX XXXX XX DOOR)
0040 001650 C
SEC. 00-000-000 MAINTAIN ADEQUATE CLEARANCE AROUND HEAT PRODUCING
APPLIANCE(S) FREE FROM COMBUSTIBLE MATERIAL.
MEZZANINE FAN ROOM CLOTHES HANGING & BOXES)
AREA CO2 CITY OF CHICAGO ICN 8005842
XXXXXX X. XXXXXX BUREAU OF FIRE PREVENTION
000 XX. XXXXXXXX XX.
XXXX X. XXXXXX XXXXXXX, XX. 6061O
Deputy Fire Commissioner
MADISON PLAZA BUILDING DATE OF INSPECTION 02/23 /98 -
XXXXXX XXXXX DATE OF NOTICE 03/11/98
000 X XXXXXXX XXXXX 00000 LENGTH 00000 XXXXXX 000 00
XXXXXXX XX 00000 XXXX XX 00000 XXXXXX XX.
XXXXX 000 XXXX TYPE AN
CONS'T R BADGE NO. 165
OCCUP CLASS M001
You are hereby notified as owner, agent. lessee or occupant of the structure
located at 00000 X. XXXXXXX
-----
-------------------------------------------------------------------------------
STATUS
0041 001502 C
SEC. 00-0000-000, 00-000-000 PROVIDE GUARD RAILS THAT ARE NOT LESS
THAN THREE (3) FEET IN HEIGHT.
FL 45 HYATT STORAGE RM TO KEEP STORAGE FROM FALLING IN STAIR
Questions regarding this notice can be answered by calling 744-4716
****** Remember Smoke Detectors save lives ******
CITY OF CHICAGO FIRE PREVENTION BUREAU 06/05/98
MANAGEMENT SUMMARY INFORMATION 15:02:04
XXXXXXXX XXXXXXXX XXXXX # XXX XXXXXX NAME BLDG# TEN# BUR ST RECORD KEY
KEY DATA LINE===> FM 2 N XXXXX ST 00000 8005842
NAME/DESCR:
OWNER/TENANT: RESPONSIBLE PARTY
NAME: XXXXXXX XXXXX XXXXXXXX XXx0 NAME: XXXXXX-XXXXXXX TP=R
ADDRS: XXXXXX XXXXX NI:Y ADDRS: XXXX XXXXX NI:I
000 X XXXXXXX 000 X XXXXXXX
XXXXX 0000
XXXX: CHICAGO CITY: CHICAGO
STATE: IL ZIP: 60606 STATE: IL ZIP: 60606
PHONE: 000 0000 (312) PHONE: 000 0000 (312)
LAST-INSP XXX.XXXX STATUS YEAR-BLT OCC-CLASS TYPE AREA WIDTH LENGTH
06/05/98 04/22/98 RECHECK 1985 M001 AN CO2 00175 00175
HEIGHT BSMT WATER EX FA AS SP FP HD CD-CONSTRUCTION-TP TRS OTHER-BLDG-USE
045 02 C Y Y Y Y Y R FIRE RESISTIVE
HAXMAT: YES TK: YES VIOLATIONS: YES DOCUMENT OUT: NO
GENERAL ADDRESS:
MISC: PERMIT: 000000 ISSU-DTE:00/00/00 FEE: 350.00
PLEASE PRESS PF8 TO DISPLAY CURRENT VIOLATIONS
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
EY DATA LINE===> FD 2 N XXXXX ST 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE
CD
001 001295 PROVIDE FOR A TEST OF THE FIRE ALARM SYSTEM 02/23/98 C
002 001245 NO SHORT TEXT ON FILE OR INCOMPLETE STATUS 02/23/98 S
FL 44 SUITE 4400 FYATT WEST CENTER STAIR TO FL 45 STORAGE
003 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 O
FL 45 HYATT STORAGE ROOM #3 SIGN
004 001453 REPAIR ELECTRO-MAGNETIC LOCKS ON EXIT DOOR(S), 02/23/98 O
FL 39 WEST STAIR DCOR (WOULD NOT OPEN ONLY HUMMING SOUND)
005 001451 REMOVE UNAPPROVED ELECTRO-MAGNETIC LOCKS, 06/05/98 S
FL 39 ELEVATOR LOBBY (MAKE ALL ACCESSIBLE TO STAIRWELL)
006 001449 PROVIDE ELECTRO-MAGNETIC DEVICES, WITH PLANS. 06/05/98 S
FL 39 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
MORE DATA ... PRESS PF2 TO DISPLAY
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
EY DATA LINE===> FD 2 N XXXXX ST 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE CD
0007 001455 POST SIGN ON ELECTRO-MAGNETIC LOCKED DOOR. 06/05/98 S
FL 39 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0008 001451 REMOVE UNAPPROVED ELECTRO-MAGNETIC LOCKS. 06/05/98 S
FL 38 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0009 001449 PROVIDE ELECTRO-MAGNETIC DEVICES, WITH PLANS. 06/05/98 S
FL 38 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0010 001455 POST SIGN ON ELECTRO-MAGNETIC LOCKED DOOR. 06/05/98 S
FL 38 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0011 001480 PROVIDE APPROVED DIRECTIONAL SIGNS. 02/23/98 O
FL 38 ELEVATOR LOBBY CORRIDOR TO STAIRS (#6 SIGN)
0012 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 02/23/98 C
FL 31 ELEVATOR FREIGHT AREA (MAKE ACCESSIBLE TO STAIRWELL)
MORE DATA... PRESS PF2 TO DISPLAY
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
KEY DATA LINE===> FD 0 X XXXXX XX 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE CD
0013 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 05/29/98 C
FL 30 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0014 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 02/23/98 C
FL 29 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0015 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 06/05/98 S
FL 25 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0016 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 O
FL 15 ELEVATOR LOBBY (TO INDICATE DIRECTION TO STAIRS)
0017 001451 REMOVE UNAPPROVED ELECTRO-MAGNETIC LOCKS. 06/05/98 S
FL 15 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0018 001449 PROVIDE ELECTRO-MAGNETIC DEVICES WITH PLANS. 06/05/98 S
FL 15 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
MORE DATA... PRESS PF2 TO DISPLAY
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
KEY DATA LINE===> FD 0 X XXXXX XX 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE CD
0019 001455 POST SIGN ON ELECTRO-MAGNETIC LOCKED DOOR. 06/05/98 S
FL 15 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0020 001451 REMOVE UNAPPROVED ELECTRO-MAGNETIC LOCKS. 06/05/98 S
FL 14 ELEVATOR LOBBY (MAKE ACCESSIBLE TO LOBBY)
0021 001449 PROVIDE ELECTRO-MAGNETIC DEVICES WITH PLANS. 06/05/98 S
FL 14 ELEVATOR LOBBY
0022 001455 POST SIGN ON ELECTRO-MAGNETIC LOCKED DOOR. 06/05/98 S
FL 14 ELEVATOR LOBBY
0023 001451 REMOVE UNAPPROVED ELECTRO-MAGNETIC LOCKS. 06/05/98 S
FL 13 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0024 001449 PROVIDE ELECTRO-MAGNETIC DEVICES, WITH PLANS. 06/05/98 S
FL 13 ELEVATOR LOBBY
MORE DATA... PRESS PF2 TO DISPLAY
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
KEY DATA LINE===> FD 0 X XXXXX XX 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE CD
0025 001455 POST SIGN ON ELECTRO-MAGNETIC LOCKED DOOR. 06/05/98 S
FL 13 ELEVATOR LOBBY
0026 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 06/05/98 S
FL 9 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0027 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 O
FL 8 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0028 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 06/05/98 S
FL 8 ELEVATOR LOBBY (MAKE ACCESSIBLE TO STAIRWELL)
0029 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 C
FL 5 ELEVATOR LOBBY (INDICATE LOCATION TO STAIRWELL)
0030 001454 ADJUST ENTRANCE AND/OR VESTIBULE DOORS. 02/23/98 C
FL 5 ELEVATOR LOBBY (INDICATE LOCATION TO STAIRWELL)
M0RE DATA... PRESS PF2 TO DISPLAY
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
KEY DATA LINE===> FD 0 X XXXXX XX 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE CD
0031 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 C
FL 2 ELEVATOR LOBBY (INDICATE LOCATION TO STAIRWELL)
0032 001432 REMOVE ALL ITEMS FROM UNDER STAIRWAYS. 02/23/98 C
BASEMENT CHILLER ROOM (OIL, BOXES, RAGS, METAL CABINET)
0033 001174 DIS USING THE BSMT OR ANY OTHER AREA BELOW GRADE 02/23/98 C
BASEMENT PARKING GARAGE PAINT RM (THINNER & OIL BASED PAINTS
0034 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 C
FL 0 XXXX XXXXXXXXX (#3 SIGN)
0035 001276 CLOSE UP ALL OPENINGS AROUND EXPOSED PIPING. 02/23/98 C
FL I WEST STAIRWELL OVER DOOR
0036 001276 CLOSE UP ALL OPENINGS AROUND EXPOSED PIPING. 02/23/98 C
FL 1 GENERATOR ROOM OVER DOOR
MORE DATA... PRESS PF2 TO DISPLAY
CITY OF CHICAGO - FIRE PREVENTION BUREAU 06/05/98
DISPLAY FIRE VIOLATIONS 15:04:13
STANDARD FUNCTION HOUSE# DIR STREET NAME BLDG# T'EN# BUR ST RECORD KEY
KEY DATA LINE===> FD 0 X XXXXX XX 00000 8005842
NAME/DESCR:
INSPECTION CONTROL NUMBER: 8005842
INSPECTI0N
SEQ. VIOL#. VIOLATION TEXT/LOCATION DESCRIPTION DATE CD
0031 001486 REMOVE UNAPP EXIT, STAIR, FIRE ESCAPE, OR DIR SIGN 02/23/98 C
FL 1 DOOR AT LOADING DOCK #12 GLASS
0038 001494 EXTEND THE PRESENT EXIT LIGHTING SO AS TO INCLUDE. 02/23/98 C
FL 1 DOOR AT LOADING DOCK #3 GLASS
0039 001870 KEEP EXIT DOORS SO THAT THEY CAN BE EASILY OPENED. 05/29/98 C
FL 0 XXXX XXXX XXXXXX XXXXX XXXX (XXX XXXX XX DOOR)
0040 001650 MAINTAIN ADEQUATE CLEARANCE AROUND HEAT PROD APP. 02/23/98 C
MEZZANINE FAN ROOM CLOTHES HANGING & BOXES)
0041 001502 PROVIDE 3 FT HIGH GUARD RAILS. 05/29/98 C
FL 45 HYATT STORAGE RM TO KEEP STORAGE FROM FALLING IN STAIR
