EXHIBIT 10.12
SECOND
AMENDED AND RESTATED
LEASE AGREEMENT
00 XXXXX XXXX, LLC
a Delaware limited liability company
Lessor
AND
00 XXXXX XXXX OPERATING
COMPANY, LLC,
a Delaware limited liability company
Lessee
VIBRA HEALTHCARE, LLC
(formerly known as Highmark Healthcare, LLC)
SENIOR REAL ESTATE HOLDINGS, LLC
(d/b/a The Xxxxxxxxx Group)
VIBRA MANAGEMENT, LLC
(formerly known as Highmark Management, LLC)
XXXX X. XXXXXXXXX
Guarantors
Property: Rehabilitation Hospital Facility
00 Xxxxx Xxxx
Xxxxxxx, Xxx Xxxxxx
December 20, 2004
Table of Contents
Page
----
LEASE AGREEMENT ...................................................................................... i
ARTICLE I LEASED PROPERTY; TERM................................................................. 2
ARTICLE II DEFINITIONS........................................................................... 3
ARTICLE III RENT.................................................................................. 10
3.1 Base Rent and Percentage Rent......................................................... 10
3.2 Additional Charges.................................................................... 11
3.3 Absolute Triple Net Lease............................................................. 11
3.4 Lease Deposit......................................................................... 11
3.5 Rent and Payments under the Ground Lease.............................................. 11
ARTICLE IV IMPOSITIONS........................................................................... 12
4.1 Payment of Impositions................................................................ 12
4.2 Adjustment of Impositions............................................................. 13
4.3 Utility Charges....................................................................... 13
4.4 Insurance Premiums.................................................................... 13
ARTICLE V NO TERMINATION........................................................................ 13
5.1 Acknowledgement....................................................................... 13
ARTICLE VI OWNERSHIP OF LEASED PROPERTY AND PERSONAL PROPERTY.................................... 13
6.1 Ownership of the Leased Property...................................................... 13
6.2 Lessee's Personal Property............................................................ 14
ARTICLE VII CONDITION AND USE OF LEASED PROPERTY.................................................. 14
7.1 Condition of the Leased Property...................................................... 14
7.2 Use of the Leased Property............................................................ 14
7.3 Lessor to Grant Easements............................................................. 15
ARTICLE VIII LEGAL AND INSURANCE REQUIREMENTS...................................................... 15
8.1 Compliance with Legal and Insurance Requirements...................................... 15
8.2 Legal Requirement Covenants........................................................... 15
8.3 Hazardous Materials................................................................... 16
8.4 Healthcare Laws....................................................................... 16
8.5 Representations and Warranties........................................................ 16
ARTICLE IX REPAIRS; RESTRICTIONS................................................................. 17
9.1 Maintenance and Repair................................................................ 17
9.2 Encroachments; Restrictions........................................................... 18
ARTICLE X CAPITAL ADDITIONS..................................................................... 18
10.1 Construction of Capital Additions to the Leased Property.............................. 18
10.2 Capital Additions Financed by Lessee.................................................. 19
10.3 Capital Additions Financed by Lessor.................................................. 20
10.4 Remodeling and Non-Capital Additions.................................................. 21
10.5 Salvage............................................................................... 22
ARTICLE XI LIENS................................................................................. 22
ARTICLE XII PERMITTED CONTESTS.................................................................... 22
i
Table of Contents
(continued)
Page
----
ARTICLE XIII INSURANCE............................................................................. 23
13.1 General Insurance Requirements........................................................ 23
13.2 Additional Insurance.................................................................. 25
13.3 Waiver of Subrogation................................................................. 25
13.4 Form of Insurance..................................................................... 25
13.5 Increase in Limits.................................................................... 26
13.6 Blanket Policy........................................................................ 26
13.7 No Separate Insurance................................................................. 26
ARTICLE XIV FIRE AND CASUALTY..................................................................... 26
14.1 Insurance Proceeds.................................................................... 26
14.2 Reconstruction in the Event of Damage or Destruction Covered by Insurance............. 27
14.3 Reconstruction in the Event of Damage or Destruction Not Covered by Insurance......... 27
14.4 Lessee's Personal Property............................................................ 28
14.5 Restoration of Lessee's Property...................................................... 28
14.6 No Abatement of Rent.................................................................. 28
14.7 Damage Near End of Term............................................................... 28
14.8 Termination of Right of Purchase...................................................... 28
14.9 Waiver................................................................................ 28
ARTICLE XV CONDEMNATION.......................................................................... 28
15.1 Definitions........................................................................... 28
15.2 Parties' Rights and Obligations....................................................... 29
15.3 Total Taking.......................................................................... 29
15.4 Partial Taking........................................................................ 29
15.5 Restoration........................................................................... 29
15.6 Award Distribution.................................................................... 29
15.7 Temporary Taking...................................................................... 29
ARTICLE XVI DEFAULT............................................................................... 30
16.1 Events of Default..................................................................... 30
16.2 Events of Default in Financial Covenants.............................................. 33
16.3 Additional Expenses................................................................... 34
16.4 Intentionally Omitted................................................................. 34
16.5 Waiver................................................................................ 34
16.6 Application of Funds.................................................................. 34
16.7 Notices by Lessor..................................................................... 34
16.8 Lessor's Contractual Security Interest................................................ 34
ARTICLE XVII LESSOR'S RIGHT TO CURE................................................................ 35
ARTICLE XVIII PURCHASE OF THE LEASED PROPERTY....................................................... 35
ARTICLE XIX HOLDING OVER.......................................................................... 36
ARTICLE XX INTENTIONALLY OMITED.................................................................. 35
ARTICLE XXI SUBSTITUTION OF PROPERTY.............................................................. 36
ii
Table of Contents
(continued)
Page
----
21.1 Substitution of Property for the Leased Property...................................... 36
21.2 Conditions to Substitution............................................................ 38
21.3 Conveyance to Lessee.................................................................. 39
21.4 Expenses.............................................................................. 39
ARTICLE XXII RISK OF LOSS.......................................................................... 40
ARTICLE XXIII INDEMNIFICATION....................................................................... 40
ARTICLE XXIV SUBLETTING AND ASSIGNMENT; SUBORDINATION.............................................. 40
24.1 Subletting and Assignment............................................................. 40
24.2 Attornment............................................................................ 41
24.3 Sublease Limitation................................................................... 41
24.4 Subordination......................................................................... 41
ARTICLE XXV OFFICER'S CERTIFICATES AND FINANCIAL STATEMENTS....................................... 41
ARTICLE XXVI INSPECTION............................................................................ 42
ARTICLE XXVII NO WAIVER............................................................................. 42
ARTICLE XXVIII REMEDIES CUMULATIVE................................................................... 43
ARTICLE XXIX SURRENDER............................................................................. 43
ARTICLE XXX NO MERGER OF TITLE.................................................................... 43
ARTICLE XXXI TRANSFERS BY LESSOR................................................................... 43
ARTICLE XXXII QUIET ENJOYMENT....................................................................... 43
ARTICLE XXXIII NOTICES............................................................................... 44
ARTICLE XXXIV APPRAISAL............................................................................. 45
ARTICLE XXXV PURCHASE RIGHTS....................................................................... 46
35.1 Option to Purchase.................................................................... 46
35.2 Lessor's Option to Purchase Lessee's Personal Property................................ 46
ARTICLE XXXVI DEFAULT BY LESSOR..................................................................... 46
36.1 Default by Lessor..................................................................... 46
36.2 Lessee's Right to Cure................................................................ 46
ARTICLE XXXVII FINANCING OF THE LEASED PROPERTY...................................................... 47
37.1 Financing by Lessor................................................................... 47
ARTICLE XXXVIII SUBORDINATION AND NON-DISTURBANCE..................................................... 47
ARTICLE XXXIX LICENSES.............................................................................. 48
ARTICLE XL COMPLIANCE WITH HEALTHCARE LAWS....................................................... 49
ARTICLE XLI MISCELLANEOUS......................................................................... 49
41.1 General............................................................................... 49
41.2 Transfer of Licenses.................................................................. 50
41.3 Lessor's Expenses..................................................................... 50
41.4 Entire Agreement; Modifications....................................................... 50
41.5 Guaranty.............................................................................. 50
41.6 Lessor's Right to Sell................................................................ 50
41.7 Future Financing...................................................................... 50
41.8 Subordination of Lessee and Guarantors................................................ 51
41.9 Lessor Securities Offering and Filings................................................ 51
iii
Table of Contents
(continued)
Page
----
41.10 Lessee's Obligations under the Purchase Agreement..................................... 51
41.11 Counterparts.......................................................................... 51
ARTICLE XLII MEMORANDUM OF LEASE................................................................... 51
iv
SECOND
AMENDED AND RESTATED LEASE AGREEMENT
This SECOND AMENDED AND RESTATED LEASE AGREEMENT (the "Lease") is dated as
of the _____ day of December, 2004, and is between 92 BRICK ROAD, LLC, a
Delaware limited liability company ("Lessor"), having its principal office at
0000 Xxxxx Xxxxxx Xxxxx, Xxxxx 000, Xxxxxxxxxx, Xxxxxxx 00000, and 00 XXXXX XXXX
OPERATING COMPANY, LLC, a Delaware limited liability company ("Lessee"), having
its principal office at 0000 Xxxx Xxxxx, Xxxxxxxxxxxxx, XX 00000.
W I T N E S S E T H:
WHEREAS, a Ground Lease dated July 15, 1993 (the "Ground Lease") was
entered into between West Jersey Health System ("WJHS"), a New Jersey non-profit
corporation, as Lessor, and West Jersey/Mediplex Rehabilitation Limited
Partnership, a New Jersey limited partnership, as Lessee ("WJMRLP Lessee") as
evidenced by that certain Memorandum of Ground Lease dated September 22, 1993,
recorded April 14, 1994 in Deed Book 4725, page 56 in the office of the Clerk of
Burlington County, New Jersey, whereby WJHS leased to WJMRLP Lessee the real
property described on Exhibit A attached hereto and incorporated herein by
reference (the "Property") as affected by that certain assignment and assumption
of Ground Lease dated September 30, 1995, recorded March 19, 1996 in Deed Book
5122, Page 256 between WJMRLP Lessee and Meditrust of New Jersey, Inc.;
WHEREAS, WJMRLP Lessee and 00 Xxxxx Xxxx Operating Company, LLC entered
into that certain Operations and Transfer Agreement dated April 18, 2003 whereby
in accordance with that certain Stipulation and Order re Resolution of "Motion
of THCI Company, LLC to enforce Stipulation and Order and for Emergency Relief"
[Docket No. 8320] in the United States Bankruptcy Court for the District of
Delaware, Chapter 11, Case No. 99-3657 (JKF), Docket No. 8320, In Re Sun
Healthcare Group, Inc., Reorganized Debtor, filed April 21, 2003, Order dated
April 28, 2003;
WHEREAS, THCI Company LLC, successor in interest to Meditrust of New
Jersey, Inc., assigned all of its rights under the Ground Lease to 92 Brick
Road, LLC, by an Assignment and Assumption of Ground Lease dated May 11, 2004,
recorded on May 20, 2004 in Deed Book 6169, Page 608, in the Clerk's Office of
the County of Burlington, New Jersey;
WHEREAS, THCI Company, LLC and 00 Xxxxx Xxxx Operating Company, LLC
entered into that certain Marlton Rehabilitation Hospital Lease dated as of May
1, 2003 (the "Original Lease");
WHEREAS, Lessor and Lessee entered into that certain Amended and Restated
Lease Agreement dated July 1, 2004, whereby the Original Lease was amended and
restated (the "Restated Original Lease"), and a Memorandum of Lease Agreement
dated July 1, 2004 (the "Memorandum") was executed in connection with the
Amended and Restated Lease Agreement, which Memorandum was recorded in the
Office of the Burlington County Clerk on July 9, 2004, in Deed Book 6183, Page
281;
WHEREAS, Lessor and Lessee amended the Restated Original Lease by (i) a
First Amendment to Amended and Restated Lease Agreement dated August 2, 2004,
between Lessor and Lessee, and (ii) a Letter Amendment dated October 19, 2004,
between Lessor, Lessee and Guarantors (the Restated Original Lease, as amended
by the First Amendment and the Letter Amendment, is hereinafter referred to as
the "Amended and Restated Original Lease"); and
WHEREAS, Lessor and Lessee desire to further amend and restate the Amended
and Restated Original Lease as set forth herein.
1
NOW, THEREFORE, the parties hereto hereby agree to this Second Amended and
Restated Lease Agreement as follows:
ARTICLE I
LEASED PROPERTY; TERM
The Lessor and Lessee acknowledge and agree that this Lease is subject to
all of the terms, conditions, provision, limitations and obligations contained
in the Ground Lease and Lessee accepts, assumes and agrees to perform and
observe all of such terms, conditions, provisions, limitations and obligations
contained therein and to be performed on the part of the Lessor as lessee
therein, including the payment of Ground Lease Rent, except as expressly
modified and limited herein. In the event of termination of the Ground Lease, by
lapse of time or for any other reason, prior to the cancellation or termination
of this Lease, this Lease shall automatically terminate on the effective date of
the termination of the Ground Lease, unless said termination shall have been
caused by an act or omission of the Lessee, in which event Lessee shall remain
liable to the Lessor in accordance with the terms hereof, therefore
Upon and subject to the terms and conditions hereinafter set forth, Lessor
leases to Lessee and Lessee rents from Lessor all of Lessor's rights and
interest in and to the following property (collectively, the "Leased Property"):
(a) the real property described on EXHIBIT A attached hereto (the
"Land");
(b) all buildings, structures, Fixtures (as hereinafter defined) and
other improvements of every kind, including, but not limited to, alleyways
and connecting tunnels, sidewalks, utility pipes, conduits and lines
(on-site and off-site), parking areas and roadways appurtenant to such
buildings and structures presently or hereafter situated upon the Land,
and Capital Additions (hereinafter defined) financed by Lessor
(collectively, the "Leased Improvements");
(c) all easements, rights and appurtenances relating to the Land and
the Leased Improvements; and;
(d) all permanently affixed equipment, machinery, fixtures, and
other items of real and/or personal property, including all components
thereof, now and hereafter located in, on or used in connection with, and
permanently affixed to or incorporated into the Leased Improvements,
including, without limitation, all furnaces, boilers, heaters, electrical
equipment, heating, plumbing, lighting, ventilating, refrigerating,
incineration, air and water pollution control, waste disposal, air-cooling
and air-conditioning systems and apparatus, sprinkler systems and fire and
theft protection equipment, and built-in oxygen and vacuum systems, all of
which, to the greatest extent permitted by law, are hereby deemed by the
parties hereto to constitute real estate, together with all replacements,
modifications, alterations and additions thereto, but specifically
excluding all items included within the category of Lessee's Personal
Property as defined in Article II below (collectively the "Fixtures").
SUBJECT, HOWEVER, to the matters set forth on EXHIBIT B attached hereto (the
"Permitted Exceptions"); Lessee shall have and hold the Leased Property for (a)
a fixed term (the "Fixed Term") commencing on July 1, 2004 (the "Commencement
Date") and ending at midnight on the last day of the one hundred and eightieth
(180th) month after the Commencement Date.
So long as Lessee is not in default under any of the terms and conditions
of this Lease, or under any of the terms and conditions of the Other Leases (as
hereinafter defined), Lessee shall have the option to extend the Fixed Term of
this Lease on the same terms and conditions set forth herein for three (3)
additional periods of five (5) years each (each an "Extension Term"). Lessee may
exercise each such option by giving written notice to the Lessor at
2
least three hundred sixty five (365) days prior to the expiration of the Fixed
Term or Extension Term, as applicable (the "Extension Notice"). If during the
period following the delivery of the Extension Notice to Lessor, Lessee shall
fail to comply with all of the terms and provisions of this Lease, or a default
or breach shall occur in this Lease or under any of the Other Leases, Lessee
shall be deemed to have forfeited all Extension Options.
ARTICLE II
DEFINITIONS
For all purposes of this Lease, except as otherwise expressly provided or
unless the context otherwise requires, (a) the terms defined in this Article
have the meanings assigned to them in this Article and include the plural as
well as the singular, (b) all accounting terms not otherwise defined herein have
the meanings assigned to them in accordance with GAAP as at the time applicable,
(c) all references in this Lease to designated "Articles", "Sections" and other
subdivisions are to the designated Articles, Sections and other subdivisions of
this Lease, and (d) the words "herein", "hereof" and "hereunder" and other words
of similar import refer to this Lease as a whole and not to any particular
Article, Section or other subdivision:
Added Value Additional: As defined in Section 10.2.
Additional Charges: As defined in Section 3.2.
Affiliate: When used with respect to any corporation, limited liability
company, or partnership, the term "Affiliate" shall mean any person,
corporation, limited liability company, partnership or other legal entity,
which, directly or indirectly, controls or is controlled by or is under common
control with such corporation, limited liability company, or partnership. For
the purposes of this definition, "control" (including the correlative meanings
of the terms "controlled by" and "under common control with"), as used with
respect to any person, corporation, limited liability company, partnership or
other legal entity, shall mean the possession, directly or indirectly, of the
power to direct or cause the direction of the management and policies of such
person, corporation, limited liability company, partnership or other legal
entity, through the ownership of voting securities, partnership interests or
other equity interests.
Award: As defined in Section 15.1.
Base Rent: As defined in Section 3.1(a).
Business Day: Each Monday, Tuesday, Wednesday, Thursday and Friday which
is not a day on which money centers in the City of New York, New York are
authorized, or obligated, by law or executive order, to close.
Capital Additions: One or more new buildings or one or more additional
structures annexed to any portion of any of the Leased Improvements, which are
constructed on any parcel or portion of the Land during the Term, including the
construction of a new wing or new story.
Capital Addition Cost: The cost of any Capital Additions proposed to be
made by Lessee whether or not paid for by Lessee or Lessor. Such cost shall
include (a) the cost of construction of the Capital Additions, including site
preparation and improvement, materials, labor, supervision and certain related
design, engineering and architectural services, the cost of any fixtures, the
cost of construction financing and miscellaneous costs approved by Lessor, (b)
if agreed to by Lessor in writing in advance, the cost of any land contiguous to
the Leased Property purchased for the purpose of placing thereon the Capital
Additions or any portion thereof or for providing means of access thereto, or
parking facilities therefor, including the cost of surveying the same, (c) the
cost of insurance, real estate taxes, water and sewage charges and other
carrying charges for such Capital Additions during construction, (d) the cost of
title insurance, (e) reasonable fees and expenses of legal counsel, (f) filing,
registration and recording taxes and fees, (g) documentary stamp taxes, if any,
and (h) all reasonable costs and expenses of Lessor and any Lending Institution
which has committed to finance the Capital Additions, including, but not limited
to, (i) the
3
reasonable fees and expenses of their respective legal counsel, (ii) all
printing expenses, (iii) the amount of any filing, registration and recording
taxes and fees, (iv) documentary stamp taxes, if any, (v) title insurance
charges, appraisal fees, if any, (vi) rating agency fees, if any, and (vii)
commitment fees, if any, charged by any Lending Institution advancing or
offering to advance any portion of the financing for such Capital Additions.
Capital Improvement Reserve: As defined in Section 9.1(e).
Cash Adjustment: As defined in Section 21.1(g).
Code: The Internal Revenue Code of 1986, as amended.
Commencement Date: As defined in Article I.
Commitment Letter: The commitment letter between Lessor and Lessee (or
their Affiliates) executed on June 17, 2004.
Condemnation, Condemnor: As defined in Section 15.1.
Consolidated Net Worth: At any time, the sum of the following for
Guarantors or Lessee and their respective consolidated subsidiaries on a
consolidated basis determined in accordance with generally accepted accounting
principles.
(a) the amount of capital or stated capital (after deducting the
cost of any treasury shares), plus
(b) the amount of capital surplus and retained earnings (or, in the
case of a capital surplus or retained earnings deficit, minus the amount
of such deficit), minus
(c) the sum of the following (without duplication of deductions in
respect of items already deducted in arriving at surplus and retained
earnings): (i) unamortized debt discount and expense and (ii) any write-up
in book value of assets resulting from a revaluation thereof pursuant to
generally accepted accounting principles subsequent to the most recent
Statements of Cash Flow prior to the date thereof, except any net write-up
in value of foreign currency in accordance with generally accepted
accounting principles; any write-up resulting from reversal of a reserve
for bad debts or depreciation; and any write-up resulting from a change in
methods of accounting for inventory.
Coverage Rent: Collectively, the Initial Base Rent (which includes the
Ground Lease Rent), increased beginning on January 1, 2006, by two and one-half
percent (2.5%) per annum as provided in Section 3.1(c).
Credit Enhancements: All security deposits, security interests, letters of
credit, pledges, guaranties, prepaid rent or other sums, deposits or interests
held by Lessee, if any, with respect to the Leased Property, the Tenant Leases
or the Tenants.
Date of Taking: As defined in Section 15.1.
EBITDAR: Earnings before the deduction of interest, taxes, depreciation,
amortization and rent, as determined in accordance with GAAP.
Encumbrances: As defined in Article XXXVII.
Event of Default: As defined in Section 16.1.
Extension Notice: As defined in Article I.
Extension Term: As defined in Article I.
4
Facility: The licensed rehabilitation hospital facility and all
improvements in connection therewith operated on the Land.
Facility Mortgage: As defined in Section 13.1.
Facility Mortgagee: As defined in Section 13.1.
Fair Market Added Value: The Fair Market Value (as hereinafter defined) of
the Leased Property (including all Capital Additions) less the Fair Market Value
of the Leased Property determined as if no Capital Additions paid for by Lessee
had been constructed.
Fair Market Value: The Fair Market Value of the Leased Property or any
Substitute Property, including all Capital Additions, (a) and shall be
determined in accordance with the appraisal procedures set forth in Article
XXXIV or in such other manner as shall be mutually acceptable to Lessor and
Lessee, (b) and shall not take into account any reduction in value resulting
from any indebtedness to which the Leased Property or such Substitute Property
is subject and which encumbrance Lessee or Lessor is otherwise required to
remove pursuant to any provision of this Lease or agrees to remove at or prior
to the closing of the transaction as to which such Fair Market Value
determination is being made. The positive or negative effect on the value of the
Leased Property or Substitute Property attributable to the interest rate,
amortization schedule, maturity date, prepayment penalty and other terms and
conditions of any Encumbrance on the Leased Property or any Substitute Property,
as the case may be, which is not so required or agreed to be removed shall be
taken into account in determining such Fair Market Value. Notwithstanding
anything contained herein to the contrary, any appraisal of the Leased Property
shall assume the Lease is in place for a term of fifteen (15) years, and based
solely on the rents and other revenues generated and to be generated pursuant to
this Lease without any regard to the Lessee's operations.
Fair Market Value Purchase Price: The Fair Market Value of the Leased
Property less the Fair Market Added Value.
First Amendment: The First Amendment to the Amended and Restated Lease
Agreement dated August 2, 2004, between Lessor and Lessee.
Fiscal Year: The fiscal year for this Lease shall be the twelve (12) month
period from January 1 to December 31.
Fixed Term: As defined in Article I.
Fixtures: As defined in Article I.
GAAP: Generally accepted accounting principles in the United States,
consistently applied.
Ground Lease: The Ground Lease as defined in the Recitals of this Lease.
Ground Lease Rent: All rent, additional rent and other costs and expenses
paid by Lessor under the Ground Lease.
Ground Lessor: West Jersey Health System, a non-profit corporation
organized and existing pursuant to the laws of the State of New Jersey.
Guarantors: Jointly and severally, Vibra Healthcare, LLC (formerly known
as Highmark Healthcare, LLC), Vibra Management, LLC (formerly known as Highmark
Management, LLC), Senior Real Estate Holdings LLC, d/b/a The Xxxxxxxxx Group and
Xxxx X. Xxxxxxxxx.
Guaranty: That certain Lease Guaranty to be effective the Commencement
Date executed and delivered by Guarantors in favor of Lessor, pursuant to the
terms of which Guarantors have unconditionally and irrevocably
5
guaranteed the full, faithful and complete performance of Lessee's obligations
under this Lease and any other obligations of Lessee, Guarantors or any
Affiliate of Lessee or Guarantors to Lessor.
Hazardous Materials: Any substance, including without limitation, asbestos
or any substance containing asbestos and deemed hazardous under any Hazardous
Materials Law, the group of organic compounds known as polychlorinated
biphenyls, flammable explosives, radioactive materials, infectious wastes,
biomedical and medical wastes, chemicals known to cause cancer or reproductive
toxicity, pollutants, effluents, contaminants, emissions or related materials
and any items included in the definition of hazardous or toxic wastes, materials
or substances under any Hazardous Materials Law.
Hazardous Materials Laws: All local, state and federal laws relating to
environmental conditions and industrial hygiene, including, without limitation,
the Resource Conservation and Recovery Act of 1976 ("RCRA"), the Comprehensive
Environmental Response, Compensation and Liability Act of 1980 ("CERCLA"), as
amended by the Superfund Amendments and Reauthorization Act of 1986 ("XXXX"),
the Hazardous Materials Transportation Act, the Federal Water Pollution Control
Act, the Clean Air Act, the Clean Water Act, the Toxic Substances Control Act,
the Safe Drinking Water Act, and all similar federal, state and local
environmental statutes, ordinances and the regulations, orders, or decrees now
or hereafter promulgated thereunder.
Healthcare Laws: All rules and regulations under the False Claims Act (31
U.S.C. Section 3729 et seq.), the Anti-Kickback Act of 1986 (41 U.S.C. Section
51 et seq.), the Federal Health Care Programs Anti-Kickback statute (42 U.S.C.
Section 1320a-7a(b)), the Ethics in Patient Referrals Act of 1989, as amended
(Xxxxx Law) (42 U.S.C. 1395nn), the Civil Money Penalties Law (42 U.S.C. Section
1320a-7a), or the Truth in Negotiations (10 U.S.C. Section 2304 et seq.), Health
Care Fraud (18 U.S.C. 1347), Wire Fraud (18 U.S.C. 1343), Theft or Embezzlement
(18 U.S.C. 669), False Statements (18 U.S.C. 1001), False Statements (19 U.S.C.
1035), and Patient Inducement Statute, and equivalent state statutes and any and
all rules or regulations promulgated by governmental entities with respect to
any of the foregoing.
Impositions: Collectively, all civil monetary penalties, fines and
overpayments imposed by state and federal regulatory authorities, all taxes
(including, without limitation, all capital stock and franchise taxes of Lessor,
all ad valorem, sales and use, single business, gross receipts, transaction
privilege, rent or similar taxes), assessments (including, without limitation,
all assessments, charges and costs imposed under the Permitted Exceptions, all
assessments for public improvements or benefits, whether or not commenced or
completed prior to the date hereof and whether or not to be completed within the
Term), ground rents, water, sewer or other rents and charges, excises, tax
levies, fees (including, without limitation, license, permit, inspection,
authorization and similar fees), and all other governmental charges, in each
case whether general or special, ordinary or extraordinary, or foreseen or
unforeseen, of every character in respect of the Leased Property and/or the Rent
(including all interest and penalties thereon due to any failure in payment by
Lessee), which at any time prior to, during or in respect of the Term hereof may
be assessed or imposed on or in respect of or be a lien upon (a) Lessor or
Lessor's interest in the Leased Property, (b) the Leased Property or any part
thereof or any rent therefrom or any estate, right, title or interest therein,
or (c) any occupancy, operation, use or possession of, sales from, or activity
conducted on, or in connection with, the Leased Property or the leasing or use
of the Leased Property or any part thereof; provided, however, nothing contained
in this Lease shall be construed to require Lessee to pay (1) any tax based on
net income (whether denominated as a franchise or capital stock, financial
institutions or other tax) imposed on Lessor, or (2) any transfer or net revenue
tax of Lessor, or (3) any tax imposed with respect to the sale, exchange or
other disposition by Lessor of any portion of the Leased Property or the
proceeds thereof, or (4) except as expressly provided elsewhere in this Lease,
any principal or interest on any Encumbrance on the Leased Property, except to
the extent that any tax, assessment, tax levy or charge which Lessee is
obligated to pay pursuant to the first sentence of this definition and which is
in effect at any time during the Term hereof is totally or partially repealed,
and a tax, assessment, tax levy or charge set forth in clause (1) or (2) is
levied, assessed or imposed expressly in lieu thereof, in which case Lessee
shall pay.
Initial Base Rent: The sum of Two Hundred Eighty-Three Thousand Four
Hundred Eighty-Two and 55/100 Dollars ($283,482.55) per month, being Three
Million Four Hundred One Thousand Seven Hundred Ninety and
6
65/100 Dollars ($3,401,790.65), it being understood and agreed by Lessor and
Lessee that the Ground Lease Rent (determined by calculating the present value
thereof) due and payable by Lessee to Lessor, is included in the amount of Base
Rent due and payable hereunder.
Initial Purchase Price: A price equal to the purchase price paid by Lessor
(and its Affiliates, including, without limitation, MPT Operating Partnership,
L.P.) for the Leased Property pursuant to the Purchase Agreement, plus all costs
and expenses incurred in association with the purchase and lease of such Leased
Property, including, but not limited to, legal, appraisal, title, survey,
environmental, engineering and other fees paid to advisors and brokers and site
visits, and any expenses incurred with respect to the THCI Transaction (as
defined in the Purchase Agreement and the Commitment Letter); provided, however,
that no such costs or expenses shall be included in the Initial Purchase Price
to the extent they are being paid by Lessee in cash or repaid by Lessee pursuant
to the Loans.
Insurance Requirements: All terms of any insurance policy required by this
Lease and all requirements of the issuer of any such policy, and such additional
insurance which the Lessor may reasonably require.
Land: As defined in Article I.
Lease: As defined in the Preamble.
Lease Deposit: As defined in Section 3.4.
Lease Assignment: That certain Assignment of Rents and Leases dated on or
about the Commencement Date executed by Lessee to Lessor, pursuant to the terms
of which Lessee has assigned to Lessor each of the Tenant Leases and Credit
Enhancements, if any, as security for the obligations of Lessee under this
Lease, the obligations of Guarantors under the Guaranty, and any other
obligations of Lessee to Lessor, any Guarantor or any Affiliate of Lessee or any
Guarantor to Lessor.
Lease Year: A twelve (12) month period commencing on the Commencement Date
or on each anniversary date thereof, as the case may be.
Leased Improvements; Leased Property: The property leased under the Ground
Lease and as defined in Article I.
Legal Requirements: All federal, state, county, municipal and other
governmental statutes, laws, rules, orders, regulations, ordinances, judgments,
decrees and injunctions affecting the Lessee's operation of its business on the
Leased Property, along with the Leased Property or the construction, use or
alteration thereof (including, without limitation, the Americans With
Disabilities Act and Section 504 of the Rehabilitation Act of 1973) whether now
or hereafter enacted and in force, including any which may (a) require repairs,
modifications, or alterations in or to the Leased Property, or (b) in any way
adversely affect the use and enjoyment thereof, and all permits, licenses,
authorizations and regulations relating thereto, and all covenants, agreements,
restrictions and encumbrances contained in any instruments, either of record or
known to Lessee (other than encumbrances created by Lessor without the consent
of Lessee), at any time in force affecting the Leased Property.
Lending Institution: Any insurance company, federally insured commercial
or savings bank, national banking association, savings and loan association,
employees' welfare, pension or retirement fund or system, corporate
profit-sharing or pension trust, college or university, or real estate
investment trust, including any corporation qualified to be treated for federal
tax purposes as a real estate investment trust, having a net worth of at least
$50,000,000.
Lessee: 00 Xxxxx Xxxx Operating Company, LLC, a Delaware limited liability
company, and its successors and permitted assigns.
Lessee's Personal Property: All machinery, equipment, furniture,
furnishings, movable walls or partitions, computers, trade fixtures or other
personal property (but excluding accounts receivable), and consumable inventory
7
and supplies, used or useful in Lessee's business on the Leased Property for
which the Lessee has paid for out of its own funds, including without
limitation, all items of furniture, furnishings, equipment, supplies and
inventory, and Lessee's operating licenses.
Lessor: 92 Brick Road, LLC, a Delaware limited liability company, and its
successors and assigns.
Letter Amendment: The Letter Amendment dated October 19, 2004, between
Lessor, Lessee and Guarantors.
Licenses: As defined in Article XXXIX.
Loan Guarantors: Senior Real Estate Holdings LLC d/b/a The Xxxxxxxxx
Group, Vibra Management, LLC (formerly known as Highmark Management, LLC) and
Xxxx X. Xxxxxxxxx.
Loan Guaranty: That certain Loan Guaranty to be effective the Commencement
Date executed and delivered by Loan Guarantors to MPT Development Services in
connection with the Loans.
Loans: The loans made by MPT Operating Partnership, L.P. and MPT
Development Services to Vibra and certain of its Affiliates, evidenced by
promissory notes and other security documents executed in connection therewith,
including any such loans made after the date hereof.
Management Agreement: Any contracts and agreements for the management of
any part of the Leased Property, including, without limitation, the real estate
and the Leased Improvements and the operations of the Facility.
Management Company: Any person, firm, corporation or other entity or
individual who or which will manage any part of the Leased Property pursuant to
a Management Agreement.
Medicaid: The medical assistance program established by Title XIX of the
Social Security Act (42 U.S.C. Sections 1396 et seq.) and any statute succeeding
thereto.
Medicare: The health insurance program for the aged and disabled
established by Title XVIII of the Social Security Act (42 U.S.C. Sections 1395
et seq.) and any statute succeeding thereto.
MPT Development Services: MPT Development Services, Inc., an Affiliate of
Lessor.
MPT: shall mean Medical Properties Trust, Inc.
Non-Capital Addition: As defined in Section 10.4.
Officer's Certificate: A certificate of Lessee signed by the Chairman of
the Board of Directors, the President, any Vice President or the Treasurer of
Lessee or another officer authorized to so sign by the Board of Directors or
other governing body of Lessee, or any other person whose power and authority to
act has been authorized by delegation in writing by any of the persons holding
the foregoing offices.
Other Leases: Any other leases entered into between Lessor or any
Affiliate of Lessor and Lessee or Guarantor, or any Affiliate of Lessee and any
Guarantor.
Overdue Rate: On any date, a rate per annum equal to the highest rate
allowed by the laws of the State of Alabama.
Payment Date: Any due date for the payment of the installments of Base
Rent, Additional Rent, Percentage Rent or any other sums payable under this
Lease.
Percentage Rent: As defined in Section 3.1(b).
8
Permitted Exceptions: As defined in Article I.
Primary Intended Use: As defined in Section 7.2(b).
Prime Rate: The annual rate announced by Citibank in New York, New York,
to be the prime rate for 90-day unsecured loans to its United States corporate
borrowers of the highest credit standing, as in effect from time to time.
Purchase Agreement: That certain Purchase Agreement dated as of May 20,
2004, by and between THCI Company, LLC, THCI of California, LLC, THCI of
Massachusetts, LLC and THCI Mortgage Holding Company, LLC, as Seller, and MPT
Operating Partnership, L.P., as Purchaser, as Vibra as a permitted assignee
thereunder, as amended by those certain letter agreements dated June 3, June 4,
June 14, June 29, and August 2, 2004.
Purchase Price: The Initial Purchase Price, plus all additional costs and
expenses incurred after the date of this Second Amended and Restated Lease, in
association with the purchase and lease of the Leased Property, including, but
not limited to, legal, appraisal, title, survey, environmental, engineering and
other fees paid to advisors and brokers and site visits, and any expenses
incurred with respect to the THCI Transaction (as defined in the Purchase
Agreement and the Commitment Letter); provided, however that no such costs or
expenses shall be included in Purchase Price to the extent they are being paid
by Lessee in cash or repaid by Lessee pursuant to the Loans (collectively the
"Purchase Price Adjustment").
Purchase Price Adjustment: As defined in the above definition of "Purchase
Price."
Rent: Collectively, the Base Rent (as increased in accordance with the
provisions of Section 3.1(c) hereof), Ground Lease Rent, Percentage Rent and the
Additional Charges.
Revenue Threshold: The sum of One Hundred Ten Million and No/100 Dollars
($110,000,000.00).
Revenues: Collectively, all revenues generated by reason of the operation
of the Facility, whether or not directly received or to be received by the
Lessee, including, without limitation, all patient and/or resident revenues
received or receivable for the use of, or otherwise by reason of, all rooms,
beds, units and other facilities provided, meals served, services performed,
space or facilities subleased or goods sold on or from the Facility; provided,
however, that Revenues shall not include non-operating revenues such as interest
income or gain from the sale of assets not sold in the ordinary course of
business; and provided, further, that there shall be excluded or deducted (as
the case may be) from such revenues; (i) contractual allowances for xxxxxxxx not
paid by or received from the governmental authorities or third party payors,
(ii) allowances according to GAAP for uncollectible accounts, (iii) all proper
patient or resident billing credits and adjustments according to GAAP related to
health care accounting, (iv) deposits refundable to patients/residents of the
Facility and (v) provider discounts for hospital or other medical facility
utilization contracts.
Security Agreement: That certain Security Agreement to be dated on or
about the Commencement Date executed by Lessee to Lessor, pursuant to the terms
of which Lessee has granted to Lessor a first lien and security interest in all
of Lessee's rights under this Lease, to certain of Lessee's Personal Property
and to all of the Licenses.
Statements of Cash Flow: For any fiscal year or other accounting period
for Guarantors or Lessee and their respective consolidated subsidiaries,
statements of earnings and retained earnings and of changes in financial
position for such period and for the period from the beginning of the respective
Fiscal Year to the end of such period and the related balance sheet as at the
end of such period, together with the notes thereto, all in reasonable detail
and setting forth in comparative form the corresponding figures for the
corresponding period in the preceding fiscal year, and prepared in accordance
with generally accepted accounting principles.
Substitution Date: As defined in Section 21.1.
Substitute Properties: As defined in Section 21.1.
9
Taking: A taking or voluntary conveyance during the Term hereof of all or
part of the Leased Property, or any interest therein or right accruing thereto
or use thereof, as the result of, or in settlement of, any Condemnation or other
eminent domain proceeding affecting the Leased Property whether or not the same
shall have actually been commenced.
Tenant: The lessees or tenants under the Tenant Leases, if any.
Tenant Leases: All leases, subleases and other rental agreements (written
or verbal, now or hereafter in effect), if any, that grant a possessory interest
in and to any space in the Leased Property, or that otherwise have rights with
regard to the Leased Property, and all Credit Enhancements, if any, held in
connection therewith.
Term: The actual duration of this Lease, including the Fixed Term and the
Extension Terms (if exercised by the Lessee) and taking into account any
termination.
Unavoidable Delays: Delays due to strikes, lockouts, inability to procure
materials, power failure, acts of God, governmental restrictions, enemy action,
civil commotion, fire, unavoidable casualty or other causes beyond the control
of the party responsible for performing an obligation hereunder, provided that
lack of funds shall not be deemed a cause beyond the control of either party
hereto unless such lack of funds is caused by the failure of the other party
hereto.
Unsuitable for Its Primary Intended Use: As used anywhere in this Lease,
the term "Unsuitable for Its Primary Intended Use" shall mean that, by reason of
damage or destruction, or a partial Taking by Condemnation, in the good faith
judgment of Lessee, reasonably exercised, the Facility cannot be operated on a
commercially practicable basis for its Primary Intended Use, taking into
account, all relevant factors, and the effect of such damage or destruction or
partial Taking.
Vibra: Vibra Healthcare, LLC (formerly known as Highmark Healthcare, LLC),
a Delaware limited liability company, an Affiliate of the Lessee.
ARTICLE III
RENT
3.1 BASE RENT AND PERCENTAGE RENT. Lessee shall pay to Lessor, in
advance and without notice, demand, set off or counterclaim, in lawful money of
the United States of America, at Lessor's address set forth herein or at such
other place or to such other person as Lessor from time to time may designate in
writing, Base Rent and Percentage Rent during the Term as follows:
(a) BASE RENT: Subject to adjustment as provided herein, Lessee
shall pay Lessor base rent (the "Base Rent") in an amount equal to Two
Hundred Eighty-Three Thousand Four Hundred Eighty-Two and 55/100 Dollars
($283,482.55) per month, being Three Million Four Hundred One Thousand
Seven Hundred Ninety and 66/100 Dollars ($3,401,790.66) per annum. Base
Rent shall be payable in advance in equal, consecutive monthly
installments on or before the tenth (10th) day of each calendar month
during the Term, commencing on the Commencement Date (prorated as to any
partial month); and
(b) PERCENTAGE RENT: So long as the Loans are outstanding,
commencing with the calendar year beginning January 1, 2005, and beginning
with the calendar month next succeeding the month in which Revenues for
the Associated Facilities (as herein defined) exceed the Revenue Threshold
(determined on an annualized basis), in addition to the Base Rent, Lessee
shall pay to Lessor, subject to adjustment as herein provided, percentage
rent (the "Percentage Rent") in an amount equal to two percent (the
"Percentage Rate") of Revenues for the preceding month. Percentage Rent
shall be payable on the tenth (10th) day
10
following the end of the first fiscal quarter for which such Percentage
Rent is payable. Each January 1 during the Term, the Percentage Rate shall
be decreased pro rata from two percent (2%) per annum to one percent (1%)
per annum based upon the amount of principal reduction made with respect
to the Loans as of the end of the previous calendar year, it being
understood and agreed that in no event shall the Percentage Rate be less
than one percent (1%) per annum. For purposes hereof, the term "Associated
Facilities" shall mean this Facility along with facilities leased by
Lessor's Affiliates to Lessee's Affiliates in Kentfield, California,
Fresno, California, Bowling Green, Kentucky, New Bedford, Massachusetts
and Thornton, Colorado.
(c) ADJUSTMENT OF BASE RENT: Beginning on July 1, 2005, and
continuing through December, 2005, Base Rent shall be payable in advance
in equal, consecutive monthly installments of Three Hundred Thirty-Eight
Thousand Two Hundred Forty-Three and 09/100 Dollars ($338,243.09), on or
before the tenth (10th) day of each calendar month. Commencing on January
1, 2006, and on each January 1 thereafter during the term of this Lease,
the Base Rent shall be increased by two and one half percent (2.5%) per
annum of the previous year's Base Rent. If the previous year's Base Rent
is for a partial year, Base Rent shall be adjusted as if it were a full
year. Notwithstanding anything contained herein to the contrary, with
respect to the adjustment of Base Rent for calendar year 2006, the
increased Base Rent for calendar year 2006 will be calculated as if the
annual rental rate of Four Million Fifty-Eight Thousand Nine Hundred
Seventeen and 04/100 Dollars ($4,058,917.04) applied to the entire
calendar year 2005. Notwithstanding anything contained herein to the
contrary, the parties hereto acknowledge and agree that all calculations
of Base Rent, including six (6) months of the Base Rent for the calendar
year 2005, have been made by multiplying the Initial Purchase Price by
10.25% per annum. In the event the Initial Purchase Price is adjusted and
increased by the Purchase Price Adjustment, then all calculations of Base
Rent shall be adjusted accordingly (including the Base Rent for calendar
year 2005, if applicable) before adding and calculating the 2.5% annual
increases as set forth above.
3.2 ADDITIONAL CHARGES. In addition to the Base Rent and Percentage
Rent, (a) Lessee will also pay and discharge as and when due and payable all
other amounts, liabilities, obligations and Impositions which Lessee assumes or
agrees to pay under this Lease, including, without limitation, all licensure
violations, civil monetary penalties and fines, and (b) in the event of any
failure on the part of Lessee to pay any of those items referred to in clause
(a) above, Lessee will also promptly pay and discharge every fine, penalty,
interest and cost which may be added for non-payment or late payment of such
items (the items referred to in clauses (a) and (b) above being referred to
herein collectively as the "Additional Charges"), and Lessor shall have all
legal, equitable and contractual rights, powers and remedies provided in this
Lease, by statute or otherwise, in the case of non-payment of the Additional
Charges, as in the case of the Base Rent or Percentage Rent. If any installment
of Base Rent, Percentage Rent or Additional Charges (but only as to those
Additional Charges which are payable directly to Lessor) shall not be paid
within five (5) Business Days after its due date, Lessee will pay Lessor on
demand, as Additional Charges, a late charge (to the extent permitted by law)
computed at the Overdue Rate (or at the maximum rate permitted by law, whichever
is less) on the amount of such installment, from the due date of such
installment to the date of payment thereof. To the extent that Lessee pays any
Additional Charges to Lessor pursuant to any requirement of this Lease, Lessee
shall be relieved of its obligation to pay such Additional Charges to the entity
to which they would otherwise be due.
3.3 ABSOLUTE TRIPLE NET LEASE. The Rent shall be paid absolutely net to
Lessor, so that this Lease shall yield to Lessor the full amount of the
installments of Base Rent, and the payments of Percentage Rent and Additional
Charges throughout the Term, but subject to any other provisions of this Lease
which expressly provide for adjustment of Rent or other charges. Lessee further
acknowledges and agrees that all charges, assessments or payments of any kind
due and payable without notice, demand, set off or counterclaim under the
Permitted Exceptions shall be paid by Lessee as they become due and payable.
3.4 LEASE DEPOSIT. Upon the execution hereof, Lessor shall loan Lessee
an amount equal to twenty-five percent (25%) of the first full year's Base Rent
(the "Lease Deposit"). The Lease Deposit shall be held by
11
Lessor as security for the performance by Lessee of Lessee's covenants and
obligations under the Lease. The Lease Deposit shall not be considered an
advance payment of rental or a measure of Lessor's damages in case of default by
Lessee. Lessor may, from time to time, without prejudice to any other remedy,
use the proceeds thereof to make good any arrearages of Rent, to satisfy any
other covenant or obligation of Lessee hereunder or to compensate Lessor for any
other loss or damage which Lessor may suffer by reason of any default by Lessee.
Following any such use of the Lease Deposit by the Lessor, Lessee shall deliver
to Lessor on demand an amount sufficient to restore the aggregate amount held by
Lessor, not including any interest earned on the Lease Deposit, to the amount of
the original Lease Deposit. If Lessee is not in default at the termination of
the Lease, and has complied with all of the provisions of this Lease to be
performed by Lessee, including surrender of the Leased Property in accordance
with the provisions hereof and has repaid the loan of the Lease Deposit, the
Lease Deposit, not including any interest earned on such Lease Deposit, shall be
returned by Lessor to Lessee, subject to any draws which have previously been
made by Lessor against the Lease Deposit and not replenished by the Lessee.
Lessee will not assign or encumber Lessee's interest in the Lease Deposit, and
neither Lessor nor Lessor's successors or assigns will be bound by any such
attempted assignment or encumbrance of the Lease Deposit. Any interest earned on
the Lease Deposit will be for the sole benefit of the Lessor and shall not in
any way reduce any amounts owed by Lessee under the terms hereof.
3.5 RENT AND PAYMENTS UNDER THE GROUND LEASE. Lessor and Lessee agree
that the Ground Lease Rent shall be (i) calculated as described in the
definition of "Initial Base Rent" as set forth in Article II hereof, (ii) added
to the Base Rent due and payable during the Term, and (iii) paid in accordance
with Section 3.1(a) above.
ARTICLE IV
IMPOSITIONS
4.1 PAYMENT OF IMPOSITIONS. Subject to Article XII relating to permitted
contests, Lessee will pay, or cause to be paid, all Impositions before any fine,
penalty, interest or cost may be added for non-payment, such payments to be made
directly to the taxing authorities where feasible, and Lessee will promptly,
upon request, furnish to Lessor copies of official receipts or other
satisfactory proof evidencing such payments. Lessee's obligation to pay such
Impositions shall be deemed absolutely fixed upon the date such Impositions
become a lien upon the Leased Property or any part thereof. If any such
Imposition may, at the option of the Lessor, lawfully be paid in installments
(whether or not interest shall accrue on the unpaid balance of such Imposition),
Lessee may exercise the option to pay the same (and any accrued interest on the
unpaid balance of such Imposition) in installments and, in such event, shall pay
such installments during the Term hereof (subject to Lessee's right of contest
pursuant to the provisions of Article XII) as the same respectively become due
and before any fine, penalty, premium, further interest or cost may be added
thereto. Lessor, at its expense, shall, to the extent permitted by applicable
law, prepare and file all tax returns and reports as may be required by
governmental authorities in respect of Lessor's net income, gross receipts,
franchise taxes and taxes on its capital stock, and Lessee, at its expense,
shall, to the extent permitted by applicable laws and regulations, prepare and
file all other tax returns and reports in respect of any Imposition as may be
required by governmental authorities. If any refund shall be due from any taxing
authority in respect of any Imposition paid by Lessee, the same shall be paid
over to or retained by Lessee if no Event of Default shall have occurred
hereunder and be continuing. Any such funds retained by Lessor due to an Event
of Default shall be applied as provided in Article XVI. Lessor and Lessee shall,
upon request of the other, provide such data as is maintained by the party to
whom the request is made with respect to the Leased Property as may be necessary
to prepare any required returns and reports. In the event governmental
authorities classify any property covered by this Lease as personal property,
Lessee shall file all personal property tax returns in such jurisdictions where
it may legally so file. Lessor, to the extent it possesses the same, and Lessee,
to the extent it possesses the same, will provide the other party, upon request,
with cost and depreciation records necessary for filing returns for any property
so classified as personal property. Where Lessor is legally required to file
personal property tax returns, Lessee will be provided with copies of assessment
notices indicating a value in excess of the reported value in sufficient time
for Lessee to file a protest. Lessee may, upon giving notice to Lessor, at
Lessee's option and at Lessee's sole cost and expense, protest, appeal, or
institute such other proceedings as Lessee may deem
12
appropriate to effect a reduction of real estate or personal property
assessments and Lessor, at Lessee's expense as aforesaid, shall fully cooperate
with Lessee in such protest, appeal, or other action. Xxxxxxxx for reimbursement
by Lessee to Lessor of personal property taxes shall be accompanied by copies of
a xxxx therefor and payments thereof which identify the personal property with
respect to which such payments are made.
4.2 ADJUSTMENT OF IMPOSITIONS. Impositions imposed in respect of the
tax-fiscal period during which the Term terminates shall be adjusted and
prorated between Lessor and Lessee, whether or not such Imposition is imposed
before or after such termination, and Lessee's obligation to pay its prorated
share thereof shall survive such termination.
4.3 UTILITY CHARGES. Lessee will contract for, in its own name, and will
pay or cause to be paid all charges for electricity, power, gas, oil, water and
other utilities used in the Leased Property during the Term.
4.4 INSURANCE PREMIUMS. Lessee will contract for in its own name and
will pay or cause to be paid all premiums for the insurance coverage required to
be maintained pursuant to Article XIII during the Term.
ARTICLE V
NO TERMINATION
5.1 ACKNOWLEDGEMENT. The parties hereto understand, acknowledge and
agree that this is an absolute triple net lease. Lessee shall remain bound by
this Lease in accordance with its terms and shall neither take any action
without the consent of Lessor to modify, surrender or terminate the same, nor
seek nor be entitled to any abatement, deduction, deferment or reduction of
Rent, or set-off against the Rent, nor shall the respective obligations of
Lessor and Lessee be otherwise affected by reason of (a) any damage to, or
destruction of, any Leased Property or any portion thereof from whatever cause
or any Taking of the Leased Property or any portion thereof, (b) the lawful or
unlawful prohibition of, or restriction upon, Lessee's use of the Leased
Property, or any portion thereof, or the interference with such use by any
person, corporation, partnership or other entity, or by reason of eviction by
paramount title; (c) any claim which Lessee has or might have against Lessor or
by reason of any default or breach of any warranty by Lessor under this Lease or
any other agreement between Lessor and Lessee, or to which Lessor and Lessee are
parties, (d) any bankruptcy, insolvency, reorganization, composition,
readjustment, liquidation, dissolution, winding up or other proceedings
affecting Lessor or any assignee or transferee of Lessor, or (e) for any other
cause whether similar or dissimilar to any of the foregoing other than a
discharge of Lessee from any such obligations as a matter of law. Lessee hereby
specifically waives all rights, arising from any occurrence whatsoever, which
may now or hereafter be conferred upon it by law to (i) modify, surrender or
terminate this Lease or quit or surrender the Leased Property or any portion
thereof, or (ii) entitle Lessee to any abatement, reduction, suspension or
deferment of the Rent or other sums payable by Lessee hereunder, except as
otherwise specifically provided in this Lease. The obligations of Lessor and
Lessee hereunder shall be separate and independent covenants and agreements and
the Rent and all other sums payable by Lessee hereunder shall continue to be
payable in all events unless the obligations to pay the same shall be terminated
pursuant to the express provisions of this Lease or by termination of this Lease
other than by reason of an Event of Default.
ARTICLE VI
OWNERSHIP OF LEASED PROPERTY AND PERSONAL PROPERTY
6.1 OWNERSHIP OF THE LEASED PROPERTY. Lessee acknowledges that Lessor
has a ground leasehold interest in the Property pursuant to the Ground Lease,
all as described above, and that Lessee has only the right to the possession and
use of the Leased Property upon the terms and conditions of this Lease, subject
to the terms, conditions and provisions of the Ground Lease.
13
6.2 LESSEE'S PERSONAL PROPERTY. Lessee may (and shall as provided
hereinbelow), at its expense, install, affix or assemble or place on any parcels
of the Land or in any of the Leased Improvements, any items of Lessee's Personal
Property, and Lessee may, subject to Section 35.2 hereof and the conditions set
forth below, remove the same upon the expiration or any prior termination of the
Term. Lessee shall provide and maintain during the entire Term all such Lessee's
Personal Property as shall be necessary in order to operate the Facility in
compliance with all licensure and certification requirements, in compliance with
all applicable Legal Requirements and Insurance Requirements and otherwise in
accordance with customary practice in the industry for the Primary Intended Use.
All of Lessee's Personal Property not removed by Lessee within seven (7) days
following the expiration or earlier termination of this Lease shall be
considered abandoned by Lessee and may be appropriated, sold, destroyed or
otherwise disposed of by Lessor without first giving notice thereof to Lessee,
without any payment to Lessee and without any obligation to Lessee to account
therefor. Lessee will, at its expense, restore the Leased Property at the
expiration or earlier termination of this Lease to the condition required by
Section 9.1(d), including repair of all damage to the Leased Property caused by
the removal of Lessee's Personal Property, whether effected by Lessee or Lessor.
ARTICLE VII
CONDITION AND USE OF LEASED PROPERTY
7.1 CONDITION OF THE LEASED PROPERTY. Lessee acknowledges receipt and
delivery of possession of the Leased Property and that Lessee has examined and
otherwise has acquired knowledge of the condition of the Leased Property prior
to the execution and delivery of this Lease and has found the same to be in good
order and repair and satisfactory for its purpose hereunder. Lessee is leasing
the Leased Property "as is" in its present condition. Lessee waives any claim or
action against Lessor in respect of the condition of the Leased Property. LESSOR
MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE
LEASED PROPERTY OR ANY PART THEREOF, EITHER AS TO ITS FITNESS FOR USE,
SUITABILITY, DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE OR OTHERWISE,
AS TO QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, LATENT OR PATENT, IT BEING
AGREED THAT ALL SUCH RISKS ARE TO BE BORNE BY LESSEE. LESSEE ACKNOWLEDGES THAT
THE LEASED PROPERTY HAS BEEN INSPECTED BY LESSEE AND IS SATISFACTORY TO IT.
7.2 USE OF THE LEASED PROPERTY.
(a) Lessee covenants that it will obtain and maintain throughout the
entire Term all approvals needed to use and operate the Leased Property
and the Facility for the Primary Intended Use, as defined below, under
applicable local, state and federal law, including but not limited to
licensure approvals, Medicare and/or a Medicaid certifications, provider
numbers, certificates of need, governmental approvals, and full
accreditation from all applicable governmental authorities, if any, that
are necessary for the operation of the Facility as a rehabilitation
hospital facility.
(b) Beginning on the Commencement Date and during the entire Term,
Lessee shall use the Leased Property and the improvements thereon as a
rehabilitation hospital facility and for such other uses as may be
necessary in connection with or incidental to such use (the "Primary
Intended Use"). Lessee shall not use the Leased Property or any portion
thereof for any other use without the prior written consent of Lessor,
which consent Lessee agrees may be withheld in Lessor's sole discretion,
provided however, that Lessee shall be permitted to sublease a portion of
the Leased Property for provision of therapy or physician office space
without Lessor's consent so long as the sublease otherwise complies with
the provisions of Article VIII, Article XXIV and Article XL hereof. No use
shall be made or permitted to be made of the Leased Property and no acts
shall be done which will cause the cancellation of any insurance policy
covering the Leased Property or any part thereof, nor shall Lessee sell or
otherwise provide to residents or patients therein, or permit to be kept,
used or sold in or about the Leased Property any article which may be
prohibited by law or by the standard form of fire insurance policies, any
other insurance policies required to
14
be carried hereunder, or fire underwriters regulations. Lessee shall, at
its sole cost, comply with all of the requirements, covenants and
restrictions pertaining to the Leased Property, including, without
limitation, all of the Permitted Exceptions, and other requirements of any
insurance board, association, organization or company necessary for the
maintenance of the insurance, as herein provided, covering the Leased
Property and Lessee's Personal Property.
(c) Lessee covenants and agrees that during the Term it will
continuously operate the Leased Property only in accordance with its
Primary Intended Use and Lessee shall maintain its certifications for
reimbursement and licensure and all accreditations.
(d) Lessee shall not commit or suffer to be committed any waste on
the Leased Property, or in the Facility, nor shall Lessee cause or permit
any nuisance thereon.
(e) Lessee shall neither suffer nor permit the Leased Property or
any portion thereof, including any Capital Addition whether or not
financed by Lessor, or Lessee's Personal Property, to be used in such a
manner as (i) might reasonably tend to impair Lessor's (or Lessee's, as
the case may be) title thereto or to any portion thereof, or (ii) may
reasonably make possible a claim or claims of adverse usage or adverse
possession by the public, as such, or of implied dedication of the Leased
Property or any portion thereof.
7.3 LESSOR TO GRANT EASEMENTS. Lessor will, from time to time so long as
no Event of Default has occurred and is continuing, at the request of Lessee and
at Lessee's cost and expense, but subject to the reasonable approval of Lessor
(a) grant easements and other rights in the nature of easements, (b) release
existing easements or other rights in the nature of easements which are for the
benefit of the Leased Property, (c) dedicate or transfer unimproved portions of
the Leased Property for road, highway or other public purposes, (d) execute
petitions to have the Leased Property annexed to any municipal corporation or
utility district, (e) execute amendments to any covenants and restrictions
affecting the Leased Property and (f) execute and deliver to any person any
instrument appropriate to confirm or effect such grants, releases, dedications
and transfers (to the extent of its interest in the Leased Property), but only
upon delivery to Lessor of an Officer's Certificate stating (and such other
information as Lessor may reasonably require confirming) that such grant,
release, dedication, transfer, petition or amendment is required for and not
detrimental to the proper conduct of the Primary Intended Use on the Leased
Property and does not reduce its value.
ARTICLE VIII
LEGAL AND INSURANCE REQUIREMENTS
8.1 COMPLIANCE WITH LEGAL AND INSURANCE REQUIREMENTS. Subject to Article
XII relating to permitted contests, Lessee, at its expense, will promptly (a)
comply with all Legal Requirements and Insurance Requirements in respect of the
use, operation, maintenance, repair and restoration of the Leased Property,
whether or not compliance therewith shall require structural change in any of
the Leased Improvements or interfere with the use and enjoyment of the Leased
Property, and (b) procure, maintain and comply with all licenses, certificates
of need, provider agreements, accreditations and other authorizations required
for any use of the Leased Property and Lessee's Personal Property then being
made, and for the proper erection, installation, operation and maintenance of
the Leased Property or any part thereof, including without limitation, any
Capital Additions. Upon Lessor's request, Lessee shall deliver copies of all
such licenses, certificates of need, agreements and other authorizations.
8.2 LEGAL REQUIREMENT COVENANTS. Lessee covenants and agrees that the
Leased Property and Lessee's Personal Property shall not be used for any
unlawful purpose. Lessee shall use its best efforts to have tenants acquire and
maintain all licenses, certificates, permits, provider agreements and other
authorizations and approvals needed to operate the Leased Property in its
customary manner for the Primary Intended Use and any other use conducted on the
Leased Property as may be permitted from time to time hereunder. Lessee further
covenants and agrees that Lessee's use of the Leased Property and maintenance,
alteration, and operation of the
15
same, and all parts thereof, shall at all times conform to all applicable local,
state and federal laws, ordinances, rules and regulations.
8.3 HAZARDOUS MATERIALS. No Hazardous Materials shall be installed,
used, generated, manufactured, treated, handled, refined, produced, processed,
stored or disposed of, or otherwise present in, on or under the Property. No
activity shall be undertaken on the Property which would cause (i) the Property
to become a treatment, storage or disposal facility of hazardous waste,
infectious waste, biomedical or medical waste, within the meaning of, or
otherwise bring the Property within the ambit of RCRA or any Hazardous Material
Laws, (ii) a release or threatened release of Hazardous Material from the
Property within the meaning of, or otherwise bring the Property within the ambit
of, CERCLA or XXXX or any Hazardous Material Laws or (iii) the discharge of
Hazardous Material into any watercourse, surface or subsurface of body of water
or wetland, or the discharge into the atmosphere of any Hazardous Material which
would require a permit under any Hazardous Material Laws. No activity shall be
undertaken with respect to the Property which would cause a violation or support
a claim under RCRA, CERCLA, XXXX or any Hazardous Material Laws. No
investigation, administrative order, litigation or settlement with respect to
any Hazardous Material is, to the best of the Lessee's knowledge, threatened or
in existence with respect to the Property. No notice has been served on Lessee
from any entity, governmental body or individual claiming any violation of any
Hazardous Material Laws, or requiring compliance with any Hazardous Material
Laws, or demanding payment or contribution for environmental damage or injury to
natural resources. Lessee has not obtained and Lessee has no knowledge of any
reason Lessee will be required to obtain any permits, licenses, or similar
authorizations to occupy, operate or use the Improvements or any part of the
Property by reason of any Hazardous Material Laws. Lessee hereby agrees to
indemnify and defend, at its sole cost and expense, and hold Lessor, its
successors and assigns, harmless from and against and to reimburse Lessor with
respect to any and all claims, demands, actions, causes of action, losses,
damages, liabilities, costs and expenses (including, without limitation,
reasonable attorney's fees and court costs) of any and every kind or character,
known or unknown, fixed or contingent, asserted against or incurred by Lessor at
any time and from time to time by reason or arising out of any breach or
violation of the above.
8.4 HEALTHCARE LAWS. Lessee warrants and represents that this Lease and
all subleases are, and at all times during the term of this Lease will be, in
compliance with all Healthcare Laws. Lessee agrees to add to all of its third
party agreements relating to the Leased Property, including, without limitation,
all subleases, that in the event it is determined that such agreement and/or
sublease is in violation of the Healthcare Laws, such agreement and/or sublease
shall be renegotiated so that same are in compliance with all Healthcare Laws.
Lessee agrees promptly to notify Lessor in writing of receipt of any notice of
investigation of any alleged Healthcare Law violations.
Lessee hereby agrees to indemnify and defend, at its sole cost and
expense, and hold Lessor, its successors and assigns, harmless from and against
and to reimburse Lessor with respect to any and all claims, demands, actions,
causes of action, losses, damages, liabilities, costs and expenses (including,
without limitation, reasonable attorneys' fees and court costs) of any and every
kind or character, known or unknown, fixed or contingent, asserted against or
incurred by Lessor at any time and from time to time by reason or arising out of
any breach or violation of any of the above representations and warranties.
8.5 REPRESENTATIONS AND WARRANTIES. Lessee and each Guarantor represents
and warrants to the Lessor that as of the date hereof as follows: (i) if
applicable, such person or entity is a duly organized and existing limited
liability company or limited partnership and is duly authorized to enter into,
deliver and perform this Lease and the other documents referred to herein and
such agreements constitute the valid and binding obligations of such person or
entity, enforceable in accordance with their terms, (ii) neither the entering
into this Lease nor the performance by such person or entity of its obligations
hereunder will violate any provision of law or any agreement, indenture, note or
other instrument binding upon such person or entity, (iii) no authority from or
approval by any governmental body, commission or agency or consent of any third
party is required in connection with the making or validity of and the
execution, delivery and performance of this Lease or the other documents
referred to herein, (iv) there are no actions, suits or proceedings pending
against or, to the knowledge of such person
16
or entity, threatened against or affecting, such person or entity or any of its
affiliates, in any court or before or by any governmental department, agency or
instrumentality, an adverse decision in which could materially and adversely
affect the financial condition, business or operations of such person or entity
or the ability of such person or entity to perform its obligations under this
Lease or the other documents referred to herein, and (v) such person or entity
and each of its affiliates is in compliance in all material respects with all
applicable laws, ordinances, rules, regulations and requirements of governmental
authorities.
ARTICLE IX
REPAIRS; RESTRICTIONS
9.1 MAINTENANCE AND REPAIR.
(a) Lessee, at its expense, will keep the Leased Property and all
private roadways, sidewalks and curbs appurtenant thereto (and Lessee's
Personal Property) in good first class order and repair (whether or not
the need for such repairs occurs as a result of Lessee's use, any prior
use, the elements, the age of the Leased Property or any portion thereof)
and, except as otherwise provided in Articles XIV and XV, with reasonable
promptness, will make all necessary and appropriate repairs thereto of
every kind and nature, whether interior or exterior, structural or
non-structural, ordinary or extraordinary, foreseen or unforeseen or
arising by reason of a condition existing prior to the commencement of the
Term of this Lease (concealed or otherwise). All repairs shall, to the
extent reasonably achievable, be at least equivalent in quality to the
original work. Lessee will not take or omit to take any action the taking
or omission of which might materially impair the value or the usefulness
of the Leased Property or any part thereof for the Primary Intended Use.
Lessee shall notify the Lessor of any and all repairs or improvements made
to the Leased Property in excess of Twenty-Five Thousand and 00/100
Dollars ($25,000.00).
(b) Lessor shall not under any circumstances be required to build or
rebuild any improvements on the Leased Property, or to make any repairs,
replacements, alterations, restorations, or renewals of any nature or
description to the Leased Property, whether ordinary or extraordinary,
structural or non-structural, foreseen or unforeseen, or to make any
expenditure whatsoever with respect thereto in connection with this Lease,
or to maintain the Leased Property in any way.
(c) Nothing contained in this Lease and no action or inaction by
Lessor shall be construed as (i) constituting the consent or request of
Lessor, expressed or implied, to any contractor, subcontractor, laborer,
materialman or vendor to or for the performance of any labor or services
or the furnishing of any materials or other property for the construction,
alteration, addition, repair or demolition of or to the Leased Property or
any part thereof, or (ii) giving Lessee any right, power or permission to
contract for or permit the performance of any labor or services or the
furnishing of any materials or other property in such fashion as would
permit the making of any claim against Lessor in respect thereof or to
make any agreement that may create, or in any way be the basis for, any
right, title, interest, lien, claim or other encumbrance upon the estate
of Lessor in the Leased Property or any portion thereof.
(d) Unless Lessor shall convey any of the Leased Property to Lessee
pursuant to the provisions of this Lease, Lessee will, upon the expiration
or prior termination of the Term, vacate and surrender the Leased Property
to Lessor in the condition in which the Leased Property was originally
received from Lessor, except as repaired, rebuilt, restored, altered or
added to as permitted or required by the provisions of this Lease and
except for ordinary wear and tear (subject to the obligation of Lessee to
maintain the Leased Property in good order and repair during the entire
Term of the Lease), damage caused by the gross negligence or willful acts
of Lessor and damage or destruction described in Article XIV or resulting
from a Taking described in Article XV which Lessee is not required by the
terms of this Lease to repair or restore.
17
(e) Commencing on July 1, 2005, Lessee shall make quarterly deposits
to a Capital Improvement Reserve (the "Capital Improvement Reserve") at a
financial institution of the Lessor's choosing, provided, however, that
the first such deposit on July 1, 2005 shall be prorated based upon one
half of a year. Subject to the immediately preceding sentence, each
deposit to be made quarterly thereafter through and including December 31,
2005, shall be equal to the sum of One Thousand Five Hundred and 00/100
Dollars ($1,500.00) per bed per annum (the number of beds to be determined
by the actual number of beds certified to be available for use in the
Hospital). The account to which such payments are made shall require the
signature of an officer of Lessee and Lessor to make withdrawals. On each
January 1 thereafter during the entire Lease Term, such payment into the
Capital Improvement Reserve shall be increased by 2.50% per annum.
Notwithstanding anything contained herein to the contrary, Lessee shall
pay into the Capital Improvement Reserve any amounts needed in excess of
such required payments as provided herein. The amount in the Capital
Improvement Reserve, including interest, may be used by Lessee with
Lessor's approval, which such approval will not be unreasonably withheld,
or by Lessor with Lessee's approval, which such approval will not be
unreasonably withheld, to pay for the repair and replacement of capital
items on the Facility. Lessee hereby grants to Lessor a security interest
in all monies deposited into the Capital Improvement Reserve and Lessee
shall, within fifteen (15) days from the Commencement Date, execute all
documents necessary for Lessor to perfect its security interest in the
Capital Improvement Reserve. Lessor and Lessee agree that the first
dollars of all capital expenditures made in each year during the Term
shall be funded from the Capital Improvement Reserve account to the full
extent of such account; provided, however, that if Lessor, in its
reasonable discretion, determines at any time that the balance then
remaining in the Capital Improvement Reserve account is insufficient to
pay in full for the present and future anticipated repair and replacement
of capital items on the Facility, Lessor shall retain funds in the Capital
Improvement Reserve account in an amount sufficient to pay in full for
such repair and replacement and Lessee will deposit additional sums into
the account from time to time, upon the written request of Lessor, in
amounts equal to the difference between the then balance in the Capital
Improvement Reserve account and the cost to complete the present and
future such repair and replacement so that at all times there is an
adequate amount in the Capital Improvement Reserve account to pay for such
repair and replacement on a going forward basis.
9.2 ENCROACHMENTS; RESTRICTIONS. If any of the Leased Improvements
shall, at any time, encroach upon any property, street or right-of-way adjacent
to the Leased Property, or shall violate the agreements or conditions contained
in any federal, state or local law, lawful restrictive covenant or other
agreement affecting the Leased Property, or any part thereof, or shall impair
the rights of others under any easement or right-of-way to which the Leased
Property is subject, then promptly upon the request of Lessor, Lessee shall, at
its expense, subject to its right to contest the existence of any encroachment,
violation or impairment, (a) obtain valid and effective waivers or settlements
of all claims, liabilities and damages resulting from each such encroachment,
violation or impairment, whether the same shall affect Lessor or Lessee or (b)
make such changes in the Leased Improvements, and take such other actions, as
Lessor in the good faith exercise of its judgment deems reasonably practicable,
to remove such encroachment, or to end such violation or impairment, including,
if necessary, the alteration of any of the Leased Improvements, and in any event
take all such actions as may be necessary in order to be able to continue the
operation of the Facility for the Primary Intended Use substantially in the
manner and to the extent the Facility was operated prior to the assertion of
such violation or encroachment. Any such alteration shall be made in conformity
with the applicable requirements of Article X. Lessee's obligations under this
Section 9.2 shall be in addition to and shall in no way discharge or diminish
any obligation of any insurer under any policy of title or other insurance and
Lessee shall be entitled to a credit for any sums recovered by Lessor under any
such policy of title or other insurance.
ARTICLE X
CAPITAL ADDITIONS
10.1 CONSTRUCTION OF CAPITAL ADDITIONS TO THE LEASED PROPERTY.
18
(a) If no Event of Default shall have occurred or be continuing
under this Lease or the Other Leases, Lessee shall have the right, upon
and subject to the terms and conditions set forth below, to construct or
install Capital Additions on the Leased Property without the prior written
consent of Lessor, provided, however, except as expressly provided in
Section 10.2(d) hereof, Lessee shall not be permitted to create any
Encumbrance on the Leased Property, as defined in Article XXXVII, in
connection with such Capital Addition. Prior to commencing construction of
any Capital Addition, Lessee shall, at Lessee's sole cost and expense (i)
submit to Lessor in writing a proposal setting forth in reasonable detail
any proposed Capital Addition, (ii) provide to Lessor such plans and
specifications, certificates of need and other approvals, permits,
licenses, contracts and other information concerning the proposed Capital
Addition as Lessor may reasonably request, and (iii) obtain all necessary
certificates of need, state licensure surveys and all regulatory approvals
of architectural plans. Without limiting the generality of the foregoing,
such proposal shall indicate the approximate projected cost of
constructing such Capital Addition, and the use or uses to which it will
be put.
(b) Prior to commencing construction of any Capital Addition, Lessee
shall first request Lessor to provide funds to pay for such Capital
Addition in accordance with the provisions of Section 10.3. If Lessor
declines or is unable to provide such financing on terms acceptable to
Lessee, the provisions of Section 10.2 shall apply. Notwithstanding any
other provision of this Article X to the contrary, no Capital Additions
shall be made without the consent of Lessor, which consent shall not be
unreasonably withheld or delayed, if the Capital Addition Cost of such
proposed Capital Addition, when aggregated with the costs of all Capital
Additions made by Lessee, would exceed twenty-five percent (25%) of the
then Fair Market Value of the Leased Property or would diminish the value
of the Leased Property. Furthermore, no Capital Addition shall be made
which would tie in or connect any Leased Improvements on the Leased
Property with any other improvements on property adjacent to the Leased
Property (and not part of the Land covered by this Lease) including,
without limitation, tie-ins of buildings or other structures or utilities,
unless Lessee shall have obtained the prior written approval of Lessor,
which approval in Lessor's sole discretion may be granted or withheld. All
proposed Capital Additions shall be architecturally integrated and
consistent with the Leased Property.
10.2 CAPITAL ADDITIONS FINANCED BY LESSEE. If Lessee provides or arranges
to finance any Capital Addition, this Lease shall be and hereby is amended to
provide as follows:
(a) The above referenced proportion of the Fair Market Added Value
of Capital Additions paid for by Lessee to the Fair Market Value of the
entire Leased Property expressed as a percentage is referred to herein as
the "Added Value Additional". The Added Value Additional determined as
provided above for each Capital Addition financed or paid for by Lessee
shall remain in effect until any subsequent Capital Addition.
(b) There shall be no adjustment in the Base Rent by reason of any
such Capital Addition.
(c) Upon the expiration or earlier termination of this Lease, except
by reason of the default by Lessee hereunder, Lessor shall compensate
Lessee for all Capital Additions paid for or financed by Lessee in any of
the following ways, determined in the sole discretion of Lessor:
(i) By purchasing all Capital Additions paid for by Lessee
from Lessee for cash in the amount of the Fair Market Added Value of
all such Capital Additions paid for or financed by Lessee; or
(ii) By purchasing such Capital Additions from Lessee by
delivering to Lessee Lessor's purchase money promissory note in the
amount of said Fair Market Added Value, due and payable not later
than eighteen (18) months after the date of expiration or other
termination of this Lease, bearing interest at the test rate
applicable under Section 1272 of the Code or any
19
successor section thereto ("Test Rate") or, if no such Test Rate
exists, at the Prime Rate, which interest shall be payable monthly,
and which note shall be secured by a mortgage on the Leased
Property, subject to all mortgages and encumbrances on the Leased
Property at the time of such purchase; or
(iii) Such other arrangement regarding such compensation as
shall be mutually acceptable to Lessor and Lessee.
(d) Lessor and Lessee agree that Lessee's construction lender for
Capital Additions shall have the right to secure its loan by a mortgage
upon the Leased Property provided such mortgage (i) shall not exceed the
cost of the Capital Additions, (ii) shall be subordinate to Lessor's
acquisition cost and any Capital Additions paid for by the Lessor of the
Leased Property, (iii) shall be subordinate to any mortgage or encumbrance
now existing or hereinafter created, and (iv) shall be limited solely to
Lessee's interest in the Leased Property.
10.3 CAPITAL ADDITIONS FINANCED BY LESSOR.
(a) Lessee shall request that Lessor provide or arrange financing
for a Capital Addition by providing to Lessor such information about the
Capital Addition as Lessor may reasonably request (a "Request"), including
without limitation, all information referred to in Section 10.1 above.
Lessor may, but shall be under no obligation to, obtain the funds
necessary to meet the Request. Within thirty (30) days of receipt of a
Request, Lessor shall notify Lessee as to whether it will finance the
proposed Capital Addition and, if so, the terms and conditions upon which
it would do so, including the terms of any amendment to this Lease. In no
event shall the portion of the projected Capital Addition Cost comprised
of land, if any, materials, labor charges and fixtures be less than ninety
percent (90%) of the total amount of such cost. Lessee may withdraw its
Request by notice to Lessor at any time before or after receipt of
Lessor's terms and conditions.
(b) If Lessor agrees to finance the proposed Capital Addition,
Lessee shall provide Lessor with the following prior to any advance of
funds:
(i) all customary or other required loan documentation;
(ii) any information, certificates of need, regulatory
approvals of architectural plans, other certificates, licenses,
permits or documents requested by either Lessor or any lender with
whom Lessor has agreed or may agree to provide financing which are
necessary to confirm that Lessee will be able to use the Capital
Addition upon completion thereof in accordance with the Primary
Intended Use, including all required federal, state or local
government licenses and approvals;
(iii) an Officer's Certificate and, if requested, a
certificate from Lessee's architect, setting forth in reasonable
detail the projected (or actual, if available) cost of the proposed
Capital Addition;
(iv) an amendment to this Lease, duly executed and
acknowledged, in form and substance satisfactory to Lessor (the
"Lease Amendment"), and containing such provisions as may be
necessary or appropriate, including without limitation, any
appropriate changes in the legal description of the Land, the Fair
Market Value and the Rent, which shall be increased in an amount at
least equal to the principal and interest on the debt incurred by
Lessor to finance the Capital Addition;
20
(v) a deed conveying title to Lessor to any land acquired for
the purpose of constructing the Capital Addition, free and clear of
any liens or encumbrances except those approved by Lessor and, both
prior to and following completion of the Capital Addition, an
as-built survey thereof satisfactory to Lessor;
(vi) endorsements to any outstanding policy of title insurance
covering the Leased Property and any additional land referred to in
10.3(b)(v) above, or a supplemental policy of title insurance
covering the Leased Property and any additional land referred to in
10.3(b)(v) above, satisfactory in form and substance to Lessor (A)
updating the same without any additional exceptions, except as may
be permitted by Lessor; and (B) increasing the coverage thereof by
an amount equal to the Fair Market Value of the Capital Addition
(except to the extent covered by the owner's policy of title
insurance referred to in subparagraph (vii) below);
(vii) if required by Lessor, (A) an owner's policy of title
insurance insuring fee simple title to any land conveyed to Lessor
pursuant to subparagraph (v), free and clear of all liens and
encumbrances except those approved by Lessor and (B) a lender's
policy of title insurance satisfactory in form and substance to
Lessor and the Lending Institution advancing any portion of the
Capital Addition Cost;
(viii) if required by Lessor, prior to commencing the Capital
Addition, an M.A.I. appraisal of the Leased Property indicating that
the value of the Leased Property upon completion of the Capital
Addition will exceed the Fair Market Value of the Leased Property
prior thereto by an amount not less than one hundred percent (100%)
of the Capital Addition Cost; and
(ix) such other certificates (including, but not limited to,
endorsements increasing the insurance coverage, if any, at the time
required by Section 13.1), documents, opinions of counsel,
appraisals, surveys, certified copies of duly adopted resolutions of
the Board of Directors of Lessee authorizing the execution and
delivery of the Lease Amendment and any other instruments as may be
reasonably required by Lessor and any Lending Institution advancing
or reimbursing Lessee for any portion of the Capital Addition Cost.
(c) Upon making a Request to finance a Capital Addition, whether or
not such financing is actually consummated, Lessee shall pay or agree to
pay, upon demand, all reasonable costs and expenses of Lessor and any
Lending Institution which has committed to finance such Capital Addition
which have been paid or incurred by them in connection with the financing
of the Capital Addition, including, but not limited to, (i) the fees and
expenses of their respective counsel, (ii) all printing expenses, (iii)
the amount of any filing, registration and recording taxes and fees, (iv)
documentary stamp taxes, if any, (v) title insurance charges, appraisal
fees, if any, rating agency fees, if any, and (vi) commitment fees, if
any, and (vii) costs of obtaining regulatory and governmental approvals,
including but not limited to any required certificates of need, for the
construction, operation, use or occupancy of the Capital Addition.
10.4 REMODELING AND NON-CAPITAL ADDITIONS. Subject to Section 9.1(a),
Lessee shall have the right and the obligation to make additions, modifications
or improvements to the Leased Property which are not Capital Additions
("Non-Capital Additions") from time to time as it, in its discretion, may deem
to be desirable for the Primary Intended Use and to permit the Lessee to comply
fully with its obligations set forth in this Lease, provided that such action
will be undertaken expeditiously, in a workmanlike manner and will not
significantly alter the character or purpose or detract from the value or
operating efficiency of the Leased Property and will not significantly impair
the revenue producing capability of the Leased Property or adversely affect the
ability of the Lessee to comply with the provisions of this Lease. The cost of
Non-Capital Additions, modifications and improvements shall, without payment by
Lessor at any time, be included under the terms of this Lease and, upon
expiration or earlier termination of this Lease, shall pass to and become the
property of Lessor.
21
10.5 SALVAGE. All materials which are scrapped or removed in connection
with the making of either Capital Additions permitted by Section 10.1 or repairs
required by Article IX shall be or become the property of Lessor.
ARTICLE XI
LIENS
Subject to the provisions of Article XII relating to permitted contests,
Lessee will not directly or indirectly create or allow to remain and will
promptly discharge at its expense any lien, encumbrance, attachment, title
retention agreement or claim upon the Leased Property or any attachment, levy,
claim or encumbrance in respect of the Rent, not including, however, (a) this
Lease, (b) the matters, if any, set forth in EXHIBIT B, (c) restrictions, liens
and other encumbrances which are consented to in writing by Lessor, or any
easements granted pursuant to the provisions of Section 7.3 of this Lease, (d)
liens for those taxes of Lessor which Lessee is not required to pay hereunder,
(e) subleases permitted by Article XXIV, (f) liens for Impositions or for sums
resulting from noncompliance with Legal Requirements so long as (1) the same are
not yet payable or are payable without the addition of any fine or penalty or
(2) such liens are in the process of being contested as permitted by Article
XII, (g) liens of mechanics, laborers, materialmen, suppliers or vendors for
sums either disputed or not yet due, provided that (1) the payment of such sums
shall not be postponed for more than sixty (60) days after the completion of the
action giving rise to such lien and such reserve or other appropriate provisions
as shall be required by law or generally accepted accounting principles shall
have been made therefor or (2) any such liens are in the process of being
contested as permitted by Article XII, and (h) any liens which are the
responsibility of Lessor pursuant to the provisions of Article XXXVII of this
Lease. Unless otherwise expressly provided herein, Lessee shall not mortgage or
grant any interest or security interest in, or otherwise assign, any part of
Lessee's rights and interests in this Lease, the Leased Property, or any
permits, licenses, certificates of need (if any) or any other approvals required
to operate the Leased Property during the Term without the prior written consent
of Lessor, which may be withheld at Lessor's sole discretion.
ARTICLE XII
PERMITTED CONTESTS
Lessee, on its own or on Lessor's behalf (or in Lessor's name), but at
Lessee's expense, may contest, by appropriate legal proceedings conducted in
good faith and with due diligence, the amount, validity or application, in whole
or in part, of any Imposition, Legal Requirement, Insurance Requirement, lien,
attachment, levy, encumbrance, charge or claim not otherwise permitted by
Article XI, provided that (a) in the case of an unpaid Imposition, lien,
attachment, levy, encumbrance, charge or claim, the commencement and
continuation of such proceedings shall suspend the collection thereof from
Lessor and from the Leased Property, (b) neither the Leased Property nor any
Rent therefrom nor any part thereof or interest therein would be in any
immediate danger of being sold, forfeited, attached or lost, (c) in the case of
a Legal Requirement, Lessor would not be in any immediate danger of civil or
criminal liability for failure to comply therewith pending the outcome of such
proceedings, (d) in the event that any such contest shall involve a sum of money
or potential loss in excess of Fifty Thousand Dollars ($50,000), then, in any
such event, (i) provided the Consolidated Net Worth of Lessee and/or Guarantors
is then in excess of Fifty Million Dollars ($50,000,000), Lessee shall deliver
to Lessor an Officer's Certificate to the effect set forth in clauses (a), (b)
and (c), to the extent applicable, or (ii) in the event the Consolidated Net
Worth of Lessee and/or Guarantors is not then in excess of Fifty Million Dollars
($50,000,000), then Lessee shall deliver to Lessor and its counsel an opinion of
Lessee's counsel to the effect set forth in clauses (a), (b) and (c), to the
extent applicable, (e) in the case of a Legal Requirement and/or an Imposition,
lien, encumbrance or charge, Lessee shall give such reasonable security as may
be demanded by Lessor to insure ultimate payment of the same and to prevent any
sale or forfeiture of the affected portion of the Leased Property or the Rent by
reason of such non-payment or non-compliance; provided, however, the provisions
of this Article XII shall not be construed to permit Lessee to contest the
payment of Rent (except as to contests concerning the method of computation or
the basis of levy of any
22
Imposition or the basis for the assertion of any other claim) or any other sums
payable by Lessee to Lessor hereunder, (f) in the case of an Insurance
Requirement, the coverage required by Article XIII shall be maintained, and (g)
if such contest be finally resolved against Lessor or Lessee, Lessee shall, as
Additional Charges due hereunder, promptly pay the amount required to be paid,
together with all interest and penalties accrued thereon, or comply with the
applicable Legal Requirement or Insurance Requirement. Lessor, at Lessee's
expense, shall execute and deliver to Lessee such authorizations and other
documents as may reasonably be required in any such contest and, if reasonably
requested by Lessee or if Lessor so desires, Lessor shall join as a party
therein. Lessee shall indemnify and save Lessor harmless against any liability,
cost or expense of any kind that may be imposed upon Lessor in connection with
any such contest and any loss resulting therefrom.
ARTICLE XIII
INSURANCE
13.1 GENERAL INSURANCE REQUIREMENTS. During the Term of this Lease,
Lessee shall at all times keep the Leased Property and all property located in
or on the Leased Property, including Lessee's Personal Property, insured against
loss or damage from such causes as are customarily insured against, by prudent
owners of similar facilities. Without limiting the generality of the foregoing,
the Lessee shall obtain and maintain in effect throughout the Lease Term, the
kinds and amounts of insurance deemed reasonably necessary by the Lessor and as
described below. This insurance shall be written by companies (i) reasonably
acceptable to the Lessor, (ii) that are rated at least an "A-XII" or better by
Best's Insurance Guide and Key Ratings and a claim payment rating by Standard &
Poor's Corporation of AA or better, and (iii) authorized, licensed and qualified
to do insurance business in the state in which the Leased Property is located.
The aggregate amount of coverage by a single company must not exceed five
percent (5%) of the insurance company's policyholders' surplus. The policies
must name Lessor (and any other entities as Lessor may deem necessary) as an
additional insured and losses shall be payable to Lessor and/or Lessee as
provided in Article XIV. Each insurance policy required hereunder must (i)
provide primary insurance without right of contribution from any other insurance
carried by Lessor, (ii) contain, unless the Lessee provides to Lessor written
confirmation and verification from the insurer that such insurer will not
subrogate against Lessor, an express waiver by the insurer of any right of
subrogation, setoff or counterclaim against any insured party thereunder
including Lessor (provided, however, that if such insurance does not contain
such waiver, Lessee shall use its best efforts to obtain a policy which does
contain such waiver, provided the same is obtainable at commercially reasonable
rates; and provided further, however, that Lessee, to the extent it is able to
obtain such waiver, shall not be required to replace its existing insurance
coverage until three (3) months following the Commencement Date), (iii) permit
Lessor to pay premiums at Lessor's discretion, and (iv) as respects any third
party liability claim brought against Lessor, obligate the insurer to defend
Lessor as an additional insured thereunder. In the event Lessee is unable to
obtain such waiver of subrogation, Lessee shall use its best efforts to secure
from the insurance company its agreement that all claims and disputes concerning
insurance coverage for the Lessee's Personal Property shall be deemed
contractual disputes and all litigation and proceedings in connection therewith
shall be tried by jury in Jefferson County, Alabama. In addition, the policies
shall name as an additional insured the holder ("Facility Mortgagee") of any
mortgage, deed of trust or other security agreement securing any Encumbrance
placed on the Leased Property in accordance with the provisions of this Lease
("Facility Mortgage"), if any, by way of a standard form of mortgagee's loss
payable endorsement. Lessee shall use its best efforts to secure from the
insurance company its agreement that any disputes regarding loss adjustment
shall be deemed to be contractual disputes and all litigation and proceedings in
connection therewith shall be tried by jury in Jefferson County, Alabama.
Evidence of insurance and/or Impositions shall be deposited with Lessor and, if
requested, with any Facility Mortgagee(s). If any provision of any Facility
Mortgage which constitutes a first lien on the Leased Property requires deposits
of insurance to be made with such Facility Mortgagee, Lessee shall either pay to
Lessor monthly the amounts required and Lessor shall transfer such amounts to
such Facility Mortgagee or, pursuant to written direction by Lessor, Lessee
shall make such deposits directly with such Facility Mortgagee. The policies on
the Leased Property, including the Leased Improvements, the Fixtures and
Lessee's Personal Property, shall insure against the following risks:
23
(a) All Risks or Special Form Property insurance against loss or
damage to the building and improvements, including but not limited to,
perils of fire, lightning, water, wind, theft, vandalism and malicious
mischief, plate glass breakage, and perils typically provided under an
Extended Coverage Endorsement and other forms of broadened risk perils,
and insured on a "replacement cost" value basis to the extent of the full
replacement value of the Leased Property. The policy shall include
coverage for subsidence. The deductible amount thereunder shall be borne
by the Lessee in the event of a loss and the deductible must not exceed
Fifty Thousand and 00/100 Dollars ($50,000.00) per occurrence. Further, in
the event of a loss, the Lessee shall abide by all provisions of the
insurance contract, including proper and timely notice of the loss to the
insurer, and the Lessee further agrees that it will notify the Lessor of
any loss in the amount of Fifty Thousand and 00/100 Dollars ($50,000.00)
or greater.
(b) Flood and earthquake insurance (rated A-VIII) shall be required
only in the event that the Leased Property is located in a flood plain or
earthquake zone in amounts as may be customary for comparable properties
in the geographic area of the Leased Property.
(c) Insurance against loss of earnings in an amount sufficient to
cover not less than twelve (12) months' lost earnings and written in an
"all risks" form, either as an endorsement to the insurance required under
subparagraph 13.1(a) above, or under a separate policy.
(d) Worker's compensation insurance covering all employees in
amounts that are customary for the Lessee's industry.
(e) Commercial General Liability in a primary amount of at least One
Million and 00/100 Dollars ($1,000,000.00) per occurrence, bodily injury
for injury or death of any one person and One Hundred Thousand and 00/100
Dollars ($100,000.00) for Property Damage for damage to or loss of
property of others, subject to a Three Million and 00/100 Dollars
($3,000,000.00) annual aggregate with a Ten Million Dollar
($10,000,000.00) policy aggregate limit for all Associated Facilities for
all bodily injury and property damage claims, occurring on or about the
Leased Property or in any way related to the Leased Property, including
but not limited to, any swimming pools or other rehabilitation and
recreational facilities or areas that are located on the Leased Property
otherwise related to the Leased Property. Such policy shall include
coverages of a Broad Form nature, including, but not limited to,
Explosion, Collapse and Underground (XCU), Products Liability, Completed
Operations, Broad Form Contractual Liability, Broad Form Property Damage,
Personal Injury, Incidental Malpractice Liability, and Host Liquor
Liability.
(f) Automobile and vehicle liability insurance coverage for all
owned, non-owned, leased or hired automobiles and vehicles in a primary
limit amount of One Million and 00/100 Dollars ($1,000,000.00) per
occurrence for bodily injury; One Hundred Thousand and 00/100 Dollars
($100,000.00) per occurrence for property damage; subject to an annual
aggregate policy limit of One Million and 00/100 Dollars ($1,000,000.00).
(g) Umbrella liability insurance in the minimum amount of Five
Million and 00/100 Dollars ($5,000,000.00) for each occurrence and
aggregate combined single limit for all liability, with a Ten Thousand and
00/100 Dollars ($10,000.00) self-insured retention for exposure not
covered in underlying primary policies. The umbrella liability policy
shall name in its underlying schedule the policies of commercial general
liability, garage keepers liability, automobile/vehicle liability and
employer's liability under the Worker's Compensation Policy.
(h) Professional liability insurance for any physician or other
employee or agent of the Lessee providing services at the Leased Property
in an amount not less than One Million and 00/100 Dollars ($1,000,000.00)
per individual claim and Three Million and 00/100 Dollars ($3,000,000.00)
annual aggregate with a Ten Million Dollar ($10,000,000.00) policy
aggregate limit for all Associated Facilities.
24
(i) A commercial blanket bond covering all employees of the Lessee,
including its officers and the individual owners of the insured business
entity, whether a joint-venture, partnership, proprietorship or
incorporated entity, against loss as a result of their dishonesty. Policy
limit shall be in an amount of at least One Million and 00/100 Dollars
($1,000,000.00) subject to a deductible of no more than Ten Thousand and
00/100 Dollars ($10,000.00) per occurrence.
The term "Full Replacement Cost" as used herein, shall mean the actual
replacement cost thereof from time to time, including increased cost of
construction endorsement, less exclusions provided in the normal fire
insurance policy. In the event either Lessor or Lessee believes that the
Full Replacement Cost has increased or decreased at any time during the
Term, it shall have the right to have such Full Replacement Cost
re-determined by the fire insurance company which is then providing the
largest amount of fire insurance carried on the Leased Property,
hereinafter referred to as the "impartial appraiser". The party desiring
to have the Full Replacement Cost so re-determined shall forthwith, on
receipt of such determination by such impartial appraiser, give written
notice thereof to the other party hereto. The determination of such
impartial appraiser shall be final and binding on the parties hereto, and
Lessee shall forthwith increase, or may decrease, the amount of the
insurance carried pursuant to this Article, as the case may be, to the
amount so determined by the impartial appraiser. Lessee shall pay one-half
(1/2) the fee, if any, of the impartial appraiser.
13.2 ADDITIONAL INSURANCE. In addition to the insurance described above,
Lessee shall maintain such additional insurance as may be reasonably required
from time to time by any Facility Mortgagee and shall further at all times
maintain adequate worker's compensation insurance coverage for all persons
employed by Lessee on the Leased Property, in accordance with the requirements
of applicable local, state and federal law.
13.3 WAIVER OF SUBROGATION. All insurance policies carried by either
party covering the Leased Property, the Fixtures, the Facility, and/or Lessee's
Personal Property, including without limitation, contents, fire and casualty
insurance, shall expressly waive any right of subrogation on the part of the
insurer against the other party. The parties hereto agree that their policies
will include such a waiver clause or endorsement so long as the same is
obtainable without extra cost, and in the event of such an extra charge the
other party, at its election, may pay the same, but shall not be obligated to do
so.
13.4 FORM OF INSURANCE. All of the policies of insurance referred to in
this Section shall be written in form reasonably satisfactory to Lessor and by
insurance companies satisfactory to Lessor. Lessee shall pay all of the premiums
therefor, and shall deliver such original policies, or a certified copy thereof
(which is certified in writing by a duly authorized agent for the insurance
company as a "true and certified" copy of the policy), or in the case of a
blanket policy, a copy of the original policy, to the Lessor effective with the
Commencement Date and furnished annually thereafter (and, with respect to any
renewal policy, at least fifteen (15) days prior to the expiration of the
existing policy) and in the event of the failure of Lessee either to obtain such
insurance in the names herein called for or to pay the premiums therefor, or to
deliver such policies or certified copies of such policies to Lessor at the
times required, Lessor shall be entitled, but shall have no obligation, to
obtain such insurance and pay the premiums therefor, which premiums shall be
repayable to Lessor upon written demand therefor, and failure to repay the same
shall constitute an Event of Default within the meaning of Section 16.1(c). Each
insurer mentioned in this Section shall agree, by endorsement on the policy or
policies issued by it, or by independent instrument furnished to Lessor, that
(i) it will give to Lessor sixty (60) days' prior written notice (at Lessor's
address as specified in Article XXXIII hereof {the "Lessor's Notice Address"))
before the policy or policies in question shall be altered, allowed to expire or
canceled, (ii) the policy will not lapse, terminate, be canceled or be amended
or modified to reduce limits or coverage terms unless and until Lessor has
received not less than sixty (60) days' prior written notice at Lessor's Notice
Address, (iii) in the event of cancellation due to non-payment of premium, the
insurer will provide not less than ten (10) days' prior written notice to the
Lessor at the Lessor's Notice Address. Notwithstanding anything contained herein
to the contrary, all policies of insurance required to be obtained by Lessee
hereunder shall provide that such policies will not lapse, terminate, be
canceled, or be amended or modified to reduce limits or coverage
25
terms unless and until Lessor has received not less than thirty (30) days' prior
written notice at the address provided in Section XXXIII hereof.
13.5 INCREASE IN LIMITS. In the event that Lessor shall at any time in
its reasonable discretion deem the limits of the personal injury, property
damage or general public liability insurance then carried to be insufficient,
the parties shall endeavor to agree on the proper and reasonable limits for such
insurance to be carried and such insurance shall thereafter be carried with the
limits thus agreed on until further change pursuant to the provisions of this
Section. If the parties shall be unable to agree thereon, the proper and
reasonable limits for such insurance to be carried shall be determined by an
impartial third party selected by the parties. Nothing herein shall permit the
amount of insurance to be reduced below the amount or amounts required by any of
the Facility Mortgages.
13.6 BLANKET POLICY. Notwithstanding anything to the contrary contained
in this Section, Lessee's obligations to carry the insurance provided for herein
may be brought within the coverage of a so-called blanket policy or policies of
insurance carried and maintained by Lessee provided that
(a) Any such blanket policy or policies are reasonably acceptable to
and have been approved by the Lessor, which approval shall not be
unreasonably withheld;
(b) Any such blanket policy or policies shall not be changed,
altered or modified without the prior written consent of the Lessor; and
(c) Any such blanket policy or policies shall otherwise satisfy the
insurance requirements of this Article XIII (including the requirement of
thirty (30) days' written notice before the expiration or cancellation of
such policies as required by Section 13.4 hereof) and shall provide for
deductibles in amounts reasonably acceptable to Lessor.
13.7 NO SEPARATE INSURANCE. Lessee shall not, on Lessee's own initiative
or pursuant to the request or requirement of any third party, take out separate
insurance concurrent in form or contributing in the event of loss with that
required in this Article to be furnished by, or which may reasonably be required
to be furnished by, Lessee, or increase the amounts of any then existing
insurance by securing an additional policy or additional policies, unless all
parties having an insurable interest in the subject matter of the insurance,
including in all cases Lessor and all Facility Mortgagees, are included therein
as additional insureds and the loss is payable under said insurance in the same
manner as losses are required to be payable under this Lease. Lessee shall
immediately notify Lessor of the taking out of any such separate insurance or of
the increasing of any of the amounts of the then existing insurance by securing
an additional policy or additional policies.
ARTICLE XIV
FIRE AND CASUALTY
14.1 INSURANCE PROCEEDS. All proceeds payable by reason of any loss or
damage to the Leased Property, or any portion thereof, and insured under any
policy of insurance required by Article XIII of this Lease shall be paid to
Lessor and held by Lessor in trust (subject to the provisions of Section 14.7)
and shall be made available for reconstruction or repair, as the case may be, of
any damage to or destruction of the Leased Property, or any portion thereof, and
shall be paid out by Lessor from time to time for the reasonable cost of such
reconstruction or repair. Any excess proceeds of insurance remaining after the
completion of the restoration or reconstruction of the Leased Property (or in
the event neither Lessor nor Lessee is required or elects to repair and restore,
all such insurance proceeds) shall be retained by Lessor free and clear upon
completion of any such repair and restoration except as otherwise specifically
provided below in this Article XIV. All salvage resulting from any risk covered
by insurance shall belong to Lessor except that any salvage relating to Capital
Additions paid for by Lessee or to Lessee's Personal Property shall belong to
Lessee.
26
14.2 RECONSTRUCTION IN THE EVENT OF DAMAGE OR DESTRUCTION COVERED BY
INSURANCE.
(a) Except as provided in Section 14.7, if during the Term, the
Leased Property is totally or partially destroyed from a risk covered by
the insurance described in Article XIII and the Facility thereby is
rendered Unsuitable for its Primary Intended Use, Lessee shall have the
option, by giving notice to Lessor within sixty (60) days following the
date of such destruction, to (i) restore the Facility to substantially the
same condition as existed immediately before the damage or destruction, or
(ii) offer (A) to acquire the Leased Property from Lessor for a purchase
price equal to the Fair Market Value Purchase Price of the Leased Property
immediately prior to such damage or destruction or (B) to substitute a new
property pursuant to and in accordance with the provisions of Article XXI.
In the event Lessor does not accept Lessee's offer to so purchase or
substitute for the Leased Property, within thirty (30) days after the date
of such offer, Lessee may, by giving notice to Lessor within thirty (30)
days after receipt of Lessor's notice, either withdraw its offer to
purchase or substitute for the Leased Property and proceed to restore the
Facility to substantially the same condition as existed immediately before
the damage or destruction or, unless Lessor is excused or otherwise not
required to accept such Substitute Property pursuant to the provisions of
Article XXI below, terminate this Lease and, in the latter event, Lessor
shall be entitled to retain the insurance proceeds, and Lessee shall pay
to Lessor on demand, the amount of any deductible or uninsured loss
arising in connection therewith.
(b) Except as provided in Section 14.7, if during the Term, the
Leased Improvements and/or the Fixtures are totally or partially destroyed
from a risk covered by the insurance described in Article XIII, but the
Facility is not thereby rendered Unsuitable for its Primary Intended Use,
Lessee shall restore the Facility to substantially the same condition as
existed immediately before the damage or destruction. Such damage or
destruction shall not terminate this Lease; provided, however, if Lessee
cannot within a reasonable time obtain all necessary governmental
approvals, including building permits, licenses, conditional use permits
and any certificates of need, after diligent efforts to do so, in order to
be able to perform all required repair and restoration work and to operate
the Facility for its Primary Intended Use in substantially the same manner
as immediately prior to such damage or destruction, Lessee may either (i)
offer pursuant to Article XXII to substitute a new property, substantially
equivalent to the Leased Property immediately before such damage or
destruction, or (ii) offer to purchase the Leased Property for a purchase
price equal to the Fair Market Value Purchase Price of the Leased Property
immediately prior to such damage or destruction.
(c) If the cost of the repair or restoration exceeds the amount of
proceeds received by Lessor from the insurance required under Article
XIII, Lessee shall be obligated to contribute any excess amount needed to
restore the Facility prior to use of the insurance proceeds. Such amount
shall be paid by Lessee to Lessor (or a Facility Mortgagee if required) to
be held in trust together with any other insurance proceeds for
application to the cost of repair and restoration.
(d) In the event Lessor accepts Lessee's offer to purchase the
Leased Property or to provide a Substitute Property, this Lease shall
terminate upon payment of the purchase price or execution and delivery of
all documents required in connection with a Substitute Property under
Article XXI and Lessor shall remit to Lessee all insurance proceeds being
held in trust by Lessor or the Facility Mortgagee if applicable.
14.3 RECONSTRUCTION IN THE EVENT OF DAMAGE OR DESTRUCTION NOT COVERED BY
INSURANCE. Except as provided in Section 14.7 below, if during the Term, the
Facility is totally or materially destroyed from a risk not covered by the
insurance described in Article XIII but that would have been covered if Lessee
carried the insurance customarily maintained by, and generally available to, the
operators of reputable health care facilities in the region in which the
Facility is located, then, whether or not such damage or destruction renders the
Facility Unsuitable for its Primary Intended Use, Lessee at its option shall
either (a) restore the Facility to substantially the same condition it was in
immediately before such damage or destruction and such damage or destruction
shall not terminate this
27
Lease, or (b) if all of the criteria for such substitution are satisfied, offer
to substitute a new property substantially equivalent to the Leased Property
immediately before such damage or destruction pursuant to the provisions of
Article XXII. Otherwise, if the Facility is totally or materially destroyed by a
risk not covered by such insurance, this Lease shall terminate unless either
party gives the other written notice within ninety (90) days of the destruction
that the notifying party elects to restore the Facility at the notifying party's
expense, in which event this Lease shall remain in full force and effect. If
such damage or destruction is not material, Lessee shall restore the Leased
Property at Lessee's expense.
14.4 LESSEE'S PERSONAL PROPERTY. All insurance proceeds payable by reason
of any loss of or damage to any of Lessee's Personal Property or Capital
Additions financed by Lessee shall be paid to Lessor and Lessor shall hold such
insurance proceeds in trust to pay the cost of repairing or replacing the damage
to Lessee's Personal Property or the Capital Additions financed by Lessee.
14.5 RESTORATION OF LESSEE'S PROPERTY. If Lessee is required or elects to
restore the Facility as provided in Sections 14.2 or 14.3, Lessee shall also
restore all alterations and improvements made by Lessee, Lessee's Personal
Property and all Capital Additions paid for by Lessee.
14.6 NO ABATEMENT OF RENT. This Lease shall remain in full force and
effect and Lessee's obligation to make rental payments and to pay all other
charges required by this Lease shall remain unabated during any period required
for repair and restoration.
14.7 DAMAGE NEAR END OF TERM. Notwithstanding any provisions of Sections
14.2 or 14.3 to the contrary, if damage to or destruction of the Facility occurs
during the last twenty-four (24) months of the Term, and if such damage or
destruction cannot be fully repaired and restored within six (6) months
immediately following the date of loss, either party shall have the right to
terminate this Lease by giving notice to the other within thirty (30) days after
the date of damage or destruction, in which event Lessor shall be entitled to
retain the insurance proceeds and Lessee shall pay to Lessor on demand the
amount of any deductible or uninsured loss arising in connection therewith;
provided, however, that any such notice given by Lessor shall be void and of no
force and effect if Lessee exercises an available option to extend the Term for
one Extended Term within thirty (30) days following receipt of such termination
notice.
14.8 TERMINATION OF RIGHT OF PURCHASE. Any termination of this Lease
pursuant to this Article XIV or otherwise shall cause any right to purchase
granted to Lessee under this Lease to be terminated and to be without further
force or effect.
14.9 WAIVER. Lessee hereby waives any statutory or common law rights of
termination which may arise by reason of any damage or destruction of the
Facility.
ARTICLE XV
CONDEMNATION
15.1 DEFINITIONS.
(a) "Condemnation" means (i) the exercise of any governmental power,
whether by legal proceedings or otherwise, by a Condemnor or (ii) a
voluntary sale or transfer by Lessor to any Condemnor, either under threat
of Condemnation or while legal proceedings for Condemnation are pending.
(b) "Date of Taking" means the date the Condemnor has the right to
possession of the property being condemned.
28
(c) "Award" means all compensation, sums or anything of value
awarded, paid or received on a total or partial Condemnation.
(d) "Condemnor" means any public or quasi-public authority, or
private corporation or individual, having the power of Condemnation.
15.2 PARTIES' RIGHTS AND OBLIGATIONS. If during the Term there is any
Taking of all or any part of the Leased Property or any interest in this Lease
by Condemnation, the rights and obligations of the parties shall be determined
by this Article XV.
15.3 TOTAL TAKING. If there is a Taking of all of the Leased Property by
Condemnation, this Lease shall terminate on the Date of Taking.
15.4 PARTIAL TAKING. If there is a Taking of a portion of the Leased
Property by Condemnation, this Lease shall remain in effect if the Facility is
not thereby rendered Unsuitable for its Primary Intended Use. If, however, the
Facility is thereby rendered Unsuitable for its Primary Intended Use, Lessee
shall have the option (a) to restore the Facility, at its own expense, to the
extent possible, to substantially the same condition as existed immediately
before the partial Taking, or (b) to offer (i) to acquire the Leased Property
from Lessor for a purchase price equal to the Fair Market Value Purchase Price
of the Leased Property immediately prior to such partial Taking, in which event
this Lease shall terminate upon payment of the purchase price, or (ii) to
substitute a new property pursuant to and in accordance with the provisions of
Article XXI. Lessee shall exercise its option by giving Lessor notice thereof
within sixty (60) days after Lessee receives notice of the Taking. In the event
Lessor does not accept Lessee's offer to so purchase or substitute for the
Leased Property within thirty (30) days after receipt of the notice described in
the preceding sentence, Lessee may either (a) withdraw its offer to purchase or
substitute for the Leased Property and proceed to restore the Facility, to the
extent possible, to substantially the same condition as existed immediately
before the partial Taking or (b) terminate this Lease by written notice to
Lessor.
15.5 RESTORATION. If there is a partial Taking of the Leased Property and
this Lease remains in full force and effect pursuant to Section 15.4, Lessee
shall accomplish all necessary restoration.
15.6 AWARD DISTRIBUTION. In the event Lessor accepts Lessee's offer to
purchase the Leased Property, or to substitute a new property for the Leased
Property, as described in clause (b) of Section 15.4, the entire Award shall
belong to Lessee provided no event of default is continuing and Lessor agrees to
assign to Lessee all of its rights thereto. In any other event, the entire Award
shall belong to and be paid to Lessor, except that, if this Lease is terminated,
and subject to the rights of the Facility Mortgagee, Lessee shall be entitled to
receive from the Award, if and to the extent such Award specifically includes
such items, the following:
(a) A sum attributable to the Capital Additions for which Lessee
would be entitled to reimbursement at the end of the Term pursuant to the
provisions of Section 10.2(c) and the value, if any, of the leasehold
interest of Lessee under this Lease; and
(b) A sum attributable to Lessee's Personal Property and any
reasonable removal and relocation costs included in the Award.
If Lessee is required or elects to restore the Facility, Lessor agrees that,
subject to the rights of the Facility Mortgagees, its portion of the Award shall
be used for such restoration and it shall hold such portion of the Award in
trust, for application to the cost of the restoration.
15.7 TEMPORARY TAKING. The Taking of the Leased Property, or any part
thereof, by military or other public authority shall constitute a Taking by
Condemnation only when the use and occupancy by the Taking authority has
continued for longer than six (6) months. During any such six (6) month period
all the provisions of
29
this Lease shall remain in full force and effect and the Base Rent and
Percentage Rent shall not be abated or reduced during such period of Taking.
ARTICLE XVI
DEFAULT
16.1 EVENTS OF DEFAULT. The occurrence of any one or more of the
following events (individually, an "Event of Default") shall constitute Events
of Default hereunder:
(a) a default or event of default shall occur under any of the Other
Leases, or
(b) if Lessee shall fail to make a payment of the Rent or any other
monetary payment due and payable by Lessee under this Lease when the same
becomes due and payable and such failure is not cured by Lessee or
Guarantors within a period of twenty (20) days (unless another period of
time is expressly provided for elsewhere in this Lease) after receipt by
Lessee of notice thereof from Lessor, or
(c) if Lessee or any of the Guarantors shall fail to observe or
perform any other term, covenant or condition of this Lease and such
failure is not cured by Lessee or Guarantors within a period of thirty
(30) days after receipt by Lessee of notice thereof from Lessor, unless
such failure cannot with due diligence be cured within a period of thirty
(30) days, in which case such failure shall not be deemed to continue if
Lessee or Guarantors proceed promptly and with due diligence to cure the
failure and diligently completes the curing thereof within sixty (60) days
after receipt by Lessee of Lessor's notice of default, or
(d) if Lessee or any Guarantor shall:
(i) admit in writing its inability to pay its debts generally
as they become due,
(ii) file a petition in bankruptcy or a petition to take
advantage of any insolvency act,
(iii) make an assignment for the benefit of its creditors,
(iv) consent to the appointment of a receiver of itself or of
the whole or any substantial part of its property, or
(v) file a petition or answer seeking reorganization or
arrangement under the Federal bankruptcy laws or any other
applicable law or statute of the United States of America or any
state thereof, or
(vi) if Guarantor's total debt is more than the greater of (i)
one hundred percent (100%) of the total capitalization of the
Guarantor, or (ii) 4.5 times the twelve (12) months' total EBITDAR
of the Guarantor, whichever is greater, or
(vii) if the Leased Property experiences six (6) consecutive
quarters of falling average daily census, or
(viii) if Lessee's license as defined in Article XXXIX or
participation or certification in Medicare, Medicaid or other
governmental payor programs is terminated, or
(ix) if Lessee admits in writing that it cannot meet its
obligations as they become due; or is declared insolvent according
to any law; or assignment of Lessee's property is made for
30
the benefit of creditors; or a receiver or trustee is appointed for
Lessee or its property; or the interest of Lessee under this Lease
is levied on under execution or other legal process; or any petition
is filed by or against Lessee to declare Lessee bankrupt or to
delay, reduce or modify Lessee's capital structure if Lessee be a
corporation or other entity (provided that no such levy, execution,
legal process or petition filed against Lessee shall constitute a
breach of this Lease if Lessee shall vigorously contest the same by
appropriate proceedings and shall remove or vacate the same within
thirty (30) days from the date of its creation, service or filing);
or
(x) the abandonment or vacation of the Leased Property by
Lessee. Lessee's absence from the Leased Property for ninety (90)
consecutive days shall constitute abandonment.
(e) if the Lessee or any Guarantor shall, after a petition in
bankruptcy is filed against it, be adjudicated a bankrupt or if a court of
competent jurisdiction shall enter an order or decree appointing, without
the consent of Lessee or such Guarantor, as the case may be, a receiver of
Lessee or such Guarantor or of the whole or substantially all of its
property, or approving a petition filed against it seeking reorganization
or arrangement of Lessee or such Guarantor under the federal bankruptcy
laws or any other applicable law or statute of the United States of
America or any state thereof, and such judgment, order or decree shall not
be vacated or set aside or stayed within ninety (90) days from the date of
the entry thereof, or
(f) if Lessee or any Guarantor shall be liquidated or dissolved, or
shall begin proceedings toward such liquidation or dissolution, or shall,
in any manner, permit the sale or divestiture of substantially all of its
assets other than in connection with a merger or consolidation of Lessee
or such Guarantor into, or a sale of substantially all of Lessee's or such
Guarantor's assets to, another corporation, provided that if the survivor
of such merger or the purchaser of such assets shall assume all of
Lessee's obligations under this Lease by a written instrument, in form and
substance reasonably satisfactory to Lessor, accompanied by an opinion of
counsel, reasonably satisfactory to Lessor and addressed to Lessor stating
that such instrument of assumption is valid, binding and enforceable
against the parties thereto in accordance with its terms (subject to usual
bankruptcy and other creditors' rights exceptions), and provided, further,
that if, immediately after giving effect to any such merger, consolidation
or sale, Lessee or such other corporation (if not the Lessee) surviving
the same, together with Guarantors, shall have a Consolidated Net Worth
not less than the Consolidated Net Worth of Lessee or Guarantors
immediately prior to such merger, consolidation or sale, all as to be set
forth in an Officer's Certificate delivered to Lessor within thirty (30)
days of such merger, consolidation or sale, an Event of Default shall not
be deemed to have occurred, or
(g) if the estate or interest of Lessee in the Leased Property or
any part thereof shall be levied upon or attached in any proceeding and
the same shall not be vacated or discharged within the later of ninety
(90) days after commencement thereof or thirty (30) days after receipt by
Lessee of notice thereof from Lessor (unless Lessee shall be contesting
such lien or attachment in good faith in accordance with Article XII
hereof), or
(h) if, except as a result of damage, destruction or a partial or
complete Condemnation, Lessee voluntarily ceases operations on the Leased
Property for a period in excess of ninety (90) days, or
(i) if any of the representations or warranties made by Lessee or
Vibra in the Purchase Agreement or in the certificates delivered in
connection therewith are or become untrue in any material respect, and
which is not cured within twenty (20) days after receipt by Lessee of
notice from Lessor thereof, or
(j) a default shall occur under the Guaranty executed by Guarantors
concurrently herewith, or
31
(k) a default or event of default shall occur under the Lease
Assignment, Security Agreement or any other agreement between Lessor or
any Affiliate of Lessor and Lessee or any Guarantor or any Affiliate of
Lessee or any Guarantor, or
(l) if Lessee defaults under the Tenant Leases or fails or refuses
to enforce the terms and conditions of the Tenant Leases, or
(m) if a default shall occur under any of the Loans, or
(n) if a default shall occur under the Loan Guaranty.
If an Event of Default shall have occurred, Lessor shall have the right at its
election, then or at any time thereafter, to pursue any one or more of the
following remedies, in addition to any remedies which may be permitted by law or
by other provisions of this Lease, without notice or demand, except as
hereinafter provided:
A. Without any notice or demand whatsoever, Lessor may take any one or
more of the actions permissible at law to insure performance by Lessee of
Lessee's covenants and obligations under this Lease. In this regard, it is
agreed that if Lessee deserts or vacates the Leased Property, Lessor may enter
upon and take possession of such Leased Property in order to protect it from
deterioration and continue to demand from Lessee the monthly rentals and other
charges provided in this Lease, without any obligation to relet; but that if
Lessor does, at its sole discretion, elect to relet the Leased Property, such
action by Lessor shall not be deemed as an acceptance of Lessee's surrender of
the Leased Property unless Lessor expressly notifies Lessee of such acceptance
in writing pursuant to subsection B of this Section 16.1., Lessee hereby
acknowledging that Lessor shall otherwise be reletting as Lessee's agent and
Lessee furthermore hereby agreeing to pay to Lessor on demand any deficiency
that may arise between the monthly rentals and other charges provided in this
Lease and that are actually collected by Lessor. It is further agreed in this
regard that in the event of any default described in this Section 16.1, Lessor
shall have the right to enter upon the Leased Property by force, if necessary,
without being liable for prosecution or any claim for damages therefor, and do
whatever Lessee is obligated to do under the terms of this Lease; and Lessee
agrees to reimburse Lessor on demand for any expenses which Lessor may incur in
thus effecting compliance with Lessee's obligations under this Lease, and Lessee
further agrees that Lessor shall not be liable for any damages resulting to the
Lessee from such action.
X. Xxxxxx may terminate this Lease by written notice to Lessee, in
which event Lessee shall immediately surrender the Leased Property to Lessor,
and if Lessee fails to do so, Lessor may, without prejudice to any other remedy
which Lessor may have for possession or arrearages in rent (including any
interest which may have accrued pursuant to Section 3.4 of this Lease), enter
upon and take possession of the Leased Property and expel or remove Lessee and
any other person who may be occupying said premises or any part thereof, by
force, if necessary, without being liable of prosecution or any claim for
damages therefor. Lessee hereby waives any statutory requirement of prior
written notice for filing eviction or damage suits for nonpayment of rent. In
addition, Lessee agrees to pay to Lessor on demand the amount of all loss and
damage which Lessor may suffer by reason of any termination effected pursuant to
this subsection B, said loss and damage to be determined, at Lessor's option, by
either of the following alternative measures of damages:
(i) Until Lessor is able, although Lessor shall be under no
obligation to attempt, to relet the Leased Property, Lessee shall
pay to Lessor on or before the first day of each calendar month, the
monthly rentals and other charges provided in this Lease. After the
Leased Property has been relet by Lessor, Lessee shall pay to Lessor
on the 10th day of each calendar month the difference between the
monthly rentals and other charges provided in this Lease for the
preceding calendar month and that actually collected by Lessor for
such month. If it is necessary for Lessor to bring suit in order to
collect any deficiency, Lessor shall have a right to allow such
deficiencies to accumulate and to bring an action on several or all
of the accrued deficiencies at one time. Any such suit shall not
prejudice in any way the right of Lessor to bring a similar action
for any
32
subsequent deficiency or deficiencies. Any amount collected by
Lessor from subsequent tenants for any calendar month, in excess of
the monthly rentals and other charges provided in this Lease, shall
be credited to Lessee in reduction of Lessee's liability for any
calendar month for which the amount collected by Lessor will be less
than the monthly rentals and other charges provided in this Lease;
but Lessee shall have no right to such excess other than the
above-described credit.
(ii) When Lessor desires, Lessor may demand a final
settlement. Upon demand for a final settlement, Lessor shall have a
right to, and Lessee hereby agrees to pay, the difference between
the total of all monthly rentals and other charges provided in this
Lease for the remainder of the Lease Term and the reasonable rental
value of the Leased Property for such period, such difference to be
discounted to present value at a rate equal to the lowest rate of
capitalization (highest present worth) reasonably applicable at the
time of such determination and allowed by applicable law. If Lessor
elects to exercise the remedy prescribed in subsection A above, this
election shall in no way prejudice Lessor's right at any time
thereafter to cancel said election in favor of the remedy prescribed
in subsection B above. Similarly, if Lessor elects to compute
damages in the manner prescribed by subsection B(i) above, this
election shall in no way prejudice Lessor's right at any time
thereafter to demand a final settlement in accordance with this
subsection B(ii) above. Pursuit of any of the above remedies shall
not preclude pursuit of any other remedies prescribed in other
sections of this Lease and any other remedies provided by law or
equity. Forbearance by Lessor to enforce one or more of the remedies
herein provided upon an Event of Default shall not be deemed or
construed to constitute a waiver of such default.
C. In addition to other rights and remedies Lessor may have hereunder
and at law and in equity, in the event Lessee defaults under this Lease, (i)
Lessor shall have the right, but not the obligation or responsibility to hire
all or some of the employees of the Lessee, and Lessee hereby acknowledges that
no non-compete or non-solicitation agreement is either implied or expressed
hereunder relating to such employees; (ii) Lessee is deemed to have assigned to
Lessor, at Lessor's sole option, all service agreements (including, without
limitation, all medical director agreements); (iii) Lessee is deemed to have
assigned and transferred to Lessor, at Lessor's sole option, all supplies and
inventory used or usable in the operation of the Leased Property, and (iv)
Lessee is deemed, at Lessor's sole discretion, to have transferred and assigned
to Lessor all Licenses and agreements, including, without limitation, all
Medicare and Medicaid provider numbers, or is hereby deemed, at Lessor's sole
discretion, to agree to transfer to the Lessor all of the Licenses, including,
without limitation, all Medicare and Medicaid provider numbers.
16.2 EVENTS OF DEFAULT IN FINANCIAL COVENANTS. The occurrence of any one
or more of the following shall constitute a material default and breach of this
Section 16.2 and the Lessor shall have the rights and remedies provided for
herein:
(a) If the total required payments with respect to the total
indebtedness of the Lessee when added to the Coverage Rent generates a
coverage ratio to the Leased Property's EBITDAR of less than one hundred
twenty-five percent (125%) for two consecutive fiscal quarters determined
on an annualized basis, or
(b) The Lessee generates a Coverage Rent lease coverage from
EBITDAR of less than one hundred fifty percent (150%) for two consecutive
fiscal quarters determined on an annualized basis, or
(c) If the Leased Property experiences six (6) consecutive
quarters of falling average daily census, or
(d) If the parent company of the Lessee makes a payment default on
any of its corporate debt or other leases and such default is not cured
within the cure periods provided for therein,
33
then the Lessor shall have the right to foreclose on the interest of the Lessee
and proceed with any remedy the Lessor deems needed, including, but not limited
to, selling the Lessee's interest to a third party.
Upon the occurrence of any of the items in Section 16.1 or this Section
16.2, Lessor may, at its option, require Lessee to cancel the Management
Agreement and to replace the Management Company with a company of Lessor's
choosing.
16.3 ADDITIONAL EXPENSES. It is further agreed that, in addition to
payments required pursuant to subsections A and B of Section 16.1 above, Lessee
shall compensate Lessor for (i) all administrative expenses, (ii) all expenses
incurred by Lessor in repossessing the Leased Property (including among other
expenses, any increase in insurance premiums caused by the vacancy of the Leased
Property), (iii) all expenses incurred by Lessor in reletting (including among
other expenses, repairs, remodeling, replacements, advertisements and brokerage
fees), (iv) all concessions granted to a new tenant or tenants upon reletting
(including among other concessions, renewal options), (v) Lessor's reasonable
attorneys' fees and expenses, (vi) all losses incurred by Lessor as a direct or
indirect result of Lessee's default (including among other losses any adverse
action by mortgagees), and (vii) a reasonable allowance for Lessor's
administrative efforts, salaries and overhead attributable directly or
indirectly to Lessee's default and Lessor's pursuing the rights and remedies
provided herein and under applicable law.
16.4 INTENTIONALLY OMITTED.
16.5 WAIVER. If this Lease is terminated pursuant to Section 16.1, Lessee
waives, to the extent permitted by applicable law, (a) any right of redemption,
re-entry or repossession, (b) any right to a trial by jury in the event of
summary proceedings to enforce the remedies set forth in this Article XVI, and
(c) the benefit of any laws now or hereafter in force exempting property from
liability for rent or for debt.
16.6 APPLICATION OF FUNDS. Any payments otherwise payable to Lessee which
are received by Lessor under any of the provisions of this Lease during the
existence or continuance of any Event of Default shall be applied to Lessee's
obligations in the order which Lessor may reasonably determine or as may be
prescribed by the laws of the state in which the Facility is located.
16.7 NOTICES BY LESSOR. The provisions of this Article XVI concerning
notices shall be liberally construed insofar as the contents of such notices are
concerned, and any such notice shall be sufficient if reasonably designed to
apprise Lessee of the nature and approximate extent of any default, it being
agreed that Lessee is in good or better position than Lessor to ascertain the
exact extent of any default by Lessee hereunder.
16.8 LESSOR'S CONTRACTUAL SECURITY INTEREST. Lessee hereby gives to
Lessor an express first and prior contract lien and security interest in all
property which may be placed on the Leased Property (including fixtures,
equipment, chattels and merchandise) and also upon all proceeds of any insurance
which may accrue to Lessee by reason of destruction of or damage to any such
property and also upon all of Lessee's interest as lessee and rights and options
to purchase fixtures, equipment and chattels placed on the Leased Property (in
case of fixtures, equipment and chattels leased to Lessee which are placed on
the Leased Property). All exemption laws are hereby waived in favor of such lien
and security interest and in favor of Lessor's statutory landlord lien. This
lien and security interest are given in addition to any statutory landlord lien
and shall be cumulative thereto. Lessor shall have at all times a valid security
interest to secure payment of all rentals and other sums of money becoming due
hereunder from Lessee, and to secure payment of any damages or loss which Lessor
may suffer by reason of the breach by Lessee of any covenant, agreement or
condition contained herein, upon all inventory, merchandise, goods, wares,
equipment, fixtures, furniture, improvements and other tangible personal
property of Lessee presently, or which may hereafter be, situated in or about
the Leased Property, and all proceeds therefrom and accessions thereto and,
except as a result of sales made in the ordinary course of Lessee's business,
such property shall not be removed without the consent of Lessor until all
arrearages in rent as well as any and all other sums of money then due to Lessor
or to become due to Lessor hereunder shall first have been paid and discharged
and all the covenants, agreements and conditions hereof have been fully complied
with and performed by Lessee. Upon the occurrence of
34
an Event of Default by Lessee, Lessor may, in addition to any other remedies
provided herein, enter upon the Leased Property and take possession of any and
all inventory, merchandise, goods, wares, equipment, fixtures, furniture,
improvements and other personal property of Lessee situated in or about the
Leased Property, without liability for trespass or conversion, and sell the same
at public or private sale, with or without having such property at the sale,
after giving Lessee reasonable notice of the time and place of any public sale
of the time after which any private sale is to be made, at which sale the Lessor
or its assigns may purchase unless otherwise prohibited by law. Unless otherwise
provided by law, and without intending to exclude any other manner of giving
Lessee reasonable notice, the requirement of reasonable notice shall be met, if
such notice is given in the manner prescribed in this Lease at least ten (10)
days before the time of sale. Any sale made pursuant to the provision of this
paragraph shall be deemed to have been a public sale conducted in commercially
reasonable manner if held in the above-described premises or where the property
is located after the time, place and method of sale and a general description of
the types of property to be sold have been advertised in a daily newspaper
published in the county in which the property is located, for five (5)
consecutive days before the date of the sale. The proceeds from any such
disposition, less any and all expenses connected with the taking of possession,
holding and selling of the property (including reasonable attorney's fees and
legal expenses), shall be applied as a credit against the indebtedness secured
by the security interest granted in this paragraph. Any surplus shall be paid to
Lessee or as otherwise required by law; the Lessee shall pay any deficiencies
forthwith. Upon request by Lessor, Lessee agrees to execute and deliver to
Lessor a financing statement in form sufficient to perfect the security interest
of Lessor in the aforementioned property and proceeds thereof under the
provision of the Uniform Commercial Code (or corresponding state statute or
statutes) in force in the state in which the Leased Property is located, as well
as any other state the laws of which Lessor may at any time consider to be
applicable.
ARTICLE XVII
LESSOR'S RIGHT TO CURE
If Lessee shall fail to make any payment, or to perform any act required
to be made or performed under this Lease and to cure the same within the
relevant time periods provided in Section 16.1, Lessor, without waiving or
releasing any obligation or Event of Default, may (but shall be under no
obligation to) at any time thereafter make such payment or perform such act for
the account and at the expense of Lessee, and may, to the extent permitted by
law, enter upon the Leased Property for such purpose and take all such action
thereon as, in Lessor's reasonable opinion, may be necessary or appropriate
therefor. No such entry shall be deemed an eviction of Lessee. All sums so paid
by Lessor and all costs and expenses (including, without limitation, reasonable
attorneys' fees and expenses, in each case, to the extent permitted by law) so
incurred, together with a late charge thereon (to the extent permitted by law)
at the Overdue Rate from the date on which such sums or expenses are paid or
incurred by Lessor, shall be paid by Lessee to Lessor on demand. The obligations
of Lessee and rights of Lessor contained in this Article shall survive the
expiration or earlier termination of this Lease.
ARTICLE XVIII
PURCHASE OF THE LEASED PROPERTY
In the event Lessee purchases the Leased Property from Lessor pursuant to
any of the terms of this Lease, including, without limitation Article XXXV,
Lessor shall, upon receipt from Lessee of the applicable purchase price,
together with full payment of any unpaid Rent due and payable with respect to
any period ending on or before the date of the purchase, deliver to Lessee an
appropriate special warranty deed or other instrument of conveyance conveying
the entire interest of Lessor in and to the Leased Property to Lessee in the
condition as received from Lessee, free and clear of all encumbrances other than
(a) those that Lessee has agreed hereunder to pay or discharge, (b) those
mortgage liens, if any, which Lessee has agreed in writing to accept and to take
title subject to, (c) any other Encumbrances permitted to be imposed on the
Leased Property under the provisions of Article XXXVII which are assumable at no
cost to Lessee or to which Lessee may take subject without cost to Lessee, and
(d) any matters
35
affecting the Leased Property on or as of the Commencement Date. The difference
between the applicable purchase price and the total of the encumbrances assigned
or taken subject to shall be paid in cash to Lessor, or as Lessor may direct, in
federal or other immediately available funds except as otherwise mutually agreed
by Lessor and Lessee. The closing of any such sale shall be contingent upon and
subject to Lessee obtaining all required governmental consents and approvals for
such transfer and if such sale shall fail to be consummated by reason of the
inability of Lessee to obtain all such approvals and consents, any options to
extend the Term of this Lease which otherwise would have expired during the
period from the date when Lessee elected or became obligated to purchase the
Leased Property until Lessee's inability to obtain the approvals and consents is
confirmed shall be deemed to remain in effect for thirty (30) days after the end
of such period. All expenses of such conveyance, including, without limitation,
the cost of title examination or standard coverage title insurance, survey,
attorneys' fees incurred by Lessor in connection with such conveyance, transfer
taxes, recording fees and similar charges shall be paid for by Lessee.
ARTICLE XIX
HOLDING OVER
If Lessee shall for any reason remain in possession of the Leased Property
after the expiration of the Term or any earlier termination of the Term hereof,
such possession shall be as a tenancy at will during which time Lessee shall pay
as rental each month, one and one-half times the aggregate of (a) one-twelfth of
the aggregate Base Rent and Percentage Rent payable with respect to the last
complete Lease Year prior to the expiration of the Term; (b) all Additional
Charges accruing during the month and (c) all other sums, if any, payable by
Lessee pursuant to the provisions of this Lease with respect to the Leased
Property. During such period of tenancy, Lessee shall be obligated to perform
and observe all of the terms, covenants and conditions of this Lease, but shall
have no rights hereunder other than the right, to the extent given by law to
tenancies at will, to continue its occupancy and use of the Leased Property.
Nothing contained herein shall constitute the consent, express or implied, of
Lessor to the holding over of Lessee after the expiration or earlier termination
of this Lease.
ARTICLE XX
INTENTIONALLY OMITTED
ARTICLE XXI
SUBSTITUTION OF PROPERTY
21.1 SUBSTITUTION OF PROPERTY FOR THE LEASED PROPERTY.
(a) If, in the good faith judgment of Lessee reasonably exercised,
the Leased Property becomes uneconomic or Unsuitable for its Primary
Intended Use, or by reason of eviction or other material interference
caused by any claim of paramount title, or for other prudent business
reasons, Lessee desires to terminate this Lease, Lessee, if no Event of
Default shall have occurred and be continuing, at any time prior to the
expiration of the Term, shall have the right, subject to the conditions
set forth below in this Article XXI, upon written notice to Lessor, to
substitute one or more properties (collectively referred to as "Substitute
Properties" or individually as a "Substitute Property") on a monthly Base
Rent Payment Date specified in such notice (the "Substitution Date")
occurring not less than ninety (90) days after receipt by Lessor of such
notice, except if Lessee is required by court order or administrative
action to divest or otherwise dispose of the Leased Property within a
shorter time period, in which case if Lessee shall have informed Lessor in
writing of the filing of such court order or administrative action and
kept Lessor reasonably appraised of the status thereof, the time period
shall be shortened appropriately to meet the
36
reasonable needs of Lessee, but in no event less than fifteen (15)
Business Days after the receipt by Lessor of such notice. The notice shall
be in the form of an Officer's Certificate and shall specify the reason(s)
for the substitution and the proposed Substitution Date. For purposes of
this paragraph, the desire of Lessee to reduce the payment of Rent with
respect to the Leased Property whose operation (considering the Rent) is
uneconomic to Lessee shall not be deemed to be a reason for substitution.
(b) If Lessee voluntarily or involuntarily, for any reason, has
discontinued use of the Leased Property in its business operations for a
period in excess of one year, and Lessor has not exercised its right to
terminate this Lease pursuant to Section 16.1 hereof, Lessee shall have
the obligation, upon notice given as set forth in paragraph (a) above, to
substitute a Substitute Property or, if applicable, invoke the procedure
set forth in Article XXI.
(c) If Lessee gives the notice referred to in Section 21.1(a) or
(b) above, Lessee shall present to Lessor three properties (or groups of
properties) each of which property (or groups of properties) shall provide
Lessor with a yield (i.e., an annual return on its equity in such
property) substantially equivalent to Lessor's yield from the Leased
Property at the time of such proposed substitution (or in the case of
substitution because of damage or destruction, the yield immediately prior
to such damage or destruction) and as reasonably projected over the
remaining Term of this Lease. Lessor shall have a period of ninety (90)
days within which to review such information and either accept one or
reject all the Substitute Properties so presented unless Lessee is
required by a court order or administrative action to divest or otherwise
dispose of the Leased Property within a shorter time period, in which case
the time period shall be shortened appropriately to meet the reasonable
needs of Lessee, but in no event shall said period be less than fifteen
(15) Business Days after Lessor's receipt of said notice (subject to
further extension for any period of time in which Lessor is not timely
provided with the information provided for in Section 21.2 and Section
21.3 below) provided, however, that if Lessor shall contend that the
Substitute Properties fail to meet all the conditions for substitution set
forth in this Article XXI, including without limitation the provisions of
Sections 21.1(d), (e) and (f) below, the matter shall be submitted to
arbitration at Lessor's discretion and the time periods for Lessor's
approval or rejection shall be tolled during the period of such
arbitration.
(d) In the event that, on or before the expiration of the
applicable time period for Lessor's review, Lessor has rejected all of the
Substitute Properties so presented, then Lessee shall, for a period of
sixty (60) days after the expiration of such period, have the right to
terminate this Lease as to the Leased Property upon notice to Lessor
accompanied by an offer to purchase the Leased Property on the first Base
Rent Payment Date occurring at least ninety (90) days after the date of
such notice, as specified in such notice, for a purchase price equal to
the Fair Market Value Purchase Price, and this Lease shall terminate on
the purchase date provided no Event of Default shall have occurred and be
continuing.
(e) If Lessor accepts such offer, or fails to reject the same by
written notification within the applicable time period for Lessor's
review, Lessor shall, upon receipt from Lessee of the purchase price
provided for above and any Rent due and payable hereunder (excluding the
installment of Base Rent due on the purchase date), convey the Leased
Property to Lessee on the purchase date, in accordance with the provisions
of Article XVIII and this Lease shall thereupon terminate as to the Leased
Property. Upon completion of the purchase of the Leased Property, no Rent
shall thereafter accrue with respect thereto.
(f) Lessee's right (and obligation) to offer substitution as set
forth in this Article is subject to the conditions set forth in Section
21.2 below, and to the delivery of an opinion of counsel for Lessor
confirming that (i) the substitution of the Substitute Property for the
Leased Property will qualify as an exchange solely of property of a
like-kind under Section 1031 of the Code, in which, generally, except for
"boot" such as cash needed to equalize exchange values or discharge
indebtedness, no gain or loss is recognized to Lessor, (ii) the
substitution or sale will not result in ordinary recapture income to
Lessor pursuant to Code Section 1245 or 1250 or any other Code provision,
(iii) the substitution or sale will result
37
in income, if any, to Lessor of a type described in Code Section 856(c)(2)
or (3) and will not result in income of the types described in Code
Section 856(c)(4) or result in the tax imposed under Code Section
857(b)(6), and (iv) the substitution or sale, together with all other
substitutions and sales made or requested by Lessee or any Affiliate
pursuant to any other leases with Lessor of the properties, any other
transfers of the Leased Property or the properties leased under other such
operating leases, during the relevant time period, will not jeopardize the
qualification of Lessor as a real estate investment trust under Code
Sections 856-860.
(g) In the event that the equity value of the Substitute Property
or group of Substitute Properties (i.e., the Fair Market Value of the
Substitute Property or group of Substitute Properties minus the
encumbrances to which Lessor will take the Substitute Property or group of
Substitute Properties subject) as of the Substitution Date is greater than
the equity value of the Leased Property (i.e., the Fair Market Value of
the Leased Property minus the encumbrances to which Lessee will take the
Leased Property subject) as of the Substitution Date (or in the case of
damage or destruction, the Fair Market Value immediately prior to such
damage or destruction), Lessor shall pay an amount equal to the
difference, subject to the limitation set forth below, to Lessee; in the
event that said equity value of the Substitute Property or group of
Substitute Properties is less than said equity value of the Leased
Property, Lessee shall pay an amount equal to the difference, subject to
the limitation set forth below, to Lessor; provided, however, that neither
Lessor nor Lessee shall be obligated to consummate such substitution if
such party would be required to make a payment to the other in excess of
an amount equal to ten percent (10%) of said Fair Market Value of the
Leased Property (the amount of cash paid by one party to the other being
hereinafter referred to as the "Cash Adjustment"). Without limiting the
generality or effect of the preceding sentence, in the event that, on the
Substitution Date, Lessor is obligated to pay a Cash Adjustment to Lessee
and Lessor does not have sufficient funds available, or elects not to make
such payment in cash, Lessor shall provide Lessee with (and Lessee shall
accrue) a purchase money note and mortgage for a term not to exceed
eighteen (18) months from the Substitution Date and bearing interest,
payable monthly, at the rate per annum described in Section 10.2 as the
Test Rate, or if no such Test Rate exists, then at the Prime Rate.
(h) The Rent for such Substitute Property in all respects shall
provide Lessor with a substantially equivalent yield at the time of such
substitution (i.e., annual return on its equity in such Substitute
Property) to that received (and reasonably expected to be received
thereafter) from the Leased Property, taking into account the Cash
Adjustment paid or received by Lessor and any other relevant factors.
(i) The Fair Market Value of the Substitute Property shall be an
amount equal to the Fair Market Value of the Leased Property (i) increased
by any Cash Adjustment paid by Lessor pursuant to paragraph (g) above, or
(ii) decreased by any Cash Adjustment paid by Lessee pursuant to paragraph
(g) above.
21.2 CONDITIONS TO SUBSTITUTION. On the Substitution Date, the Substitute
Property will become the Leased Property hereunder upon delivery by Lessee to
Lessor of the following:
(a) an Officer's Certificate certifying that (i) the Substitute
Property has been accepted by Lessee for all purposes of this Lease and
there has been no material damage to the improvements located on the
Substitute Property nor is any condemnation or eminent domain proceeding
pending with respect thereto; (ii) all permits, licenses and certificates
(including, but not limited to, a permanent, unconditional certificate of
occupancy and all certificates of need, licenses and provider agreements)
which are necessary to permit the use of the Substitute Property in
accordance with the provisions of this Lease have been obtained and are in
full force and effect; (iii) under applicable zoning and use laws,
ordinances, rules and regulations the Substitute Property may be used for
the purposes contemplated by Lessee and all necessary subdivision
approvals have been obtained; (iv) there are no mechanics' or
materialmen's liens outstanding or threatened to the knowledge of Lessee
against the Substitute Property arising out of or in connection with the
construction of the improvements thereon, other than those being contested
by Lessee pursuant to Article XII; (v) any mechanics' or materialmen's
liens being contested by Lessee will be promptly paid by Lessee if
38
such contest is resolved in favor of the mechanic or materialman; (vi) to
the best knowledge of Lessee, there exists no Event of Default under this
Lease, and no defense, offset or claim exists with respect to any sums to
be paid by Lessee hereunder, and (vii) any exceptions to Lessor's title to
the Substitute Property do not materially interfere with the intended use
of the Substitute Property by Lessee;
(b) a deed with full warranties conveying to Lessor title to the
Substitute Property free and clear of any liens and encumbrances except
those approved or assumed by Lessor;
(c) a lease duly executed, acknowledged and delivered by Lessee,
containing the same terms and conditions as are contained herein except
that (i) the legal description of the land shall refer to the Substitute
Property, (ii) the Fair Market Value, Rent and any Additional Charges for
the Substitute Property shall be consistent with the requirements of
Section 21.1 and (iii) such other changes therein as may be necessary or
appropriate under the circumstances shall be made;
(d) counterparts of a standard owner's or lessee's (as applicable)
policy of title insurance covering the Substitute Property (or a valid,
binding, unconditional commitment therefor), dated the Substitution Date,
in current form and including mechanics' and materialmen's lien coverage,
issued to Lessor by a title insurance company satisfactory to Lessor. Such
policy shall (i) insure (A) Lessor's fee title to the Substitute Property,
subject to no liens or encumbrances except those approved or assumed by
Lessor, and (B) that any restrictions affecting the Substitute Property
have not been violated and that a fixture violation thereof will not
result in a forfeiture or reversion of title, (ii) be in an amount at
least equal to the Fair Market Value of the Substitute Property, and (iii)
contain such endorsements as may be reasonably requested by Lessor;
(e) certificates of insurance with respect to the Substitute
Property fulfilling the requirements of Article XIII;
(f) current appraisals or other evidence satisfactory to Lessor,
in its sole discretion, as to the current Fair Market Values of such
Substitute Property and the Leased Property;
(g) all available revenue data relating to the Substitute Property
for the period from the date of opening for business of the facility on
such Substitute Property to the date of Lessee's most recent fiscal year
end, or for the most recent three (3) years, whichever is less; and
such other certificates, documents, opinions of counsel, and other
instruments as may be reasonably required by Lessor.
21.3 CONVEYANCE TO LESSEE. On the Substitution Date or the date specified
in the notice given pursuant to Section 21.1. Lessor will convey the Leased
Property to Lessee in accordance with the provisions of Article XVIII (except as
to payment of any expenses in connection therewith which shall be governed by
Section 21.4 below) upon either (a) payment in cash therefor or (b) conveyance
to Lessor of the Substitute Property, as appropriate.
21.4 EXPENSES. Lessee shall pay or cause to be paid, on demand, all
reasonable costs and expenses of Lessor paid or incurred by it in connection
with the substitution and conveyance of the Leased Property and the Substitute
Property, including but not limited to (a) fees and expenses of its counsel and
consultants, (b) all printing expenses, (c) the amount of any filing,
registration and recording taxes and fees, (d) reasonable fees and expenses, if
any, incurred in qualifying and maintaining Lessor as a foreign corporation
authorized to do business in the state of which the Substitute Property is
located, (e) the cost of preparing and recording, if appropriate, a release of
the Leased Property from the lien of any mortgage, (f) broker's fees and
commissions, if any, (g) documentary stamp and transfer taxes, if any, (h) title
insurance charges, and (i) escrow fees. Lessee shall also pay for and obtain all
necessary regulatory approvals including licensing, surveys and certificates of
need for the Substitute Property.
39
ARTICLE XXII
RISK OF LOSS
During the Term of this Lease, the risk of loss or of decrease in the
enjoyment and beneficial use of the Leased Property in consequence of the damage
or destruction thereof by fire, the elements, casualties, thefts, riots, wars or
otherwise, or in consequence of foreclosures, attachments, levies or executions
(other than by Lessor and those claiming from, through or under Lessor) is
assumed by Lessee and, Lessor shall in no event be answerable or accountable
therefor nor shall any of the events mentioned in this Section entitle Lessee to
any abatement of Rent except as specifically provided in this Lease.
ARTICLE XXIII
INDEMNIFICATION
Notwithstanding the existence of any insurance or self insurance provided
for in Article XIII, and without regard to the policy limits of any such
insurance or self insurance, Lessee will protect, indemnify, save harmless and
defend Lessor from and against all liabilities, obligations, claims, damages,
penalties, causes of action, costs and expenses (including, without limitation,
reasonable attorneys' fees and expenses), to the extent permitted by law,
imposed upon or incurred by or asserted against Lessor by reason of: (a) any
accident, injury to or death of persons or loss of percentage to property
occurring on or about the Leased Property or adjoining sidewalks, including
without limitation any claims of malpractice, (b) any use, misuse, no use,
condition, maintenance or repair by Lessee of the Leased Property, (c) any
Impositions (which are the obligations of Lessee to pay pursuant to the
applicable provisions of this Lease), (d) any failure on the part of Lessee to
perform or comply with any of the terms of this Lease, and (e) the
non-performance of any of the terms and provisions of any and all existing and
future subleases of the Leased Property to be performed by the landlord (Lessee)
thereunder. Any amounts which become payable by Lessee under this Section shall
be paid within fifteen (15) days after liability therefor on the part of Lessor
is determined by litigation or otherwise and, if not timely paid, shall bear a
late charge (to the extent permitted by law) at the Overdue Rate from the date
of such determination to the date of payment. Lessee, at its expense, shall
contest, resist and defend any such claim, action or proceeding asserted or
instituted against Lessor or may compromise or otherwise dispose of the same as
Lessee sees fit. Nothing herein shall be construed as indemnifying Lessor
against its own negligent acts or omissions or willful misconduct. Lessee's
liability for a breach of the provisions of this Article shall survive any
termination of this Lease.
ARTICLE XXIV
SUBLETTING AND ASSIGNMENT; SUBORDINATION
24.1 SUBLETTING AND ASSIGNMENT. Lessee shall not assign the Lease or
sublease the Leased Property or engage any Management Company, or allow any
tenants of the Facility to engage any Management Company, without Lessor's prior
written consent, which consent shall not be unreasonably withheld; provided,
however, that Lessee shall have the right to assign the Lease or sublease the
Leased Property to an Affiliate without Lessor's prior written consent. Any
sublease approved by Lessor shall be subordinate to this Lease and may be
terminated or left in place by Lessor in the event of a termination of this
Lease. Lessor shall not unreasonably withhold its consent to any other or
further subletting or assignment, provided that (a) in the case of a subletting,
the sublessee shall comply with the provisions of this Article XXIV, (b) in the
case of an assignment, the assignee shall assume in writing and agree to keep
and perform all of the terms of this Lease on the part of Lessee to be kept and
performed and shall be and become jointly and severally liable with Lessee for
the performance thereof, (c) an original counterpart of each such sublease and
assignment and assumption, duly executed by Lessee and such sublessee or
assignee, as the case may be, in form and substance reasonably satisfactory to
Lessor, shall be delivered promptly to Lessor, and (d) in case of either an
assignment or subletting, Lessee shall remain primarily liable, as principal
rather than as surety, for the prompt payment of the Rent and for the
performance and observance of all of the covenants and conditions to be
40
performed by Lessee hereunder. Lessor and Lessee acknowledge that there
currently exists certain leases or subleases on the Leased Property as described
in Article XXXII hereof and such leases and subleases are deemed approved by
Lessor under this paragraph.
24.2 ATTORNMENT. Lessee shall insert in each sublease permitted under
Section 24.1 provisions to the effect that (a) such sublease is subject and
subordinate to all of the terms and provisions of this Lease and to the rights
of Lessor hereunder, (b) in the event this Lease shall terminate before the
expiration of such sublease, the sublessee thereunder will, at Lessor's option,
attorn to Lessor and waive any right the sublessee may have to terminate the
sublease or to surrender possession thereunder, as a result of the termination
of this Lease, (c) that sublessee shall from time to time upon request of Lessee
or Lessor furnish within ten (10) days an estoppel certificate relating to the
sublease, and (d) in the event the sublessee receives a written notice from
Lessor or Lessor's assignees, if any, stating that Lessee is in default under
this Lease, the sublessee shall thereafter be obligated to pay all rentals
accruing under said sublease directly to the party giving such notice, or as
such party may direct. All rentals received from the sublessee by Lessor or
Lessor's assignees, if any, as the case may be, shall be credited against the
amounts owing by Lessee under this Lease.
24.3 SUBLEASE LIMITATION. Anything contained in this Lease to the
contrary notwithstanding, Lessee shall not sublet the Leased Property on any
basis such that the rental to be paid by the sublessee thereunder would be
based, in whole or in part, on either (a) the income or profits derived by the
business activities of the sublessee, or (b) any other formula such that any
portion of the sublease rental received by Lessor would fail to qualify as
"rents from real property" within the meaning of Section 856(d) of the Code, or
any similar or successor provision thereto. Provided also, Lessee shall not
sublet any portion of the Leased Property for a term extending beyond the Fixed
Term hereof without the express consent of Lessor. In addition, all subleases
shall comply with the Healthcare Laws.
24.4 SUBORDINATION. Any sublease approved by Lessor shall be subordinate
to this Lease and may be terminated or left in place by Lessor in the event of a
termination of this Lease. Lessee hereby agrees that all payments and fees
payable under the Management Agreements are subordinate to the payment of the
obligations under this Lease and all other documents executed in connection with
the Purchase Agreement. Lessee agrees to execute and cause the Management
Company to execute (and cause the tenants to execute, if applicable) a
subordination agreement relating to the Management Agreements, which
subordination agreement shall be in such form and content as is reasonably
acceptable to Lessor.
ARTICLE XXV
OFFICER'S CERTIFICATES AND FINANCIAL STATEMENTS
(a) At any time and from time to time within twenty (20) days
following written request by Lessor, Lessee will furnish to Lessor an
Officer's Certificate certifying that this Lease is unmodified and in full
force and effect (or that this Lease is in full force and effect as
modified and setting forth the modifications) and the dates to which the
Rent has been paid. Any such Officer's Certificate furnished pursuant to
this Article may be relied upon by Lessor and any prospective purchaser of
the Leased Property.
(b) Lessee will furnish and cause Guarantors to furnish the
following statements to Lessor, which must be in such form and detail as
Lessor may from time to time, but not unreasonably, request:
(i) within ninety (90) days after the end of each of
Lessee's fiscal years, a copy of the Statements of Cash Flow for the
preceding fiscal year and an Officer's Certificate stating that to the
best of the signer's knowledge and belief after making due inquiry, Lessee
is not in default in the performance or observance of any of the terms of
this Lease and no condition currently exists that would, but for the
giving of any required notice or expiration of any applicable cure period,
constitute an Event of Default, or, if
41
Lessee shall be in default to its knowledge, specifying all such defaults,
the nature thereof and the steps being taken to remedy the same, and
(ii) within ninety (90) days after the end of each year,
audited financial statements of Lessee, the Guarantors (excluding Xxxx X.
Xxxxxxxxx) and the operations performed in the Facility, prepared by a
nationally recognized accounting firm or an independent certified public
accounting firm acceptable to Lessor, which statements shall include a
balance sheet and statement of income and expenses and changes in cash
flow all in accordance with generally accepted accounting principles, and
(iii) within forty-five (45) days after the end of each
quarter, current financial statements of Lessee, the Guarantors and the
operations performed in the Facility, certified to be true and correct by
an officer of Lessee and the Guarantors, as applicable, and
(iv) within thirty (30) days after the end of each month
current operating statements of the Leased Property, including, but not
limited to operating statistics, certified to be true and correct by an
officer of the Lessee and the Guarantors, as applicable, and
(v) within ten (10) days of receipt, any and all notices
(regardless of form) from any and all licensing and/or certifying agencies
that the license and/or the Medicare and/or Medicaid certification and/or
managed care contract of the Facility is being downgraded to a substandard
category, revoked, or suspended, or that action is pending or being
considered to downgrade to a substandard category, revoke, or suspend such
Facility's license or certification, and
(vi) with reasonable promptness, such other information
respecting the financial condition and affairs of Lessee and the
Guarantors as Lessor may reasonably request from time to time.
ARTICLE XXVI
INSPECTION
Lessee shall permit Lessor and its authorized representatives to inspect
the Leased Property during usual business hours subject to any security, health,
safety or confidentiality requirements of Lessee, any governmental agency, any
Insurance Requirements relating to the Leased Property, or imposed by law or
applicable regulations. Lessee shall pay to Lessor on the Commencement Date an
amount equal to Five Thousand and 00/100 Dollars ($5,000.00) to cover the cost
of the physical inspections of the Leased Property. Commencing on January 1,
2005, and continuing on January 1 of each year thereafter throughout the Term of
this Lease, the inspection fee to be paid by Lessee to Lessor shall increase at
a rate equal to two and one-half percent (2.5%) per annum.
ARTICLE XXVII
NO WAIVER
No failure by Lessor or Lessee to insist upon the strict performance of
any term hereof or to exercise any right, power or remedy consequent upon a
breach thereof, and no acceptance of full or partial payment of Rent during the
continuance of any such breach, shall constitute a waiver of any such breach or
any such term. To the extent permitted by law, no waiver of any breach shall
affect or alter this Lease, which shall continue in full force and effect with
respect to any other then existing or subsequent breach.
42
ARTICLE XXVIII
REMEDIES CUMULATIVE
To the extent permitted by law, each legal, equitable or contractual
right, power and remedy of Lessor or Lessee now or hereafter provided either in
this Lease or by statute or otherwise shall be cumulative and concurrent and
shall be in addition to every other right, power and remedy and the exercise or
beginning of the exercise by Lessor or Lessee of any one or more of such rights,
powers and remedies shall not preclude the simultaneous or subsequent exercise
by Lessor or Lessee of any or all of such other rights, powers and remedies.
ARTICLE XXIX
SURRENDER
No surrender to Lessor of this Lease or of the Leased Property or any part
of any thereof, or of any interest therein, shall be valid or effective unless
agreed to and accepted in writing by Lessor and no act by Lessor or any
representative or agent of Lessor, other than such a written acceptance by
Lessor, shall constitute an acceptance of any such surrender.
ARTICLE XXX
NO MERGER OF TITLE
There shall be no merger of this Lease or of the leasehold estate created
hereby by reason of the fact that the same person, firm, corporation or other
entity may acquire, own or hold, directly or indirectly, (a) this Lease or the
leasehold estate created hereby or any interest in this Lease or such leasehold
estate and (b) the fee estate in the Leased Property.
ARTICLE XXXI
TRANSFERS BY LESSOR
If Lessor or any successor owner of the Leased Property shall convey the
Leased Property in accordance with the terms hereof, other than as security for
a debt, and the grantee or transferee of the Leased Property shall expressly
assume all obligations of Lessor hereunder arising or accruing from and after
the date of such conveyance or transfer, and shall be reasonably capable of
performing the obligations of Lessor hereunder, Lessor or such successor owner,
as the case may be, shall thereupon be released from all future liabilities and
obligations of the Lessor under this Lease arising or accruing from and after
the date of such conveyance or other transfer as to the Leased Property and all
such future liabilities and obligations shall thereupon be binding upon the new
owner.
ARTICLE XXXII
QUIET ENJOYMENT
So long as Lessee shall pay all Rent as the same becomes due and shall
fully comply with all of the terms of this Lease and fully perform its
obligations hereunder and under the Other Leases, Lessee shall peaceably and
quietly have, hold and enjoy the Leased Property for the Term hereof, free of
any claim or other action by Lessor or anyone claiming by, through or under
Lessor, but subject to all liens and encumbrances of record as of the date
hereof or hereafter consented to by Lessee. No failure by Lessor to comply with
the foregoing covenant shall give Lessee any right to cancel or terminate this
Lease, or to fail to pay any other sum payable under this Lease, or to fail to
perform any other obligation of Lessee hereunder. Notwithstanding the foregoing,
Lessee shall have the right by separate and independent action to pursue any
claim it may have against Lessor as a result of a breach by Lessor of the
covenant of quiet enjoyment contained in this Article.
43
Notwithstanding anything contained herein to the contrary, Lessor and
Lessee acknowledge that there currently exist certain leases and subleases on
the Leased Property (the "Tenant Leases") which are more particularly listed on
EXHIBIT C attached hereto and made a part thereof by reference and
incorporation, copies of which Tenant Leases the Lessee has received and
reviewed. Lessee agrees that it will not disturb the rights of the tenants under
the Tenant Leases and will enforce all of the obligations of the tenants under
such Tenant Leases and will pay and perform all of the obligations to be
performed under the Tenant Leases as if Lessee is the lessor or landlord
thereunder. In addition, Lessor and Lessee acknowledge that the Lessee has taken
an assignment of certain contracts relating to the operation of the facility
located on the Leased Property (the "Contracts"), which Contracts require that
certain space in the Leased Property be provided as more particularly described
in the Contracts. Lessee agrees to abide by the terms and perform the
obligations under the Contracts. Lessee hereby agrees to indemnify and hold
Lessor harmless from any liabilities and damages incurred by the Lessor as a
result of the Lessee's default under the Tenant Leases and the Contracts.
ARTICLE XXXIII
NOTICES
All notices, demands, consents, approvals, requests and other
communications under this Lease shall be in writing and shall be either (a)
delivered in person, (b) sent by certified mail, return receipt requested, (c)
delivered by a recognized over-night delivery service or (d) sent by facsimile
transmission and addressed as follows:
(a) if to Lessee: 00 Xxxxx Xxxx
Operating Company, LLC
0000 Xxxx Xxxxx
Xxxxxxxxxxxxx, XX 00000
Attention: Xx. Xxxx X. Xxxxxxxxx
Fax: (000) 000-0000
with a copy to: Xxxxxxx Xxxxx Xxxxx, Esq.
0000 Xxxx Xxxxx
Xxxxxxxxxxxxx, XX 00000
Fax: (000) 000-0000
(b) if to Lessor: 00 Xxxxx Xxxx, XXX
Xxxxx 000
Xxxxxxxxxx, Xxxxxxx 00000
Attn.: Xxxxxx X. Xxxxx, Xx.
Fax: (000) 000-0000
with a copy to: Xxxxxx X. Xxxx, Esq.
Baker, Donelson, Bearman, Xxxxxxxx & Xxxxxxxxx
0000 XxxxxXxxxx Xxxxx
Xxxxxxxxxx, Xxxxxxx 00000
Fax: (000) 000-0000
or to such other address as either party may hereafter designate, and shall be
effective upon receipt. A notice, demand, consent, approval, request and other
communication shall be deemed to be duly received if delivered in person or by a
recognized delivery service, when left at the address of the recipient and if
send by facsimile, upon receipt by the sender of an acknowledgment or
transmission report generated by the machine from which the facsimile was sent
indicating that the facsimile was sent in its entirety to the recipient's
facsimile number; provided
44
that if a notice, demand, consent, approval, request or other communication is
served by hand or is received by facsimile on a day which is not a Business Day,
or after 5:00 p.m. on any Business Day at the addressee's location, such notice
or communication shall be deemed to be duly received by the recipient at 9:00
a.m. on the first Business Day thereafter.
ARTICLE XXXIV
APPRAISAL
In the event that it becomes necessary to determine the Fair Market Value,
Fair Market Value Purchase Price or Fair Market Added Value of the Leased
Property or a Substitute Property for any purpose of this Lease, the party
required or permitted to give notice of such required determination shall
include in the notice the name of a person selected to act as an appraiser on
its behalf. Lessor and Lessee agree that any appraisal of the Leased Property
shall be without regard to the termination of this Lease and shall assume the
Lease is in place for a term of fifteen (15) years, and based solely on the
rents and other revenues generated and to be generated pursuant to this Lease
without any regard to Lessee's operations. Within ten (10) days after receipt of
any such notice, Lessor (or Lessee, as the case may be) shall by notice to
Lessee (or Lessor, as the case may be) appoint a second person as an appraiser
on its behalf. The appraisers thus appointed (each of whom must be a member of
the American Institute of Real Estate Appraisers or any successor organization
thereto) shall, within forty-five (45) days after the date of the notice
appointing the first appraiser, proceed to appraise the Leased Property or
Substitute Property, as the case may be, to determine the Fair Market Value,
Fair Market Value Purchase Price or Fair Market Added Value thereof as of the
relevant date (giving effect to the impact, if any, of inflation from the date
of their decision to the relevant date); provided, however, that if only one (1)
appraiser shall have been so appointed, or if two (2) appraisers shall have been
so appointed but only one (1) such appraiser shall have made such determination
within fifty (50) days after the making of Lessee's or Lessor's request, then
the determination of such appraiser shall be final and binding upon the parties.
If two (2) appraisers shall have been appointed and shall have made their
determinations within the respective requisite periods set forth above and if
the difference between the amounts so determined shall not exceed ten percent
(10%) of the lesser of such amounts, then the Fair Market Value, Fair Market
Value Purchase Price or Fair Market Added Value shall be an amount equal to
fifty percent (50%) of the sum of the amounts so determined. If the difference
between the amounts so determined shall exceed ten percent (10%) of the lesser
of such amounts, then such two appraisers shall have twenty (20) days to appoint
a third (3rd) appraiser, but if such appraisers fail to do so, then either party
may request the American Arbitration Association or any successor organization
thereto to appoint an appraiser within twenty (20) days of such request, and
both parties shall be bound by any appointment so made within such 20-day
period. If no such appraiser shall have been appointed within such twenty (20)
days or within ninety (90) days of the original request for a determination of
Fair Market Value, Fair Market Value Purchase Price or Fair Market Added Value,
whichever is earlier, either Lessor or Lessee may apply to any court having
jurisdiction to have appointment made by such court. Any appraiser appointed, by
the American Arbitrator Association or by such court shall be instructed to
determine the Fair Market Value, Fair Market Value Purchase Price or Fair Market
Added Value within thirty (30) days after appointment of such appraiser. The
determination of the appraiser which differs most in terms of dollar amount from
the determinations of the other two (2) appraisers shall be excluded, and fifty
percent (50%) of the sum of the remaining two determinations shall be final and
binding upon Lessor and Lessee as the Fair Market Value, Fair Market Value
Purchase Price or Fair Market Added Value for such interest. This provision for
determination by appraisal shall be specifically enforceable to the extent such
remedy is available under applicable law, and any determination hereunder shall
be final and binding upon the parties except as otherwise provided by applicable
law. Lessor and Lessee shall each pay the fees and expenses of the appraiser
appointed by it and each shall pay one-half of the fees and expenses of the
third appraiser and one-half of all other costs and expenses incurred in
connection with each appraisal.
45
ARTICLE XXXV
PURCHASE RIGHTS
35.1 OPTION TO PURCHASE. So long as Lessee is not in default under the
terms of this Lease or the Other Leases, at the expiration of this Lease, the
Lessee shall have the option, to be exercised by written notice to the Lessor
within three hundred sixty-five (365) days prior to the expiration of this
Lease, to purchase the Leased Property at a purchase price equal to the greater
of (i) the Fair Market Value of the Leased Property, or (ii) the Purchase Price
(increased at the rate of two and one-half percent (2.5%) per annum from the
Commencement Date). Unless expressly otherwise provided in this Section 35.1, in
the event the Lessee exercises such option to purchase the Leased Property, the
terms set forth in Article XVIII shall apply. If Lessee does not exercise
Lessee's option to purchase within said three hundred sixty-five (365) day
period, Lessor shall be free after the expiration of said three hundred
sixty-five (365) day period to sell the Leased Property to any party.
35.2 LESSOR'S OPTION TO PURCHASE LESSEE'S PERSONAL PROPERTY. Effective on
not less than ninety (90) days' prior written notice given at any time within
one hundred eighty (180) days prior to the expiration of the Term of this Lease,
but not later than ninety (90) days prior to such expiration, or such shorter
notice as shall be appropriate if this Lease is terminated prior to its
expiration date, Lessor shall have the option to purchase all (but not less than
all) of Lessee's Personal Property, if any, at the expiration or termination of
this Lease, for an amount equal to the net sound insurable value thereof
(current replacement cost less accumulated depreciation on the books of Lessee
pertaining thereto), subject to, and with appropriate price adjustments for, all
equipment leases, conditional sale contracts, security interests and other
encumbrances to which Lessee's Personal Property is subject.
ARTICLE XXXVI
DEFAULT BY LESSOR
36.1 DEFAULT BY LESSOR. Lessor shall be in default of its obligations
under this Lease if Lessor shall fail to observe or perform any term, covenant
or condition of this Lease on its part to be performed and such failure shall
continue for a period of forty-five (45) days after written notice thereof from
Lessee, unless such failure cannot with due diligence be cured within a period
of forty-five (45) days, in which case such failure shall not be deemed to
continue if Lessor, within said forty-five (45) day period, proceeds promptly
and with due diligence to cure the failure and diligently completes the curing
thereof. The time within which Lessor shall be obligated to cure any such
failure shall also be subject to extension of time due to the occurrence of any
Unavoidable Delay. In the event Lessor fails to cure any such default within the
grace period described above, Lessee, without waiving or releasing any
obligations hereunder, and in addition to all other remedies available to Lessee
hereunder or at law or in equity, may, after twenty (20) Business Days' prior
written notice to Lessor, purchase the Leased Property from Lessor for a
purchase price equal to the Fair Market Value Purchase Price of the Leased
Property. In the event Lessee elects to purchase the Leased Property, it shall
deliver a notice thereof to Lessor specifying a payment date occurring no less
than one hundred eighty (180) days subsequent to the date of such notice on
which it shall purchase the Leased Property, and the same shall be thereupon
conveyed in accordance with the provisions of Article XVIII.
36.2 LESSEE'S RIGHT TO CURE. Subject to the provisions of Section 36.1,
if Lessor shall breach any covenant to be performed by it under this Lease,
Lessee, after twenty (20) Business Days' prior written notice to and demand upon
Lessor in accordance with Section 36.1, without waiving or releasing any
obligation of Lessor hereunder, and in addition to all other remedies available
hereunder and at law or in equity to Lessee, may (but shall be under no
obligation at any time thereafter to) make such payment or perform such act for
the account and at the expense of Lessor. All reasonable sums so paid by Lessee
and all reasonable out-of-pocket costs and expenses (including without
limitation, reasonable attorneys' fees) so incurred, together with interest
thereon at the Overdue Rate from the date on which such sums or expenses are
paid or incurred by Lessee, shall be paid by Lessor to Lessee
46
on demand. The rights of Lessee hereunder to cure and to secure payment from
Lessor in accordance with this Section 36.2 shall survive the termination of
this Lease.
ARTICLE XXXVII
FINANCING OF THE LEASED PROPERTY
37.1 FINANCING BY LESSOR. Lessor agrees that, if it grants or creates any
mortgage, lien, encumbrance or other title retention agreement ("Encumbrances")
upon the Leased Property, Lessor will use its good faith reasonable efforts to
obtain an agreement from the holder of each such Encumbrance whereby such holder
agrees (a) to give Lessee the same notice, if any, given to Lessor of any
default or acceleration of any obligation underlying any such Encumbrance or any
sale in foreclosure of such Encumbrance, (b) to permit Lessee, after thirty (30)
days prior written notice, to cure any such default on Lessor's behalf within
any applicable cure period, in which event Lessor agrees to reimburse Lessee for
any and all reasonable out-of-pocket costs and expenses incurred to effect any
such cure (including reasonable attorneys' fees), (c) to permit Lessee to appear
with its representatives and to bid at any foreclosure sale with respect to any
such Encumbrance, (d) that, if subordination by Lessee is requested by the
holder of each such Encumbrance, to enter into an agreement with Lessee
containing the provisions described in Article XXXVIII of this Lease, and (e)
Lessor further agrees that no such Encumbrance shall in any way prohibit,
derogate from, or interfere with Lessee's right and privilege to collaterally
assign its leasehold and contract rights hereunder provided such collateral
assignment and rights granted to the assignee thereunder shall be subordinate to
the rights of the holder of an Encumbrance as provided in Article XXXVIII
hereof.
ARTICLE XXXVIII
SUBORDINATION AND NON-DISTURBANCE
At the request from time to time by one or more holders of a mortgage or
deed of trust that may hereafter be placed by Lessor upon the Leased Property or
any part thereof, and any and all renewals, replacements, modifications,
consolidations, spreaders and extensions thereof, within thirty (30) days from
the date of request, Lessee shall execute and deliver and shall have all
subtenants or sublessees of the Leased Property execute and deliver, to such
holders a written agreement in a form reasonably acceptable to such holder
whereby Lessee and such subtenants and sublessees subordinate this Lease and all
of their rights and estate hereunder to each such mortgage or deed of trust that
encumbers the Leased Property or any part thereof and agree with each such
holder that Lessee and such subtenants and sublessees will attorn to and
recognize such holder or the purchaser at any foreclosure sale or any sale under
a power of sale contained in any such mortgage or deed of trust, as the case may
be, as Lessor under this Lease for the balance of the Term then remaining,
subject to all of the terms and provisions of this Lease; provided, however,
that each such holder simultaneously executes and delivers a written agreement
(a) consenting to this Lease and agreeing that, notwithstanding any such other
mortgage, deed of trust, right, title or interest, or any default, expiration,
termination, foreclosure, sale, entry or other act or omission under, pursuant
to or affecting any of the foregoing, Lessee and such subtenants and sublessees
shall not be disturbed in peaceful enjoyment of the Leased Property or the
subleased property (as applicable) nor shall this Lease (nor the applicable
subleases) be terminated or canceled at any time, except in the event Lessee or
such applicable subtenant or sublessee is in default under this Lease or any of
the Other Leases, Lessor shall have the right to terminate this Lease or the
applicable subleases under the terms and provisions expressly set forth herein;
(b) agreeing that for any period while it is Lessor hereunder, it will perform,
fulfill and observe all of Lessor's representations, warranties and agreements
set forth herein or therein; and (c) agreeing, unless otherwise expressly
provided in the mortgage or deed of trust, that all proceeds of the casualty
insurance described in Article XIV of this Lease and all Awards described in
Article XV will be made available for restoration of the Leased Property as and
to the extent required by this Lease, subject only to reasonable regulation
regarding the disbursement and application thereof.
47
ARTICLE XXXIX
LICENSES
Lessee shall maintain at all times during the Term hereof and any holdover
period all federal, state and local governmental licenses, approvals,
qualifications, variances, certificates of need, franchises, accreditations,
certificates, certifications, consents, permits and other authorizations
necessary for the operation of the Facility (collectively, the "Licenses'), and
shall qualify and comply with all applicable laws as they may from time to time
exist, including those applicable to certification and participation as a
provider under Medicare and Medicaid legislation and regulations.
Lessee shall not, without the prior written consent of Lessor, which may
be granted or withheld in its sole discretion, effect or attempt to effect any
change in the license category or status of the Facility or any part thereof.
Under no circumstances shall Lessee have the right to transfer any of the
Licenses to any location other than the Facility or to any other person or
entity (except to Lessor as contemplated herein), whether before, during or
after the Term hereof. Following the termination of this Lease, Lessee shall
retain no rights whatsoever to the Licenses, and Lessee will not move or attempt
to move the Licenses to any other location. To the extent that Lessee has or
will extend any right, title, or claim of right whatsoever in and to the
Licenses or the right to operate the Facility, all such right, title, or claim
of right shall automatically revert to the Lessor or to Lessor's designee upon
termination of this Lease, to the extent allowed by law. Upon any termination of
this Lease or any breach or default by Lessee hereunder (which breach or default
is not cured within any applicable grace period and which results in Lessor
terminating this Lease), Lessor shall have the sole, complete, unilateral,
absolute and unfettered right to cause all Licenses to be reissued in Lessor's
name or in the name of Lessor's designee upon application therefor to the
issuing authority, and to further have the right to have any and all provider
and/or third party payor agreements as a provider in the Medicare and/or
Medicaid and other federal healthcare programs issued in Lessor's name or in the
name of Lessor's designee.
Upon termination of this Lease and for reasonable periods of time
immediately before and after such termination, Lessee shall use its best efforts
to facilitate an orderly transfer of the operation and occupancy of the Facility
to Lessor or any new lessee or operator selected by Lessor, it being understood
and agreed that such cooperation shall include, without limitation, (a) Lessee's
assignment. if and to the extent allowed by law, to Lessor or Lessor's new
lessee or operator of any and all Licenses, (b) Lessee's use of best efforts to
maintain, to the maximum extent allowed by applicable law, the effectiveness of
any and all such Licenses until such time as any new Licenses necessary for any
new Lessee or operator to operate the Facility have been issued, and (c) the
taking of such other actions as are required by applicable law or as are
reasonably requested by Lessor. Upon any termination of this Lease or any breach
or default by Lessee hereunder (which breach or default is not cured within any
applicable grace period and which results in Lessor terminating this Lease),
Lessor shall have the sole, complete, unilateral, absolute and unfettered right
to cause any and all Licenses to be reissued in Lessor's name or in the name of
Lessor's designee upon application therefor to the appropriate authority, if
required, and to further have the right to have any and all Medicare and
Medicaid and any other provider and/or third party payor agreements issued in
Lessor's name or in the name of Lessor's designee. The provisions of this
Section are in addition to the other provisions of this Lease.
It is an integral condition of this Lease that Lessee covenants and agrees
not to sell, move, modify, cancel, surrender, transfer, assign, sell, relocate,
pledge, secure, convey or in any other manner encumber any License or any
governmental or regulatory approval, consent or authorization of any kind to
operate the Facility.
Lessee shall immediately (within two (2) business days) notify Lessor in
writing of any notice, action or other proceeding or inquiry of any governmental
agency, bureau or other authority whether federal, state, or local, of any kind,
nature or description, which could adversely affect any material License or
Medicare and/or Medicaid-certification status, or accreditation status of the
Facility, or the ability of Lessee to maintain its status as the licensed and
accredited operator of the Facility or which alleges noncompliance with any law.
Lessee shall immediately (within two (2) business days) upon Lessee's receipt,
furnish Lessor with a copy of any and all such notices and
48
Lessor shall have the right, but not the obligation, to attend and/or
participate, in Lessor's sole and absolute discretion, in any such actions or
proceedings. Lessee shall act diligently to correct any deficiency or deal
effectively with any "adverse action" or other proceedings, inquiry or other
governmental action, so as to maintain the licensure and Medicare and/or
Medicaid-certification status stated herein in good standing at all times.
Lessee shall not agree to any settlement or other action with respect to such
proceedings or inquiry which affects the use of the Leased Property or any
portion thereof as provided herein without the prior written consent of Lessor,
which consent shall not be unreasonably withheld or delayed. Lessee agrees to
provide documentation and sign, and if Lessee fails to do so upon request of
Lessor, Lessee hereby irrevocably appoints Lessor, as agent of Lessee for the
express purpose of signing, acknowledging and/or delivering any and all
documents, instruments or other writings which are or may become necessary,
proper and/or advisable to cause any and all rehabilitation hospital licenses,
Department of Human Services of the State of New Jersey ("DHS") provider
agreements, and/or state or federal Title XVIII and/or Title XIX provider
agreements to be obtained (either in total or individually) in the name of
Lessor or the name of Lessor's designee in the event that Lessor reasonably
determines in good faith that (irrespective of any claim, dispute or other
contention or challenge of Lessee) there is any breach, default or other lapse
in any representation, warranty, covenant or other delegation of duty to Lessee
(beyond any applicable grace or cure period) and the issuing government agency
has threatened or asserted that such license or provider agreement will
terminate or has lapsed or that Lessee's license or certification or
accreditation status is in jeopardy. This power is coupled with the ownership
interest of Lessor in and to the Facility and all incidental rights attendant to
any and all of the foregoing rights.
ARTICLE XL
COMPLIANCE WITH HEALTHCARE LAWS
Lessee hereby covenants, warrants and represents to Lessor that as of the
Commencement Date and throughout the Term: (i) Lessee shall be, and shall
continue to be validly licensed, Medicare and/or Medicaid certified, and, if
required, accredited to operate the Facility in accordance with the applicable
rules and regulations of the State of New Jersey, federal governmental
authorities and accrediting bodies, including, but not limited to, the United
States Department of Health and Human Services, DHSS, DHS and CMS; and/or (ii)
Lessee shall be, and shall continue to be, certified by and the holder of valid
provider agreements with Medicare/Medicaid issued by DHHS, DHS and/or CMS and
shall remain so certified and shall remain such a holder in connection with its
operation of the Leased Property as a licensed and Medicare and/or Medicaid
certified rehabilitation hospital facility; (iii) Lessee shall be, and shall
continue to be in substantial compliance with and shall remain in substantial
compliance with all state and federal laws, rules, regulations and procedures
with regard to the operation of the Facility, including, without limitation,
substantial compliance under HIPAA; (iv) Lessee shall operate the Facility in a
manner consistent with high quality rehabilitation services and sound
reimbursement principles under the Medicare and/or Medicaid programs and as
required under state and federal law; and (v) Lessee shall not abandon,
terminate, vacate or fail to renew any license, certification, accreditation,
certificate, approval, permit, waiver, provider agreement or any other
authorization which is required for the lawful and proper operation of the
Facility or in any way commit any act which will or may cause any such license,
certification, accreditation, certificate, approval, permit, waiver, provider
agreement or other authorization to be revoked by any federal, state or local
governmental authority or accrediting body having jurisdiction thereof.
ARTICLE XLI
MISCELLANEOUS
41.1 GENERAL. Anything contained in this Lease to the contrary
notwithstanding, all claims against, and liabilities of, Lessee or Lessor
arising prior to any date of expiration or termination of this Lease shall
survive such expiration or termination. If any term or provision of this Lease
or any application thereof shall be invalid or unenforceable, the remainder of
this Lease and any other application of such term or provision shall not be
affected thereby. If any late charges provided for in any provision of this
Lease are based upon a rate in excess of the
49
maximum rate permitted by applicable law, the parties agree that such charges
shall be fixed at the maximum permissible rate. Neither this Lease nor any
provision hereof may be changed, waived, discharged or terminated except by an
instrument in writing and in recordable form signed by Lessor and Lessee. All
the terms and provisions of this Lease shall be binding upon and inure to the
benefit of the parties hereto and their respective successors and assigns. The
headings in this Lease are for convenience of reference only and shall not limit
or otherwise affect the meaning hereof. This Lease shall be governed by and
construed in accordance with the laws of Alabama but not including its conflict
of laws rules.
41.2 TRANSFER OF LICENSES. Upon the expiration or earlier termination of
the Term, Lessee shall , if and to the extent allowed by law, transfer to Lessor
or Lessor's nominee, without additional consideration to Lessee, all licenses
(except Lessee's operating licenses), operating permits, licenses and other
governmental authorizations and all contracts, including contracts with
governmental or quasi-governmental entities which may be necessary or useful in
the operation of the Facility. Lessee hereby grants to Lessor a landlord's lien
on such operating permits and licenses and other governmental authorizations and
all contracts, including contracts with governmental or quasi-governmental
entities which may be necessary or useful in the operation of the Facility.
41.3 LESSOR'S EXPENSES. In addition to other provisions herein, Lessee
agrees and shall pay and/or reimburse Lessor's reasonable costs and expenses,
including reasonable legal fees, incurred or resulting from and relating to (a)
requests by Lessee for approval or consent under this Lease Agreement; or (b)
any circumstances or developments which give rise to Lessor's right of consent
or approval; or (c) circumstances resulting from any action or inaction by
Lessee contrary to the lease provisions; or (d) a request for changes including,
but not limited to, (i) the permitted use of the Leased Property, (ii)
alterations and improvements to the Leased Improvements, (iii) subletting or
assignment, or (iv) any other changes in the terms, conditions or provisions of
this Lease. Such expenses and fees shall be paid by Lessee within thirty (30)
days of the submission of a statement for the same or such amount(s) shall
become Additional Charges and subject to the Overdue Rate after the 30 days.
41.4 ENTIRE AGREEMENT; MODIFICATIONS. This Lease embodies and constitutes
the entire understanding between the parties with respect to the transactions
contemplated herein, and all prior to contemporaneous agreements,
understandings, representations and statements (oral or written), including,
without limitation, the First Amendment and the Letter Amendment, are merged
into this Lease. Neither this Lease nor any provision hereof may be modified or
amended except by an instrument in writing signed by Lessor and Lessee.
41.5 GUARANTY. At the time of the execution and delivery of this Lease by
Lessee to Lessor, Lessee shall simultaneously therewith deliver to the Lessor a
Lease Guaranty in a form satisfactory to Lessor, whereby the Guarantors shall
absolutely and irrevocably guarantee the full payment and performance of all of
Lessee's obligations under this Lease.
41.6 LESSOR'S RIGHT TO SELL. Lessee understands that Lessor may sell its
interest in the Leased Property in whole or in part. The Lessee agrees that any
purchaser may exercise any and all rights of Lessor, as fully as if such had
made the purchase of the Leased Property directly from the Lessee as set out in
the Purchase Agreement. Lessor may divulge to any such purchaser all
information, reports, financial statements, certificates and documents obtained
by it from Lessee. Notwithstanding anything contained herein to the contrary, so
long as Lessee is not in default under the terms of this Lease, Lessor shall not
sell the Leased Property to a direct competitor of Lessee, without the consent
of Lessee, which consent shall not be unreasonably withheld. For the purposes of
this Section 41.6, the term "direct competitor" shall mean an entity operating a
rehabilitation hospital.
41.7 FUTURE FINANCING. Lessee hereby agrees that if at any time during
the Term the Lessee purchases or contemplates the purchase of a facility, or
property to be used, for the operation of a business for the Primary Intended
Use, or if Lessee wishes to expand or renovate the Leased Property or any other
facilities leased to the Lessee under the Other Leases, Lessee shall notify
Lessor in writing of such purchase or contemplated purchase, and Lessor shall
have the first opportunity to provide financing for such purchase, expansion or
renovation upon terms mutually agreeable to Lessor and Lessee.
50
41.8 SUBORDINATION OF LESSEE AND GUARANTORS. Lessee and Guarantors agree
that (a) all indebtedness owed by Lessee under all agreements executed in
connection with the Lessee's financing of certain personal property to be used
in connection with the operation of the Facility, and (b) all fees due and
payable under any Management Agreements, shall be subordinate to all monetary
obligations under this Lease. All Management Agreements entered into shall
expressly contain an acknowledgment of such subordination. At the request of the
Lessor from time to time, Lessee shall execute, and obtain from all parties
subject to such Management Agreements executed written confirmation of such
subordination, which shall be delivered to Lessor within twenty (20) days from
Lessor's request.
41.9 LESSOR SECURITIES OFFERING AND FILINGS. Notwithstanding anything
contained herein to the contrary, Lessee agrees to cooperate with Lessor and MPT
in connection with any securities offerings and filings and in connection
therewith, the Lessee shall furnish Lessor with such financial and other
information as Lessor shall request and Lessor and MPT shall have the right of
access to the Facility at reasonable business hours and upon advance notice and
all documentation and information relating to the Facility and have the right to
disclose any information regarding this Lease, the Commitment Letter, the
Lessee, the Guarantors, the Leased Property, the Facility, and such other
additional information which Lessor and/or MPT may reasonably deem necessary.
41.10 LESSEE'S OBLIGATIONS UNDER THE PURCHASE AGREEMENT. Lessee shall
perform all of its obligations under Sections 6.3, 6.4, 6.5, 6.6, 7.1(b), 7.4,
7.5, 7.8, 8.4(c) and 11.3 of the Purchase Agreement and, if requested to do so
by Lessor, shall respond timely to all request regarding such performance by the
selling parties under the Purchase Agreement.
41.11 COUNTERPARTS. This Lease may be executed in any number of
counterparts, each of which shall be an original, but all of which together
shall constitute one and the same instrument.
ARTICLE XLII
MEMORANDUM OF LEASE
Lessor and Lessee shall, promptly upon the request of either, enter into a
short form memorandum of this Lease, in form suitable for recording under the
laws of the state in which the Leased Property is located in which reference to
this Lease, and all options contained herein, shall be made.
[ SIGNATURES APPEAR ON FOLLOWING PAGES ]
51
IN WITNESS WHEREOF, the parties have caused this Lease to be executed and
their respective corporate seals to be hereunto affixed and attested by their
respective officers thereunto duly authorized.
LESSOR:
92 BRICK ROAD, LLC,
a Delaware limited liability company
BY: MPT OPERATING PARTNERSHIP, L.P.
ITS: SOLE MEMBER
By: /s/ Xxxxxx X. Xxxxx, Xx.
-------------------------------------------
Xxxxxx X. Xxxxx, Xx.
Its: President and Chief Executive Officer
LESSEE:
00 XXXXX XXXX OPERATING
COMPANY, LLC, a Delaware limited liability
company
By: /s/ Xxxx X. Xxxxxxxxx
-------------------------------------------
Xxxx X. Xxxxxxxxx
Its: President
-------------------------------------------
GUARANTORS:
VIBRA HEALTHCARE, LLC
(formerly known as Highmark Healthcare, LLC),
a Delaware limited liability company
By: /s/ Xxxx X. Xxxxxxxxx
-------------------------------------------
Xxxx X. Xxxxxxxxx
Its: President
-------------------------------------------
SENIOR REAL ESTATE HOLDINGS, LLC
(d/b/a The Xxxxxxxxx Group), a Delaware limited
liability company
By: /s/ Xxxx X. Xxxxxxxxx
-------------------------------------------
Xxxx X. Xxxxxxxxx
Its: President
-------------------------------------------
VIBRA MANAGEMENT, LLC
(formerly known as Highmark Management, LLC),
a Delaware limited liability company
By: /s/ Xxxx X. Xxxxxxxxx
-------------------------------------------
Xxxx X. Xxxxxxxxx
Its: President
-------------------------------------------
/s/ Xxxx X. Xxxxxxxxx
----------------------------------------------
XXXX X. XXXXXXXXX
STATE OF ALABAMA
JEFFERSON COUNTY
I CERTIFY that on ________________, 2004, XXXXXX X. XXXXX, XX. personally
came before me and he acknowledged under oath, to my satisfaction, that:
(a) he signed, sealed and delivered the attached document as the
President and Chief Executive Officer of MPT Operating Partnership, L.P., as the
Sole Member of 92 Brick Road, LLC, a Delaware limited liability company; and
(b) the document was signed and made by the limited liability company as
its voluntary act and deed by virtue of authority from its members.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year in this certificate first above written.
_________________________________
NOTARY PUBLIC
Printed Name:____________________
My Commission Expires:___________
[AFFIX NOTARY SEAL]
Prepared by:_______________________________
Xxxx Xxxxxxxx
STATE OF _____________
COUNTY OF ____________
I CERTIFY that on _______________, 2004, XXXX X. XXXXXXXXX personally came
before me and he acknowledged under oath, to my satisfaction, that:
(a) he signed, sealed and delivered the attached document as the
_________________ of 00 Xxxxx Xxxx Operating Company, LLC, a Delaware limited
liability company; and
(b) the document was signed and made by the limited liability company as
its voluntary act and deed by virtue of authority from its members.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year in this certificate first above written.
_____________________________________
NOTARY PUBLIC
Printed Name:________________________
My Commission Expires:_______________
[AFFIX NOTARY SEAL]
Prepared by:_______________________
Xxxx Xxxxxxxx
STATE OF _____________
COUNTY OF ____________
I CERTIFY that on ___________, 2004, XXXX X. XXXXXXXXX personally came
before me and he acknowledged under oath, to my satisfaction, that:
(a) he signed, sealed and delivered the attached document as the
_______________ of VIBRA HEALTHCARE, LLC (FORMERLY KNOWN AS HIGHMARK HEALTHCARE,
LLC), a Delaware limited liability company; and
(b) the document was signed and made by the limited liability company as
its voluntary act and deed by virtue of authority from its members.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year in this certificate first above written.
____________________________________
NOTARY PUBLIC
Printed Name:________________________
My Commission Expires:_______________
[AFFIX NOTARY SEAL]
Prepared by:________________________
Xxxx Xxxxxxxx
STATE OF _____________
COUNTY OF ____________
I CERTIFY that on ______________, 2004, XXXX X. XXXXXXXXX personally came
before me and he acknowledged under oath, to my satisfaction, that:
(a) he signed, sealed and delivered the attached document as the
_______________ of SENIOR REAL ESTATE HOLDINGS, LLC (D/B/A THE XXXXXXXXX GROUP),
a Delaware limited liability company; and
(b) the document was signed and made by the limited liability company as
its voluntary act and deed by virtue of authority from its members.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year in this certificate first above written.
_____________________________________
NOTARY PUBLIC
Printed Name:________________________
My Commission Expires:_______________
[AFFIX NOTARY SEAL]
Prepared by:______________________
Xxxx Xxxxxxxx
STATE OF _____________
COUNTY OF ____________
I CERTIFY that on ___________, 2004, XXXX X. XXXXXXXXX personally came
before me and he acknowledged under oath, to my satisfaction, that:
(a) he signed, sealed and delivered the attached document as the
_______________ of VIBRA MANAGEMENT, LLC (FORMERLY KNOWN AS HIGHMARK MANAGEMENT,
LLC), a Delaware limited liability company; and
(b) the document was signed and made by the limited liability company as
its voluntary act and deed by virtue of authority from its members.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year in this certificate first above written.
_____________________________________
NOTARY PUBLIC
Printed Name:________________________
My Commission Expires:_______________
[AFFIX NOTARY SEAL]
Prepared by:________________________
Xxxx Xxxxxxxx
STATE OF _____________
COUNTY OF ____________
I CERTIFY that on ___________, 2004, XXXX X. XXXXXXXXX personally came
before me and he acknowledged under oath, to my satisfaction, that:
he signed, sealed and delivered the attached document on the date the same
bears date.
IN WITNESS WHEREOF, I have hereunto set my hand and official seal the day
and year in this certificate first above written.
_____________________________________
NOTARY PUBLIC
Printed Name:________________________
My Commission Expires:_______________
[AFFIX NOTARY SEAL]
Prepared by:____________________
Xxxx Xxxxxxxx
EXHIBIT A
PROPERTY DESCRIPTION
EXHIBIT B
PERMITTED EXCEPTIONS
EXHIBIT C
TENANT LEASES
