Basic Operating Expenses Sample Clauses

Basic Operating Expenses. Tenant shall pay to Landlord, as Additional Rent, its Proportionate Share as set forth in Section 1(a)(5) of any increase in the Basic Operating Expenses incurred by Landlord in the operation of the Building during any calendar year over the Base Operating Expense Amount specified in Section 1(a)(13). As used herein, the "Basic Operating Expenses" shall mean the sum of all costs of operating, policing, managing, maintaining replacing and repairing the (A) the Building, (B) the personal property used in conjunction therewith, and (C) the land upon which the Building is situated and all curbs and sidewalks adjacent to same. Such costs shall include the following: the charges (including surcharges) for electricity, gas, fuel, steam, water and sewer and any other utilities supplied to the Building; the cost of public liability insurance, casualty insurance, rent loss insurance, umbrella liability insurance, owned and non-owned automobile insurance and all other insurance coverage carried by Landlord in connection with the Building; legal, accounting, engineering and other professional fees; management fees (equal to fifteen percent (15%) of the total Basic Operating Expenses, excluding real estate taxes and utilities) and personnel costs, including, but not limited to, reasonable salaries, wages, taxes, fringe benefits and other direct and indirect costs paid to or on behalf of persons employed in the operation, supervision, maintenance, management and repair of the Building and Building Area or engaged to provide any maintenance, operating, repair or upkeep service to the Building or Building Area, and any other Building personnel; costs of inspecting, and depreciation of machinery and equipment; costs to maintain and operate a Building office; security guards or security services deemed necessary by Landlord; the cost of all service and maintenance contracts; landscaping maintenance, including reasonable upgrades and replacements; parking facility maintenance, including repairs, restriping, resurfacing, rebuilding, as well as removal of snow, ice and debris and depreciation of all machinery and equipment used therein or thereon; traffic control; sanitary and drainage control; public address system; holiday decorations; disposal of trash; maintenance, repair and replacement of mechanical and electrical equipment including heating, ventilation and air conditioning equipment; window cleaning, janitorial service and pest control service; maintenance and repair o...