{"component": "clause", "props": {"groups": [{"size": 27, "snippet": "Operating costs shared by the building are: (Check one)", "samples": [{"hash": "k1a110l8zEV", "uri": "/contracts/k1a110l8zEV#operating-cost", "label": "Commercial Lease With Option to Purchase Agreement", "score": 35.4938206283, "published": true}, {"hash": "LplStPiH38", "uri": "/contracts/LplStPiH38#operating-cost", "label": "Percentage Lease Agreement", "score": 35.4744160021, "published": true}, {"hash": "8hFQWJArmkv", "uri": "/contracts/8hFQWJArmkv#operating-cost", "label": "Commercial Modified Gross Lease Agreement", "score": 35.3703829874, "published": true}], "snippet_links": [{"key": "costs-shared", "type": "clause", "offset": [10, 22]}, {"key": "the-building", "type": "definition", "offset": [26, 38]}, {"key": "check-one", "type": "definition", "offset": [45, 54]}], "hash": "8824cd59a16724b23377d9d6260b03dc", "id": 1}, {"size": 22, "snippet": "Indicate whether or not the base rent includes any portion of the building\u2019s operating costs. If not, state the monthly amount the tenant must pay for a proportionate share of the operating expenses. Specify the maximum percentage of the total operational costs for the tenant\u2019s share and the percentage of the expenses reserved for significant repairs and renovations. If the tenant underpays their share of the operating expenses, specify the days the tenant must pay the amount due. Step 6 \u2013 Choose the Tax Option 13.", "samples": [{"hash": "6lNQnZuk2Qz", "uri": "/contracts/6lNQnZuk2Qz#operating-cost", "label": "Lease Agreement", "score": 25.7501711157, "published": true}, {"hash": "fZEC3gVH4AJ", "uri": "/contracts/fZEC3gVH4AJ#operating-cost", "label": "Commercial Lease Agreement", "score": 25.7474332649, "published": true}, {"hash": "hLiSNDTzx48", "uri": "/contracts/hLiSNDTzx48#operating-cost", "label": "Lease Agreement", "score": 25.7310061602, "published": true}], "snippet_links": [{"key": "the-base-rent", "type": "clause", "offset": [24, 37]}, {"key": "the-building", "type": "definition", "offset": [62, 74]}, {"key": "operating-costs", "type": "definition", "offset": [77, 92]}, {"key": "monthly-amount", "type": "clause", "offset": [112, 126]}, {"key": "the-tenant-must", "type": "clause", "offset": [127, 142]}, {"key": "pay-for", "type": "clause", "offset": [143, 150]}, {"key": "proportionate-share", "type": "clause", "offset": [153, 172]}, {"key": "operating-expenses", "type": "clause", "offset": [180, 198]}, {"key": "maximum-percentage", "type": "definition", "offset": [212, 230]}, {"key": "the-total", "type": "clause", "offset": [234, 243]}, {"key": "operational-costs", "type": "definition", "offset": [244, 261]}, {"key": "the-percentage", "type": "definition", "offset": [289, 303]}, {"key": "repairs-and-renovations", "type": "clause", "offset": [345, 368]}, {"key": "step-6", "type": "definition", "offset": [486, 492]}], "hash": "95b393369d77d8606ee97626df40c714", "id": 2}, {"size": 8, "snippet": "(a) Operating Cost shall mean all expenses and costs of every kind and nature incurred by Landlord in its reasonable business judgment which Landlord shall pay or become obligated to pay because of or in connection with the management, maintenance, preservation or operation of the Building (determined in accordance with generally accepted accounting principles, consistently applied) including, but not limited to the following:\n(1) Expenses of the operation, maintenance and security of the Building, including compensation in the form of wages, salaries, and other compensation and benefits (including payroll taxes, federal, state and local unemployment taxes and social security taxes), insurance, welfare and retirement benefits, and related expenses and benefits of all on-site employees (not exceeding the level of property manager) and off-site employees (but only to the extent such employees are involved directly in the operation, maintenance, management and preservation of the Building, and with respect to off-site employees above the level of the property manager directly responsible for the Building, only so long as \u2587\u2587\u2587\u2587\u2587 Interests Limited Partnership or an affiliate thereof is managing the Building; it being agreed that the manner in which Landlord allocates the expenses for such off-site employees and categories to which such expenses are allocated will not change from the manner utilized by Landlord as of the date of this Lease and Landlord agrees to certify that such manner and categories have not changed (the \u201cAllocable Share Certification\u201d) in connection with the delivery by Landlord to Tenant of the statement of the Operating Cost and Impositions pursuant to Section 2.06) but excluding employees and other personnel to the extent they are engaged in the initial development and construction of the Building;\n(2) The Building\u2019s allocable share of the cost incurred by Landlord in Greater Boston for Landlord\u2019s office and management office operation for the Building (provided, however, that if such office is located outside the Project, such allocable share shall not exceed the allocable share of the cost which would have been incurred had the office been located within the Project);\n(3) All tools, supplies materials and equipment used in the operation and maintenance of the Building (the \u201cBuilding Equipment\u201d), including rental fees for the same, if such items are not purchased and amortized, or, if Landlord in its reasonable business judgement determines that it is ultimately less costly to purchase than to rent, then the cost of such Building Equipment, as amortized by Landlord in accordance with requirements governing the amortization of such Building Equipment under the Internal Revenue Code, together with reasonable financing charges (the reasonableness of such financing charges to be determined with reference to the rates then being offered by institutional lenders for such financing);\n(4) Utilities, including water and power, sewer, gas, heating, lighting, air conditioning and ventilating the entire Building (provided, however, that should any tenant in the Building, including Tenant, have special needs or uses requiring the use of any such utility beyond the ordinary for a typical tenant in a first-class office building like the Building, as determined by Landlord in its reasonable judgment (which, in the case of electrical usage, is established pursuant to Section 3.01(a)(v) and (vi)), Landlord shall monitor such additional usage by the installation of meters or by other reasonable means, exclude the cost of such additional usage from the Operating Cost and \u2587\u2587\u2587\u2587 the tenant directly therefor);\n(5) All maintenance, janitorial and service agreements or costs for the Building, including, without limitation, alarm service, landscaping, window cleaning, escalator and elevator maintenance, rubbish and snow removal, pest control, equipment maintenance or servicing or maintenance or cleaning for sidewalks, Building exterior, roof and service areas (provided, however, that the additional cost for any such services beyond the ordinary for providing such services to typical tenants in a first-class office building like the Building or which are made necessary by the special needs or uses of any party, including Tenant, as determined by Landlord in its reasonable judgment, shall not be included in the Operating Cost but shall be billed directly to such party);\n(6) A management cost recovery in connection with the operation of the Building; Tenant\u2019s share to be three percent (3%) of all Gross Rent, excluding such cost recovery;\n(7) Legal and accounting services for the Building, including the costs of audits by certified public accountants; excluding, however, the cost of dispute resolution auditing of the Operating Cost or Impositions pursuant to leases with tenants in the Building, costs incurred as a result of the negligence or willful misconduct of Landlord or Landlord Responsible Parties, costs incurred in proceedings against any specific tenant, and costs incurred in connection with the financing, refinancing, leasing, development and/or construction of, the Building;\n(8) All insurance premiums and costs applicable to the Building and Landlord\u2019s personal property used in connection therewith, including but not limited to, the premiums and cost of fire, casualty and liability coverage and rental abatement or business interruption insurance;\n(9) Repairs (including, where necessary, replacements which do not constitute capital improvements) together with reasonable financing charges until the full cost of such repairs is repaid to Landlord by tenants in the Building (the reasonableness of such financing charges to be determined with reference to the rates then being offered by institutional lenders for such financing) and general maintenance (except for repairs the cost of which is paid for by, or would have been paid for by, the proceeds of insurance which Landlord is required to carry pursuant to Section 5.01 of this Lease or which are paid for directly by Tenant or other third parties, and except for alterations to the extent attributable to tenants of the Building);\n(10) Capital improvements made to the Building, including replacements as amortized by Landlord in accordance with requirements governing the amortization of such capital improvements under the Internal Revenue Code, together with reasonable financing charges (the reasonableness of such financing charges to be determined with reference to the rates then being offered by institutional lenders for such financing) subsequent to the Completion Date which (i) are designed to and will improve the operating efficiency of the Building, or (ii) may be required by governmental authorities pursuant to applicable laws, ordinances or regulations subsequent to the approval of the Initial Tenant Improvement Plans (other than those which are required for the exclusive benefit of an individual tenant or tenants and not relating to the general use or operation of the Building); provided, however, that the amount of such amortization and financing charges for items in (i) above shall not exceed in any year the amount of costs reasonably determined by Landlord to have been saved in such year by the expenditure either through direct reduction or minimization of increases which would have otherwise occurred, and provided further that with respect to (ii) above, Landlord shall take reasonable steps to comply with such governmental requirements in the most economical manner.\n(b) Notwithstanding any other provision herein to the contrary, in the event that the Building is not fully occupied during any year of the Term, an adjustment shall be made in computing those items constituting components of Operating Cost which vary depending on the level of occupancy of the Building for such year so that Operating Cost shall be extrapolated and computed as though the Building had been fully occupied during such year; provided, however, that in no event shall Landlord collect in total, from Tenant and all other tenants of the Building, an amount greater than one hundred percent (100%) of the actual Operating Cost during any year of the Term.\n(c) Notwithstanding the foregoing, Operating Cost shall not include any costs and expenses excluded expressly by the provisions of subsection (a) above or any costs and expenses relating to:\n(1) the management, maintenance, preservation or operation of (i) the Parking Section, (ii) the Commercial Section, to the extent constituting leasable space for tenants of the Commercial Section, and (iii) the Common Areas to the extent reasonably allocable to the Parking Section or the Commercial Section;\n(2) any special needs or uses of tenants with respect to storage areas resulting in extraordinary costs or expenses in connection with maintaining, repairing and operating such storage areas;\n(3) leasing commissions or tenants inducements associated with leasing activities;\n(4) costs or improvements to any tenant\u2019s leased premises or otherwise exclusively for the benefit of an individual tenant;\n(5) principal, interest, late charges or other payments on loans (except as provided in (a)(3), (a)(9) or (a)(10) above), ground rent, rent paid for the right to locate Project Common Areas or Loading Docks outside of the Building, or payments on equity obligations;\n(6) costs of repairing, replacing or otherwise correcting defects in the design or construction of the Project, or design or construction defects in any leasehold improvements in rentable areas of the Building;\n(7) leasing commissions, attorneys\u2019 fees, costs and disbursements and other expenses, any of which are incurred in connection with negotiations or disputes with tenants or prospective tenants, except with respect to disputes with other tenants the resolution of which is reasonably likely to result in a material benefit to the tenants of the Project (other than costs incurred in connection with the lease termination and eviction of any tenant);\n(8) depreciation and amortization of the Project or equipment, except as provided in (a)(3) and (a)(10) above;\n(9) expenses in connection with services of a type which Tenant does not receive under this Lease but which are provided to another tenant;\n(10) fines, penalties or indemnification obligations incurred due to violations by Landlord or Landlord Responsible Parties of any governmental rule or authority, or any agreement made in connection therewith with a governmental entity, and any costs of remedying such violations or defending the prosecution thereof (except for the costs of remedying such violations to the extent such costs are permitted Operating Costs pursuant to Section 2.04(a)(10));\n(11) all amounts paid to principals, subsidiaries, affiliates or other parties related to Landlord for services for the Project in excess of the amount payable for comparable services provided by a party who is not a principal, subsidiary, affiliate or otherwise related party;\n(12) costs and expenses to the extent related to the ownership (as distinguished from operation and maintenance, including the charges contemplated by (a)(2) above) of the Project;\n(13) ny particular items and services for which Tenant otherwise reimburses Landlord by direct payment over and above Base Rent and Tenant\u2019s Proportionate Share of Operating Cost;\n(14) advertising, marketing, promotional and like expenditures;\n(15) costs of refinancing the Project;\n(16) interest or penalties resulting from delinquent payments by Landlord, provided such delinquent payments are not caused by Tenant;\n(17) repairs or other work occasioned by fire, windstorm or other casualty to the extent covered by insurance required to be carried by Landlord hereunder, or by the exercise of the right of eminent domain, or voluntary conveyance in lieu thereof, to the extent reimbursed by condemnation proceeds;\n(18) Landlord\u2019s costs of electricity and other services to the extent they are separately chargeable to tenants as an additional charge or rental over and above the regular installments of rent payable under the lease with such tenant;\n(19) costs incurred by Landlord which are considered capital improvements and replacements under generally accepted accounting principles (\u201cGAAP\u201d) including contributions to replacement or contingency reserves created by Landlord, except as provided in (a)(3) or (a)(10) above;\n(20) any compensation paid to clerks, attendants, or other persons in commercial concessions operated by Landlord; and\n(21) costs for the purchase of sculpture, paintings, or other objects of art, and any royalties payable in connection therewith; and\n(22) the cost of any curative action required, or any repair, replacement or alteration made, by Landlord (or by a third party, the cost of which is imposed upon Landlord) to remedy a condition or damage caused by or resulting from the negligence or willful misconduct of Landlord or Landlord Responsible Parties, and, except to the extent such costs are permitted Operating Costs pursuant to Section 2.04(a)(10), the costs of complying with governmental or insurance requirements to the extent caused by a condition existing as of the date the Initial Tenant Improvement Plans are approved unless and to the extent caused by Tenant.", "samples": [{"hash": "i2HMAO2vfAg", "uri": "/contracts/i2HMAO2vfAg#operating-cost", "label": "Lease (Houghton Mifflin Co)", "score": 21.0, "published": true}], "snippet_links": [{"key": "expenses-and-costs", "type": "clause", "offset": [34, 52]}, {"key": "reasonable-business-judgment", "type": "clause", "offset": [106, 134]}, {"key": "landlord-shall", "type": "clause", "offset": [141, 155]}, {"key": "to-pay", "type": "clause", "offset": [180, 186]}, {"key": "in-connection-with", "type": "clause", "offset": [201, 219]}, {"key": "the-management", "type": "clause", "offset": [220, 234]}, {"key": "operation-of-the", "type": "clause", "offset": [265, 281]}, {"key": "in-accordance-with", "type": "definition", "offset": [303, 321]}, {"key": "generally-accepted-accounting-principles", "type": "definition", "offset": [322, 362]}, {"key": "consistently-applied", "type": "definition", "offset": [364, 384]}, {"key": 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"offset": [12591, 12602]}, {"key": "royalties-payable", "type": "clause", "offset": [12658, 12675]}, {"key": "action-required", "type": "definition", "offset": [12735, 12750]}, {"key": "by-a-third-party", "type": "clause", "offset": [12815, 12831]}, {"key": "upon-landlord", "type": "definition", "offset": [12862, 12875]}, {"key": "damage-caused", "type": "clause", "offset": [12902, 12915]}, {"key": "resulting-from-the", "type": "clause", "offset": [12922, 12940]}, {"key": "except-to-the-extent", "type": "clause", "offset": [13024, 13044]}, {"key": "complying-with", "type": "clause", "offset": [13132, 13146]}, {"key": "insurance-requirements", "type": "definition", "offset": [13163, 13185]}], "hash": "b589043d7181a896df8921f58aca8363", "id": 3}, {"size": 6, "snippet": "(a) Operating Cost shall mean all expenses and costs of every kind and nature which Landlord shall pay or become obligated to pay because of or in connection with the management, maintenance, preservation or operation of the Building (determined in accordance with generally accepted accounting principles, consistently applied) including, but not limited to the following:\n(1) Expenses of the operation, maintenance and security of the Building, including compensation in the form of wages, salaries, and other compensation and benefits (including payroll taxes, federal, state and local unemployment taxes and social security taxes, insurance, welfare and retirement benefits, and related expenses and benefits of all on-site and off-site employees [to the extent involved in the management, maintenance and operation of the Building], reasonably pro-rated to reflect services provided for the Building and other building(s));\n(2) Cost for Landlord\u2019s office and management office operation for the Building, including the actual cost (or, in the absence of a specific rent charge, the fair market rent) of any space occupied by entities providing management or building services for the Building, reasonably prorated between the Building and the building at \u2587\u2587\u2587 \u2587\u2587\u2587\u2587\u2587\u2587\u2587\u2587 \u2587\u2587\u2587\u2587\u2587\u2587;\n(3) All tools, supplies, materials and equipment used in the operation and maintenance of the Building (reasonably pro-rated to reflect services provided for the Building and other building(s)), including rental fees for the same, if such items are not purchased and amortized pursuant to (10) below;\n(4) Utilities, including electricity, water, sewer, gas, communication, heating, lighting, air conditioning and ventilating, for the entire Building;\n(5) All maintenance, janitorial and service agreements and costs for the Building, including, without limitation, alarm service, landscaping, window cleaning, escalator and elevator maintenance, rubbish and snow removal, pest control, equipment maintenance or servicing or maintenance or cleaning for sidewalks, Building exterior, roof and service areas;\n(6) A management fee in connection with the operation of the Building; provided, however, that the share of such cost included in Tenant\u2019s Operating Cost under this Lease shall be separately calculated and equal three percent (3%) of all Rent under this Lease, excluding such fee, and that such share shall be in lieu of Tenant\u2019s Proportionate Share of the management fee for the entire Building;\n(7) Legal and accounting services for the Building, including the costs of audits by certified public accountants, but excluding legal costs (and related costs and expenses) incurred in disputes with or proceedings against any specific tenant or in connection with the development, financing, sale and/or leasing of the Building or any part thereof;\n(8) All insurance premiums and costs applicable to the Building and Landlord\u2019s personal property used in connection therewith, including but not limited to, the premiums and cost of fire, casualty and liability coverage and rental abatement and business interruption insurance and unreimbursed costs incurred by Landlord that are subject to an insurance deductible;\n(9) Repairs, replacements and general maintenance (except for repairs paid by proceeds of insurance or by Tenant or other third parties, and alterations attributable solely to tenants of the Building other than Tenant);\n(10) Amortization (together with reasonable actual or imputed financing charges) over its useful life as reasonably determined by Landlord (or such shorter pay-back period as may be reasonably estimated by Landlord for cost-savings items) of capital improvements made to the Building that (i) are reasonably designed to maintain the first-class quality of the Building\u2019s operations consistent with Comparable Buildings in Downtown Boston (excluding major lobby reconstruction or other major improvement work in the Building) or to reduce energy consumption or improve the operating efficiency of the Building, (ii) may be required by governmental authorities (other than a failure of the Building to comply with any law, ordinance, order, or other governmental rule or regulation in effect and interpreted to apply to the Property as of the date hereof) or any insurer of the Building consistent with Comparable Buildings in Downtown Boston, or (iii) constitute equipment of a capital nature contemplated in (3) above (such as, for example, snow blowers, vacuums and sweepers), which in Landlord\u2019s reasonable judgment, is ultimately less costly to purchase than to rent.\n(b) Notwithstanding any other provision herein to the contrary, in the event that the Building is not fully occupied during any year of the Term, an adjustment shall be made in computing Operating Cost for such year so that Operating Cost shall be computed as though the Building had been fully occupied during such year; provided, however, that in no event shall Landlord collect in total, from Tenant and all other tenants of the Building, an amount greater than one hundred percent (100%) of the actual Operating Cost during any year of the Term, To the extent items of Operating Cost are incurred for the Building and other buildings (including the other building in the Project), the costs of such items shall be reasonably allocated by Landlord between the Building and such other building(s).\n(c) Operating Cost shall not include (i) costs associated with the operation of the parking garage forming part of the Building (including the elevators serving the garage) or any validated parking, or with the development, construction, financing, sale or leasing of the Building, (ii) specific costs for tenant electricity (of the type specified in Section 3.01(b)) or for extra services (of the type specified in Section 3.02) that are separately billed to and paid by specific tenants leasing space in the Office Section of the Building, or those costs and expenses which are specifically attributable to and separately paid by the tenants in the Commercial Section of the Building and not provided to Tenant hereunder, (iii) that portion of the costs and expenses relating to the loading dock facilities and the General Common Areas which exclusively serves the Commercial Section of the Building or is paid by the tenants in the Commercial Section of the Building, (iv) compensation (including salaries, wages, fringe benefits, profit-sharing, bonuses and other employee benefit plans) paid to any executives or principals of Landlord above the grade of senior property manager (other than costs of such personnel who actually perform services that would have been included in Operating Cost hereunder if performed by a third party), (v) franchise, corporate excise or income taxes imposed on Landlord, (vi) capital expenses (whether for repairs, replacements or improvements), depreciation, amortization, or other non-cash items of the Building (except as provided in clause (a)(10) above), (vii) debt service or ground lease payments, other costs of financing or refinancing of any Mortgage, or costs incurred in connection with any other financing, sale, or syndication of the Building or any interest therein, or in the defense of Landlord\u2019s title thereto, (viii) advertising costs, promotional expenses, signs, brokerage commissions, tenant improvement allowances, costs of design or construction of tenant improvements, moving expenses, attorneys\u2019 fees and other expenses incurred in marketing tenant spaces, negotiating leases with current or prospective tenants of the Building or preparing such tenants\u2019 spaces for occupancy, (ix) costs of capital items, except as expressly included above in clause (10) in Operating Cost, (x) costs for which Landlord is reimbursed under insurance policies, warranties, or otherwise by building service contractors or other third parties (including other tenants for separately reimbursable charges, such as overtime HVAC or special services), but not for Operating Cost charges, (xi) penalties, fines, or interest that Landlord is obligated to pay by reason of a failure by Landlord to comply with applicable legal requirements or to timely pay Impositions, utility bills or similar third party payments of Operating Cost; (xii) the cost of services provided to Landlord by any affiliate or subsidiary of Landlord, to the extent such costs exceed the costs that would have been paid by Landlord in an arm\u2019s length transaction, provided that this clause shall not be construed to affect the management fee charged under Section 2.04(a)(6) above; (xiii) charitable contributions or similar donations, (xiv) costs of purchasing works of art, (xv) bad debt or rental loss or any reserves, (xvi) costs of organizing or maintaining Landlord as an entity, such as trustees\u2019 fees, annual fees, partnership expenses, and legal and accounting fees in organizing or maintaining Landlord as an entity, (xvii) costs of services provided to other tenants and not to Tenant, (xviii) costs of assessment or remediation of specific releases or spills of hazardous materials in the Building, other than those caused by Tenant or any Tenant Party (which may be separately chargeable to Tenant) or incurred in the ordinary course of owning, operating, and maintaining a first-class mixed-use high-rise building in downtown Boston (e.g., periodic air quality testing or the handling or disposal of cleaning materials or other materials used in mechanical equipment or in providing building services, all of which are includable in Operating Cost); or (xix) costs directly resulting from the ascertained negligence or willful misconduct of Landlord or its employees, agents, or contractors or other tenants, (xx) costs directly resulting from the ascertained negligence or willful misconduct of Landlord or its employees, agents, or contractors or other tenants, or (xxi) costs directly resulting from the violation by any tenant of the Building of its lease obligations, to the extent not reimbursed by such party and not otherwise excluded hereunder, (xxii) damages, penalties, fines, or interest that Landlord is obligated to pay by reason of failure by Landlord to comply with applicable law or its lease obligations; (xxiii) taxes (other than sales or use taxes in connection with Building services, operations or repairs) imposed on Landlord, or (xxiv) costs of repairs or restoration due to casualty or condemnation affecting all or part of the Building, except as expressly included above in clause (8) in Operating Costs.", "samples": [{"hash": "gLshNSDypGA", "uri": "/contracts/gLshNSDypGA#operating-cost", "label": "Lease Agreement (Rhythm Pharmaceuticals, Inc.)", "score": 28.6769336071, "published": true}, {"hash": "kOlxN5IzvxV", "uri": "/contracts/kOlxN5IzvxV#operating-cost", "label": "Lease Agreement (Rhythm Pharmaceuticals, Inc.)", "score": 28.6413415469, "published": true}], "snippet_links": [{"key": "expenses-and-costs", "type": "clause", "offset": [34, 52]}, {"key": "landlord-shall", "type": 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[9407, 9418]}, {"key": "cleaning-materials", "type": "definition", "offset": [9419, 9437]}, {"key": "materials-used", "type": "clause", "offset": [9447, 9461]}, {"key": "mechanical-equipment", "type": "definition", "offset": [9465, 9485]}, {"key": "resulting-from-the", "type": "clause", "offset": [9593, 9611]}, {"key": "willful-misconduct", "type": "clause", "offset": [9638, 9656]}, {"key": "lease-obligations", "type": "clause", "offset": [9973, 9990]}, {"key": "such-party", "type": "clause", "offset": [10024, 10034]}, {"key": "applicable-law", "type": "clause", "offset": [10201, 10215]}, {"key": "sales-or-use-taxes", "type": "clause", "offset": [10268, 10286]}, {"key": "casualty-or-condemnation", "type": "clause", "offset": [10418, 10442]}, {"key": "operating-costs", "type": "definition", "offset": [10534, 10549]}], "hash": "f2d066833671ce2fc372a90cbb9dceac", "id": 4}, {"size": 3, "snippet": "The following portion of Operating Costs shall be allocated to the", "samples": [{"hash": "bvyyzQlLp5e", "uri": "/contracts/bvyyzQlLp5e#operating-cost", "label": "Service Agreement", "score": 22.0143737166, "published": true}, {"hash": "9bM0CZK9mHf", "uri": "/contracts/9bM0CZK9mHf#operating-cost", "label": "Interconnection Agreement", "score": 22.0143737166, "published": true}, {"hash": "8NKxKd1EwNJ", "uri": "/contracts/8NKxKd1EwNJ#operating-cost", "label": "Interconnection Agreement", "score": 22.0143737166, "published": true}], "snippet_links": [{"key": "operating-costs", "type": "definition", "offset": [25, 40]}, {"key": "allocated-to", "type": "definition", "offset": [50, 62]}], "hash": "1413f0d26d03edced78cacb61809e12c", "id": 5}, {"size": 3, "snippet": "(i) Prior to the Commencement Date and prior to each calendar year thereafter Landlord shall compute and deliver to Tenant a good faith estimate of the Operating Cost for such calendar year and the monthly payments as would fully recover the estimated Operating Cost in such calendar year. If at any time in such calendar year there is a material change in Landlord's estimate of the Operating Cost, Landlord may compute and deliver to Tenant an updated statement. The estimated Operating Cost shall be paid by Tenant to Landlord in advance and without further notice on or before the Commencement Date and on or before the first day of each calendar month thereafter during the Term in monthly installments, each based on Landlord's most current statement. If the Commencement Date falls on other than the first day of a month, the payment of the estimated Operating Cost for the first month of the Initial Term shall be pro-rated.\n(ii) Within a reasonable period after the end of each calendar year, Landlord shall give written notice to Tenant of the actual Operating Cost for that calendar year. If the actual Operating Cost for any calendar year during the Term exceeds the estimated Operating Cost paid by Tenant for the calendar year, Tenant shall pay to Landlord a sum equal to the difference between the actual Operating Cost for the year and the estimated Operating Cost paid by Tenant for the year. If the estimated Operating Cost paid by Tenant for any calendar year during the Term exceeds the actual Operating Cost for the calendar year, Landlord shall pay to Tenant a sum equal to the difference between the estimated Operating Cost paid by Tenant for the year and the actual Operating Cost for the year. Tenant shall pay to Landlord any amount due under this Section within 30 days after delivery of the annual notice, but failure to so notify Tenant within a reasonable period after any calendar year for which any amount is due shall not release Tenant from paying nor diminish Tenant's obligation to pay such amount. At Tenant's option, Landlord shall pay Tenant any amount due under this Article within 30 days after delivery of the annual notice or credit such amount against the next payments coming due under this Lease. If this Lease does not begin or end at the first day of a calendar year, the amount payable for any such Operating Cost adjustment will be adjusted accordingly.\n(iii) Tenant may at Tenant's cost examine Landlord's books relating to the Operating Cost if requested within 100 days of receipt of Landlord's notice of the actual Operating Cost for any year. Such examination shall be made during normal business hours upon reasonable prior written notice to Landlord. The actual Operating Cost and any Operating Cost adjustment set out in Landlord's notice of the actual Operating Cost for any year shall be considered as final and binding on Tenant except to the extent of any written exception delivered to Landlord within 180 days of Tenant's request to examine Landlord's books. The written exception shall specify the items of Operating Cost or calculation of the Operating Cost adjustment to which exception is made and the reason for such exception. No examination of Landlord's books or written exception made by Tenant shall extend the due date of any Operating Cost adjustment or any other amount due under this Lease.\n(iv) If Tenant's examination reveals that the actual Operating Cost for any period has been overstated, Tenant shall provide Landlord with a copy of the results of its examination and Landlord shall promptly reimburse Tenant the difference between the amount paid by Tenant and the amount actually due. In addition, if such examination reveals that actual Operating Cost for any year has been overstated by 4% or more, Landlord shall promptly reimburse Tenant the reasonable cost of such examination. If Tenant's examination reveals that the actual Operating Cost for any year has been understated, Tenant shall promptly pay Landlord the difference between the amount due and the amount paid by Tenant.\n(v) If Landlord disputes the results of Tenant's examination, Landlord and Tenant shall negotiate in good faith in an attempt to resolve the dispute. If Landlord and Tenant do not resolve the dispute within 60 days of Landlord's receipt of the results of Tenant's examination, the dispute will be resolved by a mutually acceptable nationally-recognized accounting firm. Landlord and Tenant shall bear equally the cost of the services of such accounting firm. If Landlord disputes the results of Tenant's examination, then notwithstanding Section 5(b)(iv) Landlord shall not be required to reimburse Tenant for any overstated amount or cost of examination until the dispute is resolved, and the amount of the overstatement or understatement as determined by such resolution shall govern the amount to be reimbursed by Landlord or paid by Tenant.\n(vi) For purposes of this Section, the \"Operating Cost\" for any calendar year will be all reasonable costs of Landlord (net of rebates and discounts actually received) attributable to the ownership, maintenance, operation and repair of the Premises pursuant to this Lease attributable to such year as determined by standard accounting practices, including but not limited to (A) all taxes, installments of special assessments (and interest thereon), fees, levies, and other governmental charges, general and special, ordinary and extraordinary, payable during such calendar year which are assessed, levied, charged or imposed upon or on account of all of any part of the Premises, (B) the cost of maintenance, operation, repair and replacement of the parking areas, roads, sidewalks, landscaping, drainage and exterior lighting facilities on or about the Premises, (C) the cost of maintenance, operation, repair and replacement of equipment and facilities providing heating, cooling, ventilation, electrical and plumbing services in the Building, (D) the cost of maintenance, operation, repair and replacement of any elevator equipment in the Building, (E) the cost of maintenance, repair and replacement of exterior glass and exterior doors, including cleaning the exterior surface of exterior window glass, (F) the cost for any additional services provided by Landlord under the terms of this Lease, (G) the cost of such insurance as may be provided by Landlord under the terms of this Lease, and (H) the amount of any management fees and expenses payable by Landlord for management of the Premises not to exceed the competitive cost or rate for such service. Operating Cost shall include any employment costs (including pension and benefits) for persons employed by Landlord or its manager in performing any of the foregoing maintenance, operation, repair or replacement work (or pro rata portion thereof if the employee is assigned to other properties in addition to the Premises), the cost of transportation of such employees in connection with such work, the cost of all supplies and materials used in performing such work, the cost of any utilities or services provided to or in the Premises which are not paid by Tenant, the cost of maintenance and service agreements for equipment serving the Premises such as exterior window cleaning and elevator maintenance, and the cost of any equipment leased or rented in connection with such work. Capital expenditures for any repairs, modifications, alterations, changes and replacements which cost less than $25,000 for the project (whether under one contract or several trade contracts) will be included in Operating Cost for the year in which such expenditures are incurred. Capital expenditures for any work which exceed such amount will be drawn from the Capital Reserve maintained under Section 35 to the extent of funds available, and any amounts in excess thereof will amortized over the useful life or pay-back period (whichever is shorter) at an interest rate equal to Landlord's cost of funds and the amortized amount for each year will be included in the Operating Cost for such year. Operating Cost excludes, however, (A) depreciation, (B) principal and interest on debt, (C) finders' fees and real estate brokers' commissions, (D) financing and refinancing costs, (E) cost of repairs due to casualty or condemnation which are reimbursed by third parties, (F) any cost due to Landlord's breach of this Lease, (G) any income, estate, inheritance, or other transfer tax and any excess profit, franchise, or similar taxes on Landlord's business, (H) any amount for any item or service paid to Landlord or an affiliate of Landlord to the extent it exceeds the competitive cost or rate for such item or service, (I) costs of operation of the business of the entity which constitutes Landlord or preservation of Landlord's interest in the Premises, such as by way of illustration and not limitation the cost of internal accounting and legal matters, the sale or mortgaging of the Premises, any legal disputes with any employee relating to his or her employment, or any legal disputes with any holder of a mortgage on the Premises relating to its mortgage, as distinguished from costs of management, operation, maintenance and repair of the Premises, (J) amounts otherwise included in Operating Cost to the extent they are reimbursed (after deduction of the out-of-pocket cost of collection of such reimbursement) by insurance or otherwise, or (K) interest and penalties resulting from failure to pay any item included in Operating Cost when due and payable.", "samples": [{"hash": "e5XEoHWqpEw", "uri": "/contracts/e5XEoHWqpEw#operating-cost", "label": "Lease Agreement (Telex Communications International LTD)", "score": 18.0, "published": true}, {"hash": "aWLpCvx8sGV", "uri": "/contracts/aWLpCvx8sGV#operating-cost", "label": "Lease Agreement (Telex Communications Inc)", "score": 18.0, "published": true}], "snippet_links": [{"key": "prior-to-the-commencement-date", "type": "clause", "offset": [4, 34]}, {"key": "each-calendar-year", "type": "definition", "offset": [48, 66]}, {"key": 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"persons-employed-by", "type": "clause", "offset": [6667, 6686]}, {"key": "the-foregoing", "type": "definition", "offset": [6732, 6745]}, {"key": "replacement-work", "type": "clause", "offset": [6780, 6796]}, {"key": "pro-rata-portion", "type": "definition", "offset": [6801, 6817]}, {"key": "the-employee", "type": "definition", "offset": [6829, 6841]}, {"key": "other-properties", "type": "definition", "offset": [6857, 6873]}, {"key": "in-addition-to-the", "type": "clause", "offset": [6874, 6892]}, {"key": "cost-of-transportation", "type": "clause", "offset": [6908, 6930]}, {"key": "in-connection-with", "type": "clause", "offset": [6949, 6967]}, {"key": "materials-used", "type": "clause", "offset": [7008, 7022]}, {"key": "utilities-or-services", "type": "clause", "offset": [7064, 7085]}, {"key": "service-agreements", "type": "clause", "offset": [7175, 7193]}, {"key": "for-equipment", "type": "clause", "offset": [7194, 7207]}, {"key": "window-cleaning", "type": "definition", "offset": 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Prior to the commencement of the Term of this Lease and the commencement of each fiscal period selected by the Landlord thereafter which commences during the Term, the Landlord shall estimate the amount of Operating Cost for the ensuing fiscal period or (if applicable) broken portion thereof, as the case may be, and notify the Tenant in writing of such estimate. The Operating Cost in any fiscal period shall be an amount equal to the aggregate of all Operating Costs for that fiscal period. The Landlord may from time to time alter the fiscal period selected, in which case, and in the case where only a broken portion of a fiscal period is included within the Term, the appropriate adjustment in monthly payments shall be made. From time to time during a fiscal period the Landlord may re-estimate the amount of Operating Cost in which event the Landlord shall notify the tenant in writing of such re-estimate and fix monthly instalments for the then remaining balance of such fiscal period or broken portion thereof such that, after giving credit for instalments paid by the Tenant on the basis of the previous estimate or estimates, the", "samples": [{"hash": "5l5MxpkypXV", "uri": "/contracts/5l5MxpkypXV#operating-cost", "label": "Net Lease Agreement (Smartsources Com Inc)", "score": 18.0, "published": true}], "snippet_links": [{"key": "the-term-of-the-lease", "type": "clause", "offset": [7, 28]}, {"key": "the-tenant-shall", "type": "clause", "offset": [30, 46]}, {"key": "pay-to", "type": "definition", "offset": [47, 53]}, {"key": "where-applicable", "type": "clause", "offset": [153, 169]}, {"key": "pursuant-to-section", "type": "definition", "offset": [212, 231]}, {"key": "the-building", "type": "definition", 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"operating-agreement", "type": "clause", "offset": [103, 122]}], "hash": "6d9c605cda36521f9303fafbc9778d81", "id": 10}], "next_curs": "ClcSUWoVc35sYXdpbnNpZGVyY29udHJhY3RzcjMLEhZDbGF1c2VTbmlwcGV0R3JvdXBfdjU2IhdvcGVyYXRpbmctY29zdCMwMDAwMDAwYQyiAQJlbhgAIAA=", "clause": {"parents": [["rental-terms", "Rental Terms"], ["definitions", "Definitions"], ["term-rent", "Term Rent"], ["term-use-rent", "Term Use Rent"], ["rental", "Rental"]], "title": "Operating Cost", "size": 119, "children": [["interconnection-facilities-and-hassayampa-switchyard", "Interconnection Facilities and Hassayampa Switchyard"], ["anpp-switchyard", "ANPP Switchyard"], ["adjustment-to-base-year-and-other-operating-costs", "Adjustment to Base Year and Other Operating Costs"], ["additional-rent", "ADDITIONAL RENT"], ["extra-charges", "EXTRA CHARGES"]], "id": "operating-cost", "related": [["operating-costs", "Operating Costs", "<strong>Operating Costs</strong>"], ["operating-expenses", "Operating Expenses", "Operating Expenses"], ["common-area-operating-expenses", "Common Area Operating Expenses", "Common Area Operating Expenses"], ["limit-on-operating-expenses", "Limit on Operating Expenses", "Limit on Operating Expenses"], ["common-area-maintenance", "Common Area Maintenance", "Common Area Maintenance"]], "related_snippets": [], "updated": "2025-07-07T12:37:53+00:00", "also_ask": ["What are the most negotiable elements of the Operating Cost definition?", "Which exclusions are essential to prevent landlord overreach?", "How do courts interpret ambiguous Operating Cost provisions?", "What are the key differences in Operating Cost clauses across jurisdictions?", "What drafting pitfalls most commonly lead to tenant disputes or litigation?"], "drafting_tip": "Define 'Operating Cost' precisely to avoid ambiguity; specify inclusions and exclusions to prevent disputes; align definitions with industry standards to ensure enforceability.", "explanation": "The Operating Cost clause defines the expenses that are incurred in the day-to-day functioning and maintenance of a property or business, which are typically passed on to tenants or shared among parties. This clause outlines what specific costs are included, such as utilities, repairs, maintenance, management fees, and sometimes insurance or taxes, and may detail how these costs are calculated and allocated. Its core practical function is to ensure transparency and fairness in the distribution of ongoing operational expenses, preventing disputes by clearly specifying financial responsibilities."}, "json": true, "cursor": ""}}