Exhibit 10.10
501 DAKOTA LEASE
This lease is made between Xxxxx Xxxxxx Properties Inc. of 000 Xxxxxx
Xxx., Xxxxx, XX 00000 herein called Lessor, and Raggin' Ribs Inc. herein called
the Lessee on the 2nd of June, 2003.
Lessee hereby agrees to lease the building at 000 Xxxxxx Xxxxxx in the
City of Tampa, the County of Hillsborough, the state of Florida upon the
following terms and conditions:
1. TERM AND RENT: Lessor demises the above premises with the current available
offices for the term of three years with the option to renew for an additional
five years, commencing June 1, 2003 and terminating on May 31, 2006 (should the
five year option not be required) at the annual rental of $38,400 plus sales tax
of 7% or whatever the sales tax amount for Hillsborough County becomes over the
time of the lease, payable in equal installments in advance on the first day of
each month for that month's rental, during the term of the lease. As the
remaining two offices are vacated and if Raggin' Ribs still chooses to rent
those remaining spaces, their current rent ($500 for Xxxxxx Xxxxx'x and $750 for
Xxxx Xxxxxx'x) will be added to Raggin' Ribs lease amount per month. All rental
payments shall be made to Lessor at 000 Xxxxxx Xxx., Xxxxx, XX 00000. Should the
rent not be paid by the fifth of the month, a late fee of $50 shall be assessed.
An additional $50 ($100 total) shall be added if the rent is not paid by the
10th of the month. Thereafter an additional $10 per day shall be assessed on top
of the $100 until the month's lease is paid in full.
2. ????? Lessee shall use and occupy the premises as administrative offices and
training facilities for Raggin' Ribs. The premises shall be used for no other
purpose. Lessor represents that the premises may lawfully be used for such
purpose.
3. CARE AND MAINTENANCE OF PREMISES: Lessee acknowledges that the premises are
in good order and repair. Lessor shall, at his own expense and at all times,
maintain the lawn, the electrical, plumbing, air conditioning and security
systems. Lessee shall maintain their own phone system and fines.
4. ????? Lessee shall not, without first obtaining the written consent of
Lessor, make any alterations, additions or improvements in, to or about the
premises.
5. ORDINANCES AND STATUTES: Lessee shall comply with all statutes, ordinances
and requirements of all municipal, state and federal authorities now in force,
or which may hereafter be in force, pertaining to the premises, occasioned by or
affecting the use thereof by Lessee.
6. Assignment AND SUBLETTING: Lessee shall not assign this lease or sublet any
portion of the premises without prior written consent of the Lessor, which shall
not be reasonably withheld. Any such assignment or subletting without consent
shall be void and, at the option of the Lessor, may terminate the lease.
501 DAKOTA LEASE
7. UTILITIES: All utilities, excluding the phone system and a portion of the
electricity, shall be the responsibility of the Lessor. The Lessor shall pay up
to $800 per month for the electricity. Any amount over $800 per months shall be
the responsibility of the Lessee.
8. ENTRY AND Inspection: Lessee shall permit Lessor or Lessor's agents to enter
upon the premises at reasonable times and upon reasonable notice for the purpose
of inspecting the same and will permit Lessor at any time within sixty (60) days
prior to the expiration of this lease, to place upon the premises any usual "For
Lease" signs and permit persons desiring to lease the same to inspect the
premises thereafter.
9. POSSESSION: Lessor is unable to deliver possession of the premises at the
commencement hereof, Lessor shall not be liable for any damage caused thereby,
nor shall this lease be void or voidable, but Lessee shall not be liable for any
rent until possession is delivered.
10. INDEMNIFICATION OF Lessor: Lessor shall not be liable for any damage or
injury to Lessee, or any other person, or to any property, occurring on the
demised premises or any part thereof, and Lessee agrees to hold Lessor harmless
from any claims for damages, no matter how caused.
11. DESTRUCTION OF PREMISES: In the event of a partial destruction of the
premises during the term hereof, from any cause, Lessor shall forthwith repair
the same, provided that such repairs can be made within sixty (60) days under
existing governmental laws and regulations, but shuch partial destruction shall
not terminate this lease, except that Lessee shall be entitled to a
proportionate reduction of rent while such repairs are being made.
12. Lessor's Remedies ON DEFAULT: If Lessee defaults in the payment of rent, or
any additional rent, or defaults in the performance of any of the other
covenants or conditions hereof, Lessor may give Lessee notice of such default
and if Lessee does not cure any such default within three days, after the giving
of such notice (or if such other default is of such nature that it cannot be
completely cured within such period), if Lessee does not commence such curing
within seven days and thereafter proceed with reasonable diligence and in good
faith to cure such default, then Lessor may terminate this lease on not less
than three days' notice to Lessee. On the date specified in such notice the term
of this lease shall terminate and Lessee shall then quit and surrender the
premises to Lessor, without extinguishing Lessee's liability. If this lease
shall have been so terminated by Lessor, Lessor may at any time thereafter
resume possession of the premises by any lawful means and remove Lessee and
other occupants and their effects. No failure to enforce any term shall be
deemed a waiver. Lessee shall be responsible for all attorney's fees incurred by
Lessor concerning the default and removal.
13. SECURITY DEPOSIT: Lessee shall deposit with Lessor on the signing of this
lease the sum of $3500 as security for the performance of Lessee's obligations
under this lease, including without limitation the surrender of possession of
hte premises to Lessor as herein provided. If Lessor aplies any part of hte
deposit to cure any default of Lessee,
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501 DAKOTA LEASE
Lessee shall on demand deposit with Lessor the amount so applied so that Lessor
shall have the full deposit on hand at all times during the term of this lease.
14. ATTORNEY'S FEES: In case suit should be brought for recovery of premises, or
for any sum due hereunder, or because of any act which may arise out of the
possession of the premises, by either party, the prevailing party shall be
entitled to all costs incurred in connection with such action, including a
reasonable attorney's fee.
15. WAIVER: No failure to Lessor to enforce any term hereof shall be deemed to
be a waiver. ????? Any notice which either party may or is required to
give, shall be given by mailing the same, postage prepaid, to Lessee at the
permises or Lessor at the address specified above, or at such other places as
may be designated by the parties from time to time.
17. HEIRS. ASSIGNS AND Successors: This lease is binding upon and inures to the
benefit of the heirs, assings and successors in interest to the parties.
18. RADON GAS EXPOSURE: As required by law, Xxxxx Xxxxxx Properties Inc. makes
the following disclosure: "Radon Gas" is a naturally occurring radioactive gas
that, when it has accumulated in a building in sufficient quantities, may
present helth risks to persons who are exposed to it over time. Levels of radon
that exceed federal and state guidelines have been found in buildings in
Hillsborough County. Additional information regarding radon and radon testing
may be obtained from your county publich health unit.
19. ????? Raggin' Ribs, at its own expense, may put signs on the side of the
building facing the Crosstown, as requested, and in the front yard to ????? the
public as to its whereabouts.
20. LIGHTS AND AIR CONDITIONING: Raggin' Ribs and its employees agree to make a
diligent effort to turn all lights off and the air conditioning to 78-degrees
when leaving the building for the evening and especially the weekend. This will
not only save the Lessor funds but also conserve our natural resources.Raggin'
Ribs agrees to pay the balance over $800 should the electric fall above that
xxxx during the month.
21. TRASH DISPOSAL: It is asked that Raggin' Ribs place all its trash in the
outside containers for pick up by the garbage men twice a week.
22. ENTIRE AGREEMENT: The foregoing constitutes the entire agreement between the
parties and may be modified only by a writing signed by both parties.
LESSOR: LESSEE:
/S/ Xxxxx Xxxxxx /s/ Xxxxx Xxxxxxxx
Xxxxx Xxxxxx Properties, Inc. Raggin' Ribs Inc
Xxxxx Xxxxxx, President Xxx Xxxxxxxx Chairman
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