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EXHIBIT 10.1
LEASE AGREEMENT
XXXXXX HILLS III
- TABLE OF CONTENTS -
Page No.
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ARTICLE 1 - LEASE OF PREMISES................................................................2
ARTICLE 2 - TERM AND POSSESSION..............................................................3
ARTICLE 3 - RENT.............................................................................5
ARTICLE 4 - SECURITY DEPOSIT.................................................................8
ARTICLE 5 - OCCUPANCY AND USE................................................................8
ARTICLE 6 - UTILITIES AND OTHER BUILDING SERVICES...........................................10
ARTICLE 7- REPAIRS, MAINTENANCE, ALTERATIONS, IMPROVEMENTS AND FIXTURES....................11
ARTICLE 8 - FIRE OR OTHER CASUALTY; CASUALTY INSURANCE......................................12
ARTICLE 9 - GENERAL PUBLIC LIABILITY, INDEMNIFICATION AND INSURANCE.........................14
ARTICLE 10 - EMINENT DOMAIN.................................................................15
ARTICLE 11 - LIENS..........................................................................15
ARTICLE 12 - RENTAL, PERSONAL PROPERTY AND OTHER TAXES......................................16
ARTICLE 13 - ASSIGNMENT AND SUBLETTING......................................................16
ARTICLE 14 - TRANSFERS BY LANDLORD..........................................................17
ARTICLE 15 - DEFAULTS AND REMEDIES..........................................................17
ARTICLE 16 - LANDLORD'S RIGHT TO RELOCATE TENANT............................................19
ARTICLE 17 - NOTICE AND PLACE OF PAYMENT....................................................19
ARTICLE 18 - TENANT'S ENVIRONMENTAL REPRESENTATIONS, COVENANTS AND INDEMNITIES..............20
ARTICLE 19 - MISCELLANEOUS GENERAL PROVISIONS...............................................20
SCHEDULE OF EXHIBITS........................................................................25
EXHIBIT A-1.................................................................................26
EXHIBIT A-2.................................................................................27
EXHIBIT B...................................................................................28
EXHIBIT C...................................................................................29
EXHIBIT D...................................................................................32
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LEASE AGREEMENT
XXXXXX HILLS III
THIS LEASE ("Lease"), made this 24th day of February, 1999, by and between
XXXXXX HILLS III, L. L. C., a Tennessee limited liability company ("Landlord")
and Amsurg Corporation, a ("Tenant"),
W I T N E S S E T H:
ARTICLE 1 - LEASE OF PREMISES
Section 1.01. Lease of Premises. Landlord hereby leases to Tenant and Tenant
hereby leases from Landlord, subject to all of the terms and conditions
hereinafter set forth, office space on the Fifth (5th) Floor in the office
building described below that is commonly known as Xxxxxx Hills III, Nashville,
Davidson County, Tennessee, and which is situated on the tract of land described
in Exhibit A-1 attached hereto (the "Building"), for the term hereinafter
specified. The space in the Building hereby leased to Tenant is set forth in
Item B of the Basic Lease Provisions and is outlined on Exhibit A-2 attached
hereto (the "Leased Premises").
Section 1.02. Basic Lease Provisions.
A. Building Name: Xxxxxx Hills III
Address: 00 Xxxxxx Xxxxx Xxxxxxxxx
Xxxxxxxxx, Xxxxxxxxx 00000
B. Rentable Area of Leased Premises: 22,061 square feet;
C. Building Expense Percentage: 20.64 %;
D. Minimum Annual Rent: Based on Rent Per Square foot as specified below;
Rent Schedule:
Year 1: $21.50/RSF Year 6: $24.00/RSF
Year 2: $22.00/RSF Year 7: $24.50/RSF
Year 3: $22.50/RSF Year 8: $25.00/RSF
Year 4: $23.00/RSF Year 9: $25.00/RSF
Year 5: $23.50/RSF Year 10: $25.00/RSF
E. Monthly Rental Installments: Based on Minimum annual Rent and Rentable
Area of Leased Premises as described above;
F. Term: Ten (10) years and zero months (plus the number of days in the
month or partial month in which the Commencement Date occurs);
G. Target Commencement Date: June 1, 1999;
H. Security Deposit: One month rent;
I. Broker: Xxxx Xxxxxx & Co.;
J. Permitted Use: General office purposes;
K. Space Plan Approval Date: March 15, 1999; (See Exhibit B);
L. Options: Two (2) Five (5) year options;
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M. Expiration Date: The last day of the month that is one hundred and
twenty (120) months after the month in which the Commencement Date
occurs, or such earlier date of any termination of this Lease;
N. Address for payments and notices:
Landlord: Xxxxxx Hills III, L. L. C.
c/o Xxxx X. Xxxxxx & Company
Xxxxxx Plaza, Suite 1600
0000 Xxxx Xxx Xxxxxx
Xxxxxxxxx, XX 00000
Tenant: Amsurg Corporation
00 Xxxxxx Xxxxx Xxxxxxxxx
Xxxxxxxxx, XX 00000
O. Delinquency Interest Rate: An annual percentage rate of interest equal
to three percentage points (3%) in excess of the "Prime Rate" from time
to time published in the Money Rates section of The Wall Street
Journal, which rate as published on the last publication day in any
month shall be deemed to be the appropriate reference rate for the
entire next succeeding calendar month; provided, however, that in no
event shall the Delinquency Interest Rate exceed the maximum contract
rate of interest from time to time allowed to be charged under
applicable law. Should The Wall Street Journal cease the publication of
its Prime Rate, the Lessor shall have the right to designate a
comparable reference rate.
P. Lease Month: The calendar month or partial calendar month in which the
Commencement Date occurs, and each subsequent calendar month during the
Term.
Q. Lease Year: The period ending on the last day of the twelfth (12th)
month after the month in which the Commencement Date occurs, and the
successive annual period(s), if any, ending on each subsequent
anniversary of said date.
ARTICLE 2 - TERM AND POSSESSION
Section 2.01. Term. The term of this Lease shall be the period of time specified
in Item F of the Basic Lease Provisions and shall commence on: (i) the Target
Commencement Date as provided in Item G of the Basic Lease Provisions (and as
further described in Exhibit B); or (ii) such date as Tenant takes possession or
commences use of the Leased Premises, but in no event more than thirty (30) days
after a Certificate of Occupancy is issued. In the event the Premises are not
ready for occupancy by Tenant on the Commencement Date because the Leasehold
Improvements (as defined in the Work Letter Agreement, Exhibit "F") are not
substantially complete or for any other reason, the obligations of Landlord and
Tenant shall nevertheless continue in full force and effect, but if the Premises
are not ready for occupancy for reasons solely caused by the actions or
inactions of Landlord, then the Base Rental attributable to the Premises as
provided in Paragraph 3 hereof shall xxxxx and not commence until the date the
Leasehold Improvements to the Premises are ready for occupancy. Such abatement
of Base Rental shall constitute full settlement of all claims that Tenant may
otherwise have against Landlord by reason of the Premises not being ready for
occupancy by Tenant on the Commencement Date, and the Term shall be extended by
a period of time equivalent to the period of time which elapses between the
Commencement Date and the date that the Leasehold Improvements to the Premises
are substantially complete. The date of commencement as defined above,
hereinafter called the "Commencement Date," and the "Expiration Date" shall be
confirmed by Tenant as provided in Section 2.03. Notwithstanding any provision
herein to the contrary, in no event shall the Commencement Date occur prior to
June 1, 1999.
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Section 2.02. Construction of Tenant Finish Improvements and Possession.
Landlord agrees to perform and complete the work on the tenant finish
improvements in the Leased Premises as set out in Exhibit B, subject to events
and delays due to causes beyond its reasonable control, and shall give written
notice of the day on which its work shall be completed. From and after receipt
of said notice or earlier with the consent of Landlord, Tenant shall have the
right and privilege of going onto the Leased Premises to complete interior
decoration work and to prepare the Leased Premises for its occupancy; provided,
however, that its schedule in so doing shall be communicated to Landlord and the
approval of Landlord secured so as not to interfere with other work of Landlord
being carried on at the time; and provided further that Landlord shall have no
responsibility or liability whatsoever for any loss or damage to any of Tenant's
leasehold improvements, fixtures, equipment or any other materials installed or
left in the Leased Premises prior to the Commencement Date.
Section 2.03. Tenant's Acceptance of the Leased Premises. Upon delivery of
possession of the Leased Premises to Tenant as hereinbefore provided, Tenant
shall execute a letter of understanding acknowledging (i) the Commencement Date
and the Expiration Date of this Lease, and (ii) that Tenant has accepted the
Leased Premises for occupancy and that the condition of the Leased Premises,
including the tenant finish improvements constructed thereon by Landlord, and
the Building was at the time satisfactory and in conformity with the provisions
of this Lease in all respects, except for any defects as to which Tenant shall
give written notice to Landlord within sixty (60) days after such delivery.
Landlord shall promptly thereafter correct all such defects. Such letter of
understanding shall become a part of this Lease. If Tenant takes possession of
and occupies the Leased Premises, Tenant shall be deemed to have accepted the
Leased Premises in the manner described in this Section 2.03, including and
subject to the sixty (60) day notice period, even though the letter of
understanding provided for herein may not have been executed by Tenant.
Section 2.04. Surrender of the Premises. Upon the expiration or earlier
termination of this Lease, or upon the exercise by Landlord of its right to
re-enter the Leased Premises without terminating this Lease, Tenant shall
immediately surrender the Leased Premises to Landlord, together with all
alterations, improvements and other property as provided elsewhere herein, in
broom-clean condition and in good order, condition and repair, ordinary wear and
tear excepted, failing which Landlord may restore the Leased Premises to such
condition at Tenant's expense. Upon such expiration or termination, Tenant shall
have the right to remove its personal property (as described in Article 7).
Tenant shall promptly repair any damage caused by any such removal, and shall
restore the Leased Premises to the condition existing prior to the installation
of the items so removed. This provision shall survive the expiration or earlier
termination of this Lease.
Section 2.05. Holding Over. If Tenant holds over after the expiration or earlier
termination of this Lease with the consent of Landlord, Tenant shall become a
tenant from month to month at a rate of 125% of their rent at the time for the
Leased Premises in effect upon the date of such expiration, (subject to
adjustment as provided in Article 3 hereof and prorated on a daily basis), and
otherwise upon the terms, covenants and conditions herein specified, so far as
applicable. Acceptance by Landlord of rent after such expiration or earlier
termination shall not constitute a consent to a holdover hereunder or result in
a renewal. Notwithstanding the foregoing provision, no holding over by Tenant
shall operate to extend this Lease, and Tenant shall vacate and surrender the
Leased Premises to Landlord upon Tenant's being given thirty (30) days prior
written notice from Landlord to vacate. The foregoing provisions of this Section
2.05 are in addition to and do not affect Landlord's right of re-entry or any
other rights of Landlord hereunder or as otherwise provided by law.
Section 2.06. Quiet Enjoyment. So long as Tenant is not in default hereunder,
Landlord covenants and agrees that Tenant may peaceably hold and quietly enjoy
the Leased Premises subject to and upon the terms and conditions of this Lease.
Section 2.07. Extension Option(s). Tenant shall have two (2) successive options
to extend the Term of this Lease for a period of sixty (60) months each provided
that Tenant
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is not in default hereunder at the time of the exercise of such option. In each
instance, notice of the exercise of Tenant's option to extend shall be given to
Landlord not less than twelve (12) months prior to the expiration of the then
effective Term hereof. Upon commencement of the first exercised extension,
Landlord agrees to repaint, rewallpaper, restain doors, and recarpet the Leased
Premises as required by the Tenant at Landlord's expense, up to a maximum of
$8.00/RSF.
Minimum Annual Rent and Monthly Rental Installments during any extension of the
Term shall be at market rates for Class A buildings in the Xxxxxx Hills
submarket, but not less than the rent and operating expense adjustments during
the last year of the term, and all other terms, conditions and provisions of
this Lease shall continue in full force and effect and be applicable during any
such extension.
Section 2.08. Right of Expansion. Landlord grants Tenant the right of first
refusal to lease any space on the Fourth Floor of the building that becomes
available during the Term of this Lease, at rates equal to the then current
rental rates in effect under this Lease or any amendments thereof. The term of
any such expansion shall be for a minimum of five (5) years. This Right of
Expansion shall remain in effect for any extensions pursuant to Section 2.07.
Tenant agrees to provide written notice of its intention to lease the space
within fourteen (14) days of Landlord's notice that the space has or will become
available.
Tenant Improvement Allowance for expansion space is to be $8.00/RSF. All costs
attributable to the finish or improvement of expansion space in excess of the
Tenant Improvement Allowance shall be paid by Tenant.
ARTICLE 3 - RENT
Section 3.01. Base Rent. Tenant shall pay to Landlord as Minimum Annual Rent for
the Leased Premises the sums specified in Item D of the Basic Lease Provisions,
payable in equal consecutive Monthly Rental Installments as specified in Item E
of the Basic Lease Provisions, in advance, without notice, and without deduction
or offset, on or before the first day of each and every calendar month during
the term of this Lease; provided, however, that if the Commencement Date shall
be a day other than the first day of a calendar month or the Expiration Date
shall be a day other than the last day of a calendar month, the Monthly Rental
Installment for such first or last fractional month shall be prorated.
Section 3.02. Annual Rental Adjustment.
A. Definitions. For purposes of this Section 3.02, the following
definitions shall apply:
1. "Annual Rental Adjustment" - shall mean the amount of Tenant's
Proportionate Share of Operating Expenses for a particular
calendar year.
2. "Operating Expenses" - shall mean the amount of all of
Landlord's direct costs and expenses paid or incurred in
operating and maintaining the Building (including the Common
Areas as defined in Section 18.03 and the land described in
Exhibit A-1) for a particular calendar year as determined by
Landlord in accordance with generally accepted accounting
principles, consistently applied, including all additional
direct costs and expenses of operation and maintenance of the
Building that Landlord reasonably determines that it would
have paid or incurred during such year if the Building had
been ninety five percent (95%) occupied, including by way of
illustration and not limitation: all general real estate taxes
and all special assessments levied against the Building
(hereinafter called "real estate taxes"), other than penalties
for late payment; costs and expenses of contesting the
validity or amount of real estate taxes; insurance premiums,
water, sewer, electrical and other utility charges other than
any separately billed electrical and other charges paid by
Tenant as provided in this Lease;
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service and other charges incurred in the operation and
maintenance of the elevators and the heating, ventilation
and air-conditioning system; cleaning and other janitorial
services; rubbish removal; snow removal; tools and supplies;
repair costs; landscape maintenance costs; security
services; license, permit and inspection fees; management
fees which are not to exceed four percent (4%) of the total
Building revenue; wages and related employee benefits
payable for the maintenance and operation of the Building;
amortization of capital improvements that produce a net
reduction in operating but only to the extent of the cost
savings achieved during the period billed to Tenant; and in
general all other costs and expenses that would, under
generally accepted accounting principles, be regarded as
operating and maintenance costs and expenses, including
those that normally would be amortized over a period not to
exceed five (5) years. Operating Expenses shall not include
capital expenses, except expressly permitted herein,
depreciation, or costs of compliance with governmental
regulations that were required at the commencement date,
relating to hazardous materials or ambient air standards.
There shall also be included in Operating Expenses the cost
(or portion thereof reasonably allocable to the Building,
amortized over such period as Landlord shall reasonably
determine together with an assumed interest factor of ten
percent [10%] per annum on the unamortized balance) of any
capital improvements made to the Building by Landlord after
the date of this Lease that are required under any
governmental law or regulation that was not applicable to
the Building at the time it was constructed.
3. "Building Expense Percentage" - shall mean the percentage
specified in Item C of the Basic Lease Provisions. This
percentage was determined by dividing the Rentable Area of
Leased Premises as specified in Item B of the Basic Lease
Provisions by the total rentable area in the Building.
Notwithstanding the foregoing, in the event that any Building
tenant is solely and individually responsible for payment of
one or more components of Operating Expenses as they relate
solely to such tenant's leased premises (e.g., such tenant's
electrical service is separately metered and billed to such
tenant), the Building Expense Percentage of each other
Building tenant (including Tenant) with respect to such
component(s) of Operating Expenses as they relate to other
leased premises in the Building shall be a fraction, the
numerator of which is such other tenant's rentable area of
leased premises, and the denominator of which is the aggregate
rentable area of leased premises of all tenants not solely and
individually responsible for payment of such component(s) as
they relate to their own leased premises.
4. "Landlord's Share of Operating Expenses" - shall be an amount
equal to $7.00 times the Rentable Area of Leased Premises as
specified in Item B of the Basic Lease Provisions.
5. "Tenant's Proportionate Share of Operating Expenses" shall be
an amount equal to the remainder of (i) the product of
Tenant's Building Expense Percentage times the Building
Operating Expenses, less (ii) Landlord's Share of Operating
Expenses.
B. Payment Obligation. In addition to the Minimum Annual Rent specified in
this Lease, Tenant shall pay to Landlord as additional rent for the
Leased Premises, in each calendar year or partial calendar year during
the term of this Lease, an amount equal to the Annual Rental Adjustment
for such calendar year or partial calendar year.
1. Tenant's Annual Proportionate Share of Building Operating
Expenses - The Annual Rental Adjustment shall be estimated
annually by Landlord. Tenant shall pay to Landlord each month,
at the same time the Monthly Rental
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Installment is due, an amount equal to one-twelfth (1/12) of
the estimated Annual Rental Adjustment.
2. Increases in Estimated Annual Rental Adjustment - If real
estate taxes, the cost of utility or janitorial services or
any other Operating Expenses increase during a calendar
year, Landlord may increase the estimated Annual Rental
Adjustment during such year by giving Tenant written notice
to that effect, and thereafter Tenant shall pay to Landlord,
in each of the remaining months of such year, an amount
equal to the amount of such increase in the estimated Annual
Rental Adjustment divided by the number of months remaining
in such year. ". Increases in the Basic Rental Rate due to
Tenant's Proportionate Share of the Basic Costs Excess for
any twelve (12) month period shall not increase by more than
five percent (5%) per annum on a cumulative basis. Such cap
shall not apply to extraordinary real estate tax increases.
3. Adjustment to Actual Annual Rental Adjustment - Following the
end of each calendar year (or partial calendar year, as
appropriate) during the term of this Lease, Landlord shall
prepare and deliver to Tenant a statement showing Tenant's
actual Annual Rental Adjustment during such period. Within
thirty (30) days after receipt of the aforementioned
statement, Tenant shall pay to Landlord, or Landlord shall
credit against the next rent payment or payments due from
Tenant, as the case may be, the difference between the
actual amount of Tenant's Annual Rental Adjustment for such
period and the estimated amount paid by Tenant for such
period. If this Lease shall commence, expire or be
terminated on any date other than the last day of a calendar
year, then the actual amount of Tenant's Proportionate Share
of Operating Expenses for such partial calendar year shall
be prorated on the basis of the number of days during the
year this Lease was in effect in relation to the total
number of days in such year.
4. Tenant Verification - Only upon fifteen (15) days written
notice to Landlord, Tenant or its accountants shall have the
right to inspect, at reasonable times and in a reasonable
manner, during the ninety (90) day period following the
delivery of Landlord's statement of the actual amount of
Tenant's Annual Rental Adjustment, such of Landlord's books
of account and records as reasonably pertain to and contain
information concerning such costs and expenses in order to
verify the amounts thereof. In the event Tenant's
examination reveals that an error has been made in
Landlord's determination of the Operating Expenses payable
by Tenant and Landlord agrees with such determination, then
the amount of such adjustment shall be payable by Landlord
to Tenant immediately upon demand therefore. In the event
Tenant's examination reveals that an error has been made in
Landlord's determination of the amount of Operating Expenses
payable by Tenant and Landlord disagrees with the results
thereof, Landlord and Tenant shall, for up to thirty (30)
days thereafter, attempt to reconcile such differences. In
the event Landlord and Tenant are unable to reconcile their
results, they shall mutually agree on an independent
certified public accountant whose determination of the
amount of Operating Expenses payable by Tenant under this
paragraph shall be conclusive.
Section 3.03. Contribution for Certain Tenant Finish Improvements. Tenant shall
pay to Landlord the cost of Tenant's non-standard work for tenant finish
improvements as provided in Exhibit B and a mutually acceptable space plan.
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ARTICLE 4 - SECURITY DEPOSIT
As security for the performance and observance by Tenant of all of its
obligations under this Lease, Tenant has deposited with Landlord the sum
specified in Item H of the Basic Lease Provisions, which sum shall be held by
Landlord as a security deposit during the terms of this Lease. If Tenant
performs and observes all of the terms, conditions and covenants of this Lease
that are required to be performed and observed by it, Landlord shall return the
security deposit, or balance thereof then held by Landlord, without interest, to
Tenant within thirty (30) days after the expiration of this Lease or after
Tenant surrenders possession of the Leased Premises, whichever is later. In the
event of a default by Tenant in the payment of rent or the performance or
observance of any of the other terms, conditions, or covenants of this Lease,
then Landlord may, at its option and without notice, apply all or any part of
the security deposit in payment of such rent or to cure any other such default;
and if Landlord does so, Tenant shall, upon request, deposit with Landlord the
amount so applied so that Landlord will have on hand at all times during the
term of this Lease the full amount of the security deposit. Landlord shall not
be required to hold the security deposit as a separate account, but may
commingle it with Landlord's other funds.
In the event of a sale of the Building, Landlord shall have the right to
transfer the security deposit to its purchaser, and Landlord shall thereupon be
released from all responsibility for the return of such deposit provided that
the obligation and responsibility is assumed and acknowledged by the new
purchaser. In such event, Tenant agrees to look solely to the new purchaser for
the return of such deposit. In the event of an assignment of this Lease by
Tenant, the security deposit shall be deemed to be held by Landlord as a deposit
made by the assignee, and Landlord shall have no further responsibility for the
return of such deposit to the assignor.
ARTICLE 5 - OCCUPANCY AND USE
Section 5.01. Occupancy. Tenant shall use and occupy the Leased Premises for the
purposes set forth in Item J of the Basic Lease Provisions and shall not use the
Leased Premises for any other purpose except with the prior written consent of
Landlord, which consent will not be unreasonably withheld.
Section 5.02. Covenants of Tenant Regarding Use. In connection with its use of
the Leased Premises, Tenant agrees to do the following:
A. Tenant shall use the Leased Premises and conduct its business thereon
in a safe, careful, reputable and lawful manner.
B. Tenant shall not use the Leased Premises for any unlawful purpose or
act; shall not commit or permit any waste or damage to the Leased
Premises; shall comply with and obey all laws, regulations and orders
of any governmental authority or agency, all reasonable directions of
the Landlord, including the Building Rules and Regulations attached
hereto as Exhibit C, as the same may be modified from time to time by
Landlord on reasonable notice to Tenant; shall not do or permit
anything to be done in or about the Leased Premises that will in any
way obstruct or interfere with the rights of other tenants or
occupants of the Building or injure or annoy them. Landlord shall not
be responsible to Tenant for the nonperformance by any other tenant or
occupant of the Building of any of the Building Rules and Regulations,
but agrees to take reasonable measures to assure such other tenant's
compliance.
C. Tenant shall not overload the floors of the Leased Premises beyond
their designed weight-bearing capacity, which Landlord has determined
to be eighty (80) pounds per square foot live load, including an
allowance for partition load. Landlord reserves the right to direct the
positioning of all heavy equipment, furniture and fixtures that Tenant
desires to place in the Leased Premises so as to distribute properly
the weight thereof, and to require the removal of any equipment or
furniture that exceeds the weight limit specified herein. Landlord
hereby acknowledges that the placement of Tenant's equipment,
furniture, and fixtures as set forth in Exhibit A-2 is approved.
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D. Tenant shall not use the Leased Premises, or allow the Leased Premises
to be used, for any purpose or in any manner that would, in Landlord's
opinion, invalidate any policy of insurance now or hereafter carried on
the Building or increase the rate of premiums payable on any such
insurance policy. Should Tenant fail to comply with this covenant,
Landlord may, at its option, require Tenant to stop engaging in such
activity or to reimburse Landlord as additional rent for any increase
in premiums charged during the term of this Lease on the insurance
carried by Landlord on the Leased Premises and attributable to the use
being made of the Leased Premises by Tenant.
E. Tenant shall not inscribe, paint, affix or display any signs,
advertisements or notices on the Building, except for such tenant
identification information as Landlord permits to be included or shown
on the directory board in the main lobby and on or adjacent to the
access door or doors to the Leased Premises.
Section 5.03. Landlord's Rights Regarding Use. In addition to the rights
specified elsewhere in this Lease, Landlord shall have the following rights
regarding the use of the Leased Premises or the Common Areas by Tenant, its
employees, agents, customers and invitees, each of which may be exercised
without notice or liability to Tenant:
A. Landlord may install such signs, advertisements or notices or tenant
identification information on the directory board or tenant access
doors as it shall deem necessary or proper.
B. Landlord shall approve or disapprove, prior to installation, all types
of drapes, shades and other window coverings used in the Leased
Premises, and may control all internal lighting that may be visible
from outside the Leased Premises.
C. Landlord shall approve or disapprove all sign painting and lettering
used on the Leased Premises and the Building, including the suppliers
thereof.
D. Landlord may grant to any person the exclusive right to conduct any
business or render any service in the Building, provided that such
exclusive right shall not operate to limit Tenant from using the Leased
Premises for the use permitted in Item J of the Basic Lease Provisions.
E. Landlord may control the Common Areas in such manner as it deems
necessary or proper, including by way of illustration and not
limitation: requiring all persons entering or leaving the Building to
identify themselves and their business in the Building; excluding or
expelling any peddler, solicitor or loud or unruly person from the
Building; and closing or limiting access to the Building or any part
thereof, including entrances, corridors, doors and elevators, during
times of emergency repairs or after regular business hours.
Section 5.04. Access to and Inspection of the Leased Premises. After providing
24 hours notice to Tenant and with permission of Tenant, whose permission will
not be unreasonably withheld, Landlord, its employees and agents and any
mortgagee of the Building shall have the right to enter any part of the Leased
Premises at reasonable times for the purposes of examining or inspecting the
same, showing the same to prospective purchasers, mortgagees or tenants and
making such repairs, alterations or improvements to the Leased Premises or the
Building as Landlord may deem necessary or desirable. No notice or permission is
necessary in situations requiring Landlord's immediate attention with regards to
emergency repairs or protection of the premises. In addition, during the last
ninety (90) days of the Term, Landlord, its employees and agents shall have the
right to enter any part of the Leased Premises at reasonable times for the
purposes of showing the same to prospective tenants. If representatives of
Tenant shall not be present to open and permit such entry into the Leased
Premises at any time when such entry is necessary or permitted hereunder,
Landlord and its employees and agents may enter the Leased Premises by means of
a master or pass key or otherwise. Landlord shall incur no liability
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to Tenant for such entry, nor shall such entry constitute an eviction of Tenant
or a termination of this Lease, or entitle Tenant to any abatement of rent
therefor.
ARTICLE 6 - UTILITIES AND OTHER BUILDING SERVICES
Section 6.01. Services to be Provided. Provided Tenant is not in default,
Landlord shall furnish to Tenant, except as noted below, the following utilities
and other building services to the extent reasonably necessary for Tenant's
comfortable use and occupancy of the Leased Premises for general office use or
as may be required by law or directed by governmental authority:
A. Heating, ventilation and air-conditioning between the hours of
7:00 a.m. and 6:00 p.m. on Monday through Friday and 8:00 a.m. to 1:00
p.m. on Saturday of each week except on legal holidays; however, if
Tenant shall require air conditioning (heating and cooling) during any
season outside the hours and days above specified, Landlord shall
furnish to same for the area or areas specified in a written request
of Tenant delivered to the manager of the Building by 5:00 p.m. of the
business day immediately preceding the day of extra usage, and for
such service, Tenant shall pay Landlord, upon receipt of a xxxx
therefor, an amount calculated at a rate of $25.00 per hour of actual
usage by Tenant during the initial five (5) Lease Years, and
thereafter at a rate commensurate with rates charged in other similar
office buildings in Nashville.
B. Electrical current not to exceed five (5) xxxxx per square foot;
C. Water in the Common Areas for lavatory and drinking purposes;
D. Automatic elevator service with accessibility to be determined by
Tenant;
E. Cleaning and janitorial service, including the supplying and installing
of paper towels, toilet tissue and soap in the Common Areas on Monday
through Friday of each week except legal holidays; provided, however,
Tenant shall be responsible for carpet cleaning other than routine
vacuuming;
F. Washing of windows at intervals reasonably established by Landlord;
G. Replacement of all lamps, bulbs, starters and ballasts in Building
standard lighting (Landlord's standard tenant finish improvements being
described in Exhibit B) as required from time to time as a result of
normal usage;
H. Cleaning and maintenance of the Common Areas, including the removal of
rubbish and snow; and
I. Repair and maintenance to the extent specified elsewhere in this Lease.
Notwithstanding the foregoing, it is understood and agreed that at Landlord's
option, electrical service for the Leased Premises (including but not limited to
the electrical power used to operate the heating, ventilation and air
conditioning equipment serving the Leased Premises) may be separately metered
for the Leased Premises, in which event (i) Tenant shall be responsible for the
timely payment of all charges for electric power supplied through such meter,
(ii) neither Landlord nor any other tenant in the Building shall have any
obligation to pay for all or any part of the charges for electric power used in
the Leased Premises or the operations thereof, and (iii) the only electric
service charges that will be included by Landlord in the Operating Expenses for
purposes of Tenant's Annual Rental Adjustment will be those relating to the
Common Areas (including but not limited to the parking garage and the foyers,
hallways and corridors of the Building).
Section 6.02. Additional Services. If Tenant requests any other utilities or
building services in addition to those identified above or any of the above
utility or building services in frequency, scope, quality or quantity
substantially greater than those that
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Landlord determines are normally required by other tenants in the Building for
general office use, then Landlord shall use reasonable efforts to attempt to
furnish Tenant with such additional utilities or building services. In the event
Landlord is able to and does furnish such additional utilities or building
services, the costs thereof shall be determined solely by Landlord, exercising
its reasonable business judgment, and shall be borne by Tenant, who shall
reimburse Landlord monthly for the same as additional rent at the same time
Monthly Rental Installments and other additional rent is due. If any lights,
machines or equipment (including but not limited to computers) used by Tenant in
the Leased Premises materially affect the temperature otherwise maintained by
the Building's air-conditioning system or generate substantially more heat in
the Leased Premises than that which normally would be generated by the lights
and business machines typically used by other tenants in the Building or by
tenants in comparable office buildings, then Landlord shall have the right to
install any machinery or equipment that Landlord reasonably considers necessary
in order to restore the temperature balance between the Leased Premises and the
rest of the building, including equipment that modifies the building's
air-conditioning system. All costs expended by Landlord to install any such
machinery and equipment and any additional costs of operation and maintenance
occasioned thereby shall be borne by Tenant, who shall reimburse Landlord for
the same as provided in this Section 6.02.
Without Landlord's prior written consent, Tenant's use of electric current shall
not exceed the capacity of the feeders to the Building or the risers or wiring
installations, nor shall Tenant install or connect any computer, electronic data
processing or other electrical equipment that in the aggregate causes Tenant's
electrical usage to exceed five (5) xxxxx per square foot. If Landlord
determines that Tenant's electrical usage exceeds the aforesaid limit or
otherwise exceeds the designed load capacity of the Building's electrical system
or is in any way incompatible therewith, then Landlord shall have the right, as
a condition to granting its consent, to make such modifications to the
electrical system or other parts of the building or Leased Premises, or to
require Tenant to make such modifications to the equipment to be installed or
connected, as Landlord considers to be reasonably necessary before such
equipment may be so installed or connected. The cost of any such modifications
shall be borne by Tenant, who shall reimburse Landlord for the same (or any
portion thereof paid by Landlord) as provided in this Section 6.02.
Section 6.03. Interruption of Services. Tenant understands, acknowledges and
agrees that any one or more of the utilities or other building services
identified in Section 6.01 may be interrupted by reason of accident, emergency
or other causes beyond Landlord's control, or may be discontinued or diminished
temporarily by Landlord or other persons until certain repairs, alterations or
improvements can be made; that Landlord does not represent or warrant the
uninterrupted availability of such utilities or building services, and that any
such interruption shall not be deemed an eviction or disturbance of Tenant's
right to possession, occupancy and use of the Leased Premises or any part
thereof, or render Landlord liable to Tenant for damages by abatement of rent or
otherwise, or relieve Tenant from the obligation to perform its covenants under
this Lease.
ARTICLE 7- REPAIRS, MAINTENANCE, ALTERATIONS, IMPROVEMENTS AND FIXTURES
Section 7.01. Repair and Maintenance of Building. Subject to Section 7.02 and
except for any repairs made necessary by the negligence, misuse or default of
Tenant, its employees, agents, customers and invitees, Landlord shall make all
necessary repairs to the roof, exterior walls, exterior doors, windows,
corridors and other Common Areas of the Building, and Landlord shall keep the
Building in a safe, clean and neat condition and use reasonable efforts to keep
all equipment used in common with other tenants, such as elevators, plumbing,
heating, air conditioning and similar equipment, in good condition and repair.
Except as provided in Article 8 and Article 10 hereof, there shall be no
abatement of rent and no liability of Landlord by reason of any injury to or
interference with Tenant's business arising from the making of any repairs,
alterations or improvements in or to any portion of the Building or the Leased
Premises or in or to any fixtures, appurtenances and equipment therein or
thereon.
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Section 7.02. Repair and Maintenance of Leased Premises. Landlord shall keep and
maintain the Leased Premises in good order, condition and repair. Except for the
services to be provided by Landlord (including, without limitation, those
specified in Section 6.01 (E), (F) and (G)), and except for ordinary wear and
tear and damage that Tenant is not obligated to repair as provided elsewhere in
this Lease, the cost of all repairs and maintenance to the Leased Premises shall
be borne by Tenant, who shall be separately billed and shall reimburse Landlord
for the same as additional rent.
Section 7.03. Alterations or Improvements. Tenant may not make, or permit to be
made, alterations to the Leased Premises without the prior written consent of
Landlord, which consent will not be unreasonably withheld. If Landlord allows
Tenant to make any such alterations, Tenant shall make the same in accordance
with all applicable laws and building codes, in a good and workmanlike manner
and in quality equal to or better than the original construction of the Building
and shall comply with such requirements as Landlord considers necessary or
desirable, including without limitation requirements as to the manner in which
and the times at which such work shall be done and the contractor or
subcontractors to be selected to perform such work. In addition, Tenant shall
provide Landlord with evidence of insurance coverage for such alterations and
detailed plans and specifications satisfactory to Landlord prior to construction
of such improvements. Upon completion of such construction, Tenant shall provide
Landlord with lien waivers from all persons performing work or supplying
materials for such alterations and such other evidence as Landlord may require
in order to assure itself that no person is in a position to assert a claim or
lien against the Leased Premises or the Building in connection therewith. Tenant
shall promptly pay all costs attributable to such alterations. Tenant shall
promptly repair any damage to the Leased Premises or the Building caused by any
such alterations. Any alterations to the Leased Premises, except movable office
furniture and equipment and trade fixtures, shall become a part of the realty
and the property of Landlord and shall not be removed by Tenant.
Section 7.04. Trade Fixtures. Any trade fixtures installed on the Leased
Premises by Tenant at its own expense, such as movable partitions, counters,
shelving, showcases, mirrors and the like, may, and, at the request of Landlord
shall, be removed on the expiration or earlier termination of this Lease,
provided that Tenant is not then in default, that Tenant bears the cost of such
removal, and further that Tenant repairs at its own expense any and all damage
to the Leased Premises resulting from such removal. If Tenant fails to remove
any such trade fixtures from the Leased Premises on the expiration or earlier
termination of this Lease, all such trade fixtures shall become the property of
Landlord unless Landlord elects to require their removal, in which case Tenant
shall, at its expense, promptly remove the same and restore the Leased Premises
to their prior condition. This provision shall survive the expiration or earlier
termination of this Lease.
ARTICLE 8 - FIRE OR OTHER CASUALTY; CASUALTY INSURANCE
Section 8.01. Substantial Destruction of the Building or the Leased Premises. If
either the Building or the Leased Premises should be substantially destroyed or
damaged (which as used herein means destruction or material damage to at least
one-third (1/3) of the Building or the Leased Premises) by fire or other
casualty, then Landlord may, at its option, terminate this Lease by giving
written notice of such termination to Tenant within thirty (30) days after the
date of such casualty. If damage occurs twenty four (24) months prior to the
Lease expiration or less, Tenant shall have the option to terminate this Lease.
In such event, rent shall be apportioned to and shall cease as of the date of
such casualty. If Landlord does not exercise this option, then the Leased
Premises shall be reconstructed and restored, at Landlord's expense, to
substantially the same condition as prior to the casualty; provided however,
that with respect to the Leased Premises, Landlord's obligation hereunder shall
be limited to the reconstruction of such of the tenant finish improvements as
were originally required to be made by Landlord in accordance with Exhibit B
("Base Buildout"), and further provided that, if Tenant has made any additional
improvements pursuant to Section 7.03, and landlord restores the same at a cost
greater than Base Buildout, Tenant shall reimburse Landlord for the cost of
reconstructing the same. In the event of such reconstruction, rent shall be
abated from the date of the
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casualty until substantial completion of the reconstruction repairs; and this
Lease shall continue in full force and effect for the balance of the term.
Section 8.02. Partial Destruction of the Leased Premises. If the Leased Premises
should be damaged by fire or other casualty, but not substantially destroyed or
damaged to the extent provided in Section 8.01, then such damaged part of the
Leased Premises shall be reconstructed and restored, at Landlord's expense, to
substantially the same condition as it was prior to the casualty; provided,
however, that Landlord's obligation hereunder shall be limited to the
reconstruction of such of the tenant finish improvements as were originally
required to be made by Landlord in accordance with Exhibit B, and further
provided that if Tenant has made any additional improvements pursuant to Section
7.03, Tenant shall reimburse Landlord for the cost of reconstructing the same.
In such event, if the damage is expected to prevent Tenant from carrying on its
normal business activity in the Leased Premises to a reasonable extent, rent
shall be abated in the proportion that the approximate area of the damaged part
bears to the total area in the Leased Premises from the date of the casualty
until substantial completion of the reconstruction repairs; and this Lease shall
continue in full force and effect for the balance of the term. Landlord shall
use reasonable diligence in completing such reconstruction repairs, but in the
event Landlord fails to complete the same within one hundred eighty (180) days
from the date of the casualty or such longer period as is reasonably necessary
for Landlord to complete the repair using reasonable diligence, Tenant may, at
its option, terminate this Lease by giving Landlord written notice of such
termination, whereupon this Lease shall terminate.
Section 8.03. Casualty Insurance. Landlord shall at all times during the term of
this Lease carry, at its own expense, a policy of insurance that insures the
Building, including the Leased Premises, against loss or damage by fire or other
casualty (namely, the perils against which insurance is afforded by a standard
"all-risk" casualty insurance policy); provided, however, that Landlord shall
not be responsible for, and shall not be obligated to insure against, any loss
of or damage to any personal property of Tenant or that Tenant may have in the
Building or the Leased Premises or any trade fixtures installed by or paid for
by Tenant on the Leased Premises or any additional improvements that Tenant may
construct on the Leased Premises, and Landlord shall not be liable for any loss
or damage to such property, regardless of cause, including the negligence of
Landlord and its employees, agents, customers and invitees. If the tenant finish
improvements installed by Landlord or Tenant pursuant to Exhibit B that are in
excess of the Building standard tenant finish improvements, or any alterations
or improvements made by Tenant pursuant to Section 7.03, result in an increase
in the premiums charged during the term of this Lease on the casualty insurance
carried by Landlord on the Building, then the cost of such increase in insurance
premiums shall be borne by Tenant, who shall reimburse Landlord for the same as
additional rent after being separately billed therefor.
Section 8.04. Waiver of Subrogation. Landlord and Tenant agree to have all
casualty insurance that may be carried by either of them endorsed with a clause
providing that any release from liability of or waiver of claim for recovery
from the other party entered into in writing by the insured thereunder prior to
any loss or damage shall not affect the validity of said policy or the right of
the insured to recover thereunder; and providing further that the insurer waives
all rights of subrogation that such insurer might have against the other party.
Without limiting any release or waiver of liability or recovery contained in any
other section of this Lease, but rather in confirmation and furtherance thereof,
Landlord waives all claims for recovery from Tenant, and Tenant waives all
claims for recovery from Landlord, the managing agent of the Building and their
respective agents, partners, servants and employees, for any loss or damage to
any of its property insured under valid and collectible insurance policies to
the extent of any recovery collectible under such insurance policies.
Notwithstanding the foregoing or anything contained in this Lease to
the contrary, no such release or waiver of claims shall be operative, nor shall
the foregoing endorsements be required, in any case where the effect of such
release or waiver is to invalidate insurance coverage or invalidate the right of
the insured to recover thereunder or increase the cost thereof (provided that in
the case of increased cost the other party
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shall have the right, within ten (10) days following written notice, to pay such
increased cost, thereby keeping such release or waiver in full force and
effect).
ARTICLE 9 - GENERAL PUBLIC LIABILITY, INDEMNIFICATION AND INSURANCE
Section 9.01. Tenant's Responsibility. Tenant shall assume the risk of, be
responsible for, have the obligation to insure against and indemnify Landlord
and hold it harmless from any and all liability for any loss of or damage or
injury to any person (including death resulting therefrom) or property occurring
in, on or about the Leased Premises, regardless of cause, except for any loss or
damage from fire or casualty as provided in Section 8.03 and except for that
caused by the sole negligence of Landlord and its employees, agents, customers
and invitees; and Tenant hereby releases Landlord from any and all liability for
the same. Tenant's obligation to indemnify Landlord hereunder shall include the
duty to defend against any claims asserted by reason of such loss, damage or
injury and to pay any adjustments, settlements, costs, fees and expenses,
including attorneys' fees, incurred in connection therewith. Notwithstanding
anything herein to the contrary, Tenant shall bear the risk of any loss or
damage to its property as provided in Section 8.03.
Section 9.02. Tenant's Insurance. Tenant, in order to enable it to meet its
obligation to insure against the liabilities specified in this Lease, shall at
all times during the term of this Lease carry, at its own expense, for the
protection of Tenant and Landlord, as their interests may appear, one or more
policies of general public liability and property damage insurance, issued by
one or more insurance companies acceptable to Landlord, with the following
minimum coverages:
A. Worker's Compensation - minimum statutory amount.
B. Comprehensive General Liability -- Not less than $1,000,000 Combined
Insurance, including Blanket, Single Limit for both bodily injury
Contractual Liability, Broad and property damage.
Form Property Damage, Personal
Injury, Completed Operations,
Products Liability, Fire Damage.
C. "All Risk" Casualty Coverage, Vandalism and Malicious Mischief and
Sprinkler Leakage insurance, for the full cost of replacement of
Tenant's property.
The insurance policy or policies for the insurance required in B and C above
shall name Landlord as an additional insured and shall provide that they may not
be canceled on less than thirty (30) days' prior written notice to Landlord.
Tenant shall furnish Landlord with Certificates of Insurance evidencing all
required coverage. Should Tenant fail to carry such insurance and furnish
Landlord with such Certificates of Insurance after a request to do so, Landlord
shall have the right to obtain such insurance and collect the cost thereof from
Tenant as additional rent.
Section 9.03. Landlord's Responsibility. Landlord shall assume the risk of, be
responsible for, have the obligation to insure against and indemnify Tenant and
hold it harmless from, any and all liability for any loss of or damage or injury
to person (including death resulting therefrom) or property (other than Tenant's
property as provided in Section 8.03) occurring in, on or about the Common
Areas, regardless of cause, except for that caused by the sole negligence of
Tenant and its employees, agents, customers and invitees; and Landlord hereby
releases Tenant from any and all liability for the same. Landlord's obligation
to indemnify Tenant hereunder shall include the duty to defend against any
claims asserted by reason of such loss, damage or injury and to pay any
judgments, settlements, costs, fees and expenses, including attorneys' fees,
incurred in connection therewith.
Section 9.04. Landlord's Insurance. Landlord shall, during the Lease Term,
procure and keep in force the following insurance, the cost of which shall be
deemed as Operating Expenses.
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1. Property insurance insuring the Building and improvements against such
hazards as presently included in so-called "all-risk" coverage. Such
coverage shall be written on a replacement cost basis equal to but not
less than ninety percent (90%) of the full insurable replacement value
of the foregoing. Such insurance shall not cover Tenant's equipment,
trade fixtures, inventory, fixtures or personal property located on or
in the Building or Leased Premises.
2. Commercial general liability insurance against any and all claims for
bodily injury and property damage occurring in or about the Building
or the Land. Such insurance shall have combined single limit of not
less than One Million Dollars ($1,000,000) per occurrence per location
with a two Million Dollar ($2,000,000) aggregate limit.
3. Such other insurance as Landlord deems necessary and prudent or
required by Landlord's beneficiaries or mortgagees of any deed of
trust or mortgage encumbering the Premises.
ARTICLE 10 - EMINENT DOMAIN
If the whole or any part of the Leased Premises shall be taken for public or
quasi-public use by a governmental or other authority having the power of
eminent domain or shall be conveyed to such authority in lieu of such taking,
and if such taking or conveyance shall cause the remaining part of the Leased
Premises to be untenantable and inadequate for use by Tenant for the purpose for
which they were leased, then Tenant may, at its option, terminate this Lease. If
a part of the Leased Premises shall be taken or conveyed but the remaining part
is tenantable and adequate for Tenant's use, then this Lease shall be terminated
as to the part taken or conveyed as of the date Tenant surrenders possession;
Landlord shall make such repairs, alterations and improvements as may be
necessary to render the part not taken or conveyed tenantable; and the rent
shall be reduced in proportion to the part of the Leased Premises so taken or
conveyed. All compensation awarded for such taking or conveyance shall be the
property of Landlord without any deduction therefrom for any present or future
estate of Tenant, and Tenant hereby assigns to Landlord all its right, title and
interest in and to any such award, provided, however, that any award made to
Tenant with respect to its relocation expenses shall remain the property of
Tenant.
ARTICLE 11 - LIENS
Notwithstanding any provision of this Lease relating to improvements, additions,
alterations, repairs and/or reconstruction of or to the Leased Premises,
Landlord and Tenant hereby agree and confirm that (i) Landlord has not consented
and will not consent to the furnishing of any labor or materials to the Leased
Premises that would or may result in any mechanics' or materialman's liens
attaching to the Building or Landlord's interest in the Leased Premises, (ii)
Tenant is not the agent of Landlord for the purposes of any such improvements,
additions, alterations, repairs and/or reconstruction, and (iii) except as
expressly provided herein, Landlord has retained no control over the manner in
which any such improvements, additions, alterations, repairs and/or
reconstruction are or is accomplished, and has made no agreement to make or be
responsible for any payment to or for the benefit of any person furnishing labor
and/or materials in connection therewith. No such person furnishing labor and/or
materials to or for the account of Tenant shall be entitled to claim any lien
against the Building or the interest of Landlord in the Leased Premises and such
person(s) shall look solely to Tenant and the leasehold interest of Tenant under
this Lease for satisfaction of any such claims. If, because of any act or
omission of Tenant or any person claiming by, through or under Tenant, any
mechanic's, material-man's or other lien shall be filed and/or asserted against
the Leased Premises or the Building or against other property of Landlord
(whether or not such lien is valid or enforceable as such), Tenant shall, at its
own expense, cause the same to be discharged of record within thirty (30) days
after the date of filing thereof, and shall also indemnify Landlord and hold it
harmless from any and all claims, losses, damages, judgments,
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settlements, costs and expenses, including attorneys' fees, resulting therefrom
or by reason thereof. Landlord may, but shall not be obligated to, pay the claim
upon which such lien is based so as to have such lien released of record; and,
if Landlord does so, then Tenant shall pay to Landlord, as additional rent, upon
demand, the amount of such claim, plus all other costs and expenses incurred in
connection therewith, plus interest thereon at the Delinquency Interest Rate
until paid. This section shall survive the expiration or earlier termination of
this Lease.
ARTICLE 12 - RENTAL, PERSONAL PROPERTY AND OTHER TAXES
Tenant shall pay before delinquency any and all taxes, assessments, fees or
charges, including any sales, gross income, rental, business occupation or other
taxes, levied or imposed upon Tenant's business operations in the Leased
Premises and any personal property or similar taxes levied or imposed upon
Tenant's trade fixtures, leasehold improvements or personal property located
within the Leased Premises. In the event any such taxes, assessments, fees or
charges are charged to the account of, or are levied or imposed upon the
property of Landlord, Tenant shall reimburse Landlord for the same as additional
rent. If any tenant finish improvements, trade fixtures, alterations or
improvements or business machines and equipment located in, on or about the
Leased Premises, regardless of whether they are installed or paid for by
Landlord or Tenant and whether or not they are affixed to and become a part of
the realty and the property of Landlord, are assessed for real property tax
purposes at a valuation higher than that at which other such property in other
leased space in the Building is assessed, then Tenant shall reimburse Landlord
as additional rent for the amount of real property taxes shown on the
appropriate governmental official's records as having been levied upon the
Building or other property of Landlord by reason of such excess assessed
valuation.
ARTICLE 13 - ASSIGNMENT AND SUBLETTING
Tenant may not assign this Lease or sublet the Leased Premises or any part
thereof without the prior written consent of Landlord, which consent will not be
unreasonably withheld; and any attempted assignment or subletting without such
consent shall be invalid. At least thirty (30) days prior to the proposed
effective date of such assignment or sublease, Tenant shall provide Landlord a
signed original of the document. Tenant shall also provide, at Landlord's
request, any information on the proposed assignee or subtenant that Landlord may
require to make a determination of the quality of such proposed assignee or
subtenant. In the event of a permitted assignment or subletting, Tenant shall
nevertheless at all times remain fully responsible and liable for the payment of
rent and the performance and observance of all of Tenant's other obligations
under the terms, conditions and covenants of this Lease except as may be
otherwise provided for herein. No assignment or subletting of the Leased
Premises or any part thereof shall be binding upon Landlord unless such assignee
or subtenant shall deliver to Landlord an instrument (in recordable form, if
requested) containing an agreement of assumption of all of Tenant's obligations
under this Lease. Upon the occurrence of a default hereunder, if all or any part
of the Leased Premises are then assigned or sublet, Landlord, in addition to any
other remedies provided by this Lease or by law, may, at its option, collect
directly from the assignee or subtenant all rent becoming due to Landlord by
reason of the assignment or subletting. Any collection by Landlord from the
assignee or subtenant shall not be construed to constitute a waiver or release
of Tenant from the further performance of its obligations under this Lease or
the making of a new lease with such assignee or subtenant. If Tenant shall make
any assignment or sublease, with Landlord's consent, for a rental in excess of
the rent payable under this Lease (including any applicable escalations), Tenant
shall not be entitled to keep such excess, and Tenant shall pay to Landlord
fifty (50%) of any such excess rental upon receipt.
Landlord may refuse to give its consent to any proposed assignment or subletting
for any reason, including, but not limited to Landlord's determination that its
interest in the Lease or the Leased Premises would be adversely affected by (i)
the financial condition, creditworthiness or business reputation of the proposed
assignee or subtenant, (ii) the prevailing market or quoted rental rates for
space in the Building or other comparable buildings, or (iii) the proposed use
of the Leased Premises by, or business of, the proposed
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assignee or subtenant. If Landlord refuses to give its consent to any proposed
assignment or subletting, Landlord may, at its option, within thirty (30) days
after receiving notice of the proposal, terminate this Lease by giving Tenant
thirty (30) days prior written notice of such termination, whereupon this Lease
shall terminate.
ARTICLE 14 - TRANSFERS BY LANDLORD
Section 14.01. Sale and Conveyance of the Building. Landlord shall have the
right to sell and convey the Building at any time during the term of this Lease,
subject only to the rights of Tenant hereunder; and such sale and conveyance
shall operate to release Landlord from liability hereunder after the date of
such conveyance as provided in Section 15.04;provided, however, that such
release shall not be effective relative to obligations of the Landlord which
arose and matured prior to or as of the date of such conveyance.
Section 14.02. Subordination. Landlord shall have the right to subordinate this
Lease to any mortgage or deed of trust (herein a "mortgage") presently existing
or hereafter placed upon the Building by so declaring in such mortgage, and the
recording of any such mortgage shall make it prior and superior to this Lease
regardless of the date of execution or recording of either document. So long as
non-disturbance obligations in favor of Tenant are included in a form acceptable
to Tenant, Tenant shall, at Landlord's request, execute and deliver to Landlord,
without cost, any instrument that may be deemed necessary or desirable by
Landlord to confirm the subordination of this Lease and an Estoppel Certificate
in the form attached hereto as Exhibit D, and if Tenant fails to do so within
ten (10) business days of being provided with the documentation thereof, Tenant
shall be deemed to have approved and agreed to same and Landlord may execute
such instrument(s) in the name and as the act of Tenant.. Notwithstanding the
foregoing, no default by Landlord under any such mortgage shall affect Tenant's
rights hereunder so long as Tenant is not in default under this Lease. Tenant
shall, in the event any proceedings are brought for the foreclosure of any such
mortgage, attorn to the purchaser upon any such foreclosure and recognize such
purchaser as the landlord under this Lease.
ARTICLE 15 -- DEFAULTS AND REMEDIES
Section 15.01. Defaults by Tenant. The occurrence of any one or more of the
following events shall be a default under and breach of this Lease by Tenant:
A. Tenant shall fail to pay any Monthly Rental Installment of Minimum
Annual Rent within five (5) days after such payment is due, or Tenant
shall fail to pay the Annual Rental Adjustment or any other amounts
due Landlord from Tenant as additional rent or otherwise within ten
(10) days after such payment has not been made.
B. Tenant shall fail to perform or observe any term, condition, covenant
or obligation required to be performed or observed by it under this
Lease for a period of thirty (30) days after notice thereof from
Landlord; provided, however, that if the term, condition, covenant or
obligation to be performed by Tenant is of such nature that the same
cannot reasonably be performed within such thirty (30) day period,
such default shall be deemed to have been cured if Tenant commences
such performance within said thirty (30) day period and thereafter
diligently undertakes to complete the same and does so complete the
required action within a time deemed to be reasonable by Landlord.
C. Tenant shall vacate or abandon the Leased Premises for any period, or
fail to occupy for a period of thirty consecutive (30) days the Leased
Premises or any substantial portion thereof except as provided in
Article 8.
D. A trustee or receiver shall be appointed to take possession of
substantially all of Tenant"s assets in, on or about the Leased
Premises or of Tenant"s interest in this Lease (and Tenant does not
regain possession within sixty (60) days after such appointment);
Tenant shall make an assignment for the benefit of creditors; or
substantially all of Tenant"s assets in, on or about the Leased
Premises or
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Tenant"s interest in this Lease shall be attached or levied under
execution (and Tenant does not discharge the same within sixty (60)
days thereafter).
E. A petition in bankruptcy, insolvency, or for reorganization or
arrangement shall be filed by or against Tenant pursuant to any
federal or state statute (and, with respect to any such petition filed
against it, Tenant fails to secure a stay or discharge thereof within
sixty (60) days after the filing of the same).
Section 15.02. Remedies of Landlord. Upon the occurrence of any event of default
set forth in Section 15.01, Landlord shall have the following rights and
remedies, in addition to those allowed by law, any one or more of which may be
exercised at Landlord"s option without further notice to or demand upon Tenant:
A. Landlord may apply the security deposit and/or re-enter the Leased
Premises and cure any default of Tenant, in which event Tenant shall
reimburse Landlord as additional rent for any costs and expenses that
Landlord may incur to cure such default; and Landlord shall not be
liable to Tenant for any loss or damage that Tenant may sustain by
reason of Landlord"s action unless caused by reckless or willful
misconduct on the part of Landlord.
B. 1. Landlord may terminate this Lease as of the date of such
default, in which event: (i) neither Tenant nor any person
claiming under or through Tenant shall thereafter be
entitled to possession of the Leased Premises, and Tenant
shall immediately thereafter surrender the Leased Premises
to Landlord; (ii) Landlord may re-enter the Leased Premises
and dispossess Tenant or any other occupants of the Leased
Premises by force, summary proceedings, ejectment or
otherwise, and may remove their effects, without prejudice
to any other remedy that Landlord may have for possession or
arrearages in rent or other sums due hereunder; and (iii)
notwithstanding the termination of this Lease, Landlord may
declare all rent that would have been due under this Lease
for the balance of the term to be immediately due and
payable, whereupon Tenant shall be obligated to pay the same
to Landlord, together with all loss or damage that Landlord
may sustain by reason of such termination, less an amount
equal to the reasonable rental value of the Leased Premises
for the remainder of the term of this Lease (taking into
account expenses of re-letting), it being expressly
understood and agreed that the liabilities and remedies
specified in this Subsection (B)(1) of Section 15.02 shall
survive the termination of this Lease; or
2. Landlord may, without terminating this Lease, re-enter the
Leased Premises and re-let all or any part of the Leased
Premises for a term different from that which otherwise
would have constituted the balance of the term of this Lease
and for rent and on terms and conditions different from
those contained herein, whereupon Tenant shall be obligated
to pay to Landlord as liquidated damages the difference
between the rent provided for herein and that provided for
in any lease covering a subsequent re-letting of the Leased
Premises, for the period that otherwise would have
constituted the balance of the term of this Lease, together
with all of Landlord's reasonable costs and expenses for
preparing the Leased Premises for re-letting, including all
repairs, tenant finish improvements, brokers' and attorneys'
fees, and all loss or damage that Landlord may sustain by
reason of such re-entry and re-letting. Landlord shall use
reasonable efforts to mitigate its damages by reletting the
Leased Premises; provided, however, that such shall not
require Landlord to relet the Leased Premises on the same
terms and conditions as set forth herein.
C. Landlord may xxx for injunctive relief or to recover damages for any
loss resulting from the breach.
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D. In the event that Tenant fails to pay within ten (10) days of the date
due and payable any Monthly Rental Installment of Minimum Annual Rent
or any monthly installment of the Annual Rental Adjustment, Tenant
shall pay to Landlord, to the fullest extent permitted by applicable
law, a late charge of four percent (4%) of the amount due and unpaid in
order to compensate Landlord for the costs and expenses of
administering, handling and processing late payments.
E. In the event Tenant fails to pay within thirty (30) days after the same
is due and payable any Monthly Rental Installment of Minimum Annual
Rent, any monthly installment of the Annual Rental Adjustment, or any
other sum or charge required to be paid by Tenant to Landlord, such
unpaid amount shall bear interest from the due date thereof to the date
of payment at the Delinquency Interest Rate until paid.
Section 15.03. Default by Landlord and Remedies of Tenant. It shall be a default
under and breach of this Lease by Landlord if it shall fail to perform or
observe any term, condition, covenant or obligation required to be performed or
observed by it under this Lease for a period of thirty (30) days after written
notice thereof from Tenant; provided, however, that if the term, condition,
covenant or obligation to be performed by Landlord is of such nature that the
same cannot reasonably be performed within such thirty (30) day period, such
default shall be deemed to have been cured if Landlord commences such
performance within said thirty (30) day period and thereafter diligently
undertakes to complete the same. Tenant shall not be entitled to terminate this
Lease or withhold or xxxxx any rent due hereunder as a result of any such
default.
Section 15.04. Non-Waiver of Defaults. The failure or delay by either party
hereto to exercise or enforce at any time any of the rights or remedies or other
provisions of this Lease shall not be construed to be a waiver thereof, nor
affect the validity of any part of this Lease or the right of either party
thereafter to exercise or enforce each and every such right or remedy or other
provision. No waiver of any default and/or breach of this Lease shall be deemed
to be a waiver of any other default and/or breach. The receipt by Landlord of
less than the full rent due shall not be construed to be other than a payment on
account of rent then due, nor shall any statement on Tenant's check or any
letter accompanying Tenant's check be deemed an accord and satisfaction, and
Landlord may accept such payment without prejudice to Landlord's right to
recover the balance of the rent due or to pursue any other remedies provided in
this Lease. No act or omission by Landlord or its employees or agents during the
term of this Lease shall be deemed an acceptance of a surrender of the Leased
Premises, and no agreement to accept such a surrender shall be valid unless in
writing and signed by Landlord.
Section 15.05. Attorneys' Fees. In the event either party defaults in the
performance or observance of any of the terms, conditions, covenants or
obligations contained in this Lease and the nondefaulting party employs
attorneys to enforce all or any part of this Lease, collect any rent due or to
become due or recover possession of the Leased Premises, the defaulting party
agrees to reimburse the nondefaulting party for the attorneys' fees incurred
thereby once a default is determined to have occurred, whether by judgment or
otherwise.
ARTICLE 16 - LANDLORD'S RIGHT TO RELOCATE TENANT
Paragraph Intentionally Omitted.
ARTICLE 17 - NOTICE AND PLACE OF PAYMENT
Section 17.01. Notices. Any notice required or permitted to be given under this
Lease or by law shall be deemed to have been given if it is written and
delivered in person or mailed by registered or certified mail, postage prepaid,
to the party who is to receive such notice at the address specified in Item N of
the Basic Lease Provisions. When so mailed, the notice shall be deemed to have
been given as of the date it was mailed. The address specified in Item N of the
Basic Lease Provisions may be changed by giving written notice thereof to the
other party.
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Section 17.02. Place of Payment. All rent and other payments required to be made
by Tenant to Landlord shall be delivered or mailed to Landlord's management
agent at the address specified in Item N of the Basic Lease Provisions or any
other address Landlord may specify from time to time by written notice given to
Tenant.
ARTICLE 18 - TENANT'S ENVIRONMENTAL REPRESENTATIONS, COVENANTS AND INDEMNITIES
A. Tenant shall comply with all rules, laws, orders, ordinances,
directions, regulations and requirements pertaining to air and water
quality, Hazardous Materials (as hereinafter defined), waste disposal,
air emissions and other environmental matters.
B. Any Hazardous Materials brought upon, kept or used in or about the
Leased Premises by Tenant, its agents, employees, contractors or
invitees shall be used, kept and stored in a manner that complies with
all laws regulating such Hazardous Materials. No Hazardous Materials
shall be brought upon, kept or used in or about the Leased Premises
unless such Hazardous Materials are necessary or useful to Tenant"s
business as specified in Item J of the Basic Lease Provisions.
C. Tenant shall indemnify, defend and hold Landlord harmless from any and
all claims, judgments, damages, penalties, fines, costs, liabilities
or losses (including, without limitation, diminution in value of the
Leased Premises or the Building, damages for the loss or restriction
on use of rentable or usable space, damages arising from any adverse
impact on marketing of space in the Building, and sums paid in
settlement of claims, attorneys" fees, consultant fees and expert
fees) that arise during or after the term of this Lease in connection
with contamination of the Leased Premises or the Building by Hazardous
Materials as a result of Tenant"s use or activities, or the
activities of Tenant"s invitees, employees, agents or contractors.
This indemnification of Landlord by Tenant includes, without
limitation, costs incurred in connection with any investigation of
site conditions or any clean-up, remedial, removal or restoration work
required by any federal, state or local governmental agency or
political subdivision. Without limiting the foregoing, if the presence
of any Hazardous Material in the Leased Premises or the Building
caused or permitted by Tenant, its invitees, employees, agents,
contractors or invitees results in any contamination of the Leased
Premises of the Building, Tenant shall promptly take all actions at
its sole expense as are necessary to return the Leased Premises and/or
the Building to the condition existing prior to the presence of any
such Hazardous Materials; provided that Landlord"s approval of such
actions shall first be obtained, which approval shall not be
unreasonably withheld. The foregoing indemnity and covenants shall
survive the expiration or earlier termination of this Lease.
D. As used herein, the term ""Hazardous Materials"" means any hazardous or
toxic substances, materials or wastes, including, but not limited, to
those substances, materials or wastes listed in the United States
Department of Transportation Hazardous Materials Table (49 CFR 172.101)
or designated by the United States Environmental Protection Agency as
hazardous substances (40 CFR Part 302) or hazardous waste (40 CFR Part
261), petroleum products, asbestos and such other substances, materials
and wastes that are or become regulated under any applicable state,
federal or local law, rule, regulation or ordinance.
ARTICLE 19 - MISCELLANEOUS GENERAL PROVISIONS
Section 19.01. Condition of Premises. Tenant acknowledges that neither Landlord
nor any agent of Landlord has made any representation or warranty with respect
to the Leased Premises or the Building or with respect to the suitability or
condition of any part of the Building for the conduct of Tenant's business
except as provided in this Lease.
Section 19.02. Insolvency or Bankruptcy. In no event shall this Lease be
assigned or assignable by operation of law, and in no event shall this Lease be
an asset of Tenant in any receivership, bankruptcy, insolvency or reorganization
proceeding.
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Section 19.03. Common Areas. The term Common Areas, as used in this Lease,
refers to the areas of the Building and the land described in Exhibit A-1 that
are designed for use in common by all tenants of the Building and their
respective employees, agents, customers, invitees and others, and includes, by
way of illustration and not limitation, entrances and exits, hallways and
stairwells, elevators, restrooms, sidewalks, driveways, parking areas,
landscaped areas and other areas as may be designated by Landlord as part of the
Common Areas of the Building. Tenant shall have the non-exclusive right, in
common with others, to the use of the Common Areas, subject to such
nondiscriminatory rules and regulations as may be adopted from time to time by
Landlord including those set forth in Section 5.02 and Exhibit C of this Lease.
Section 19.04. Choice of Law. This Lease shall be governed by and construed
pursuant to the laws of the State of Tennessee.
Section 19.05. Successors and Assigns. Except as otherwise provided in this
Lease, all of the covenants, conditions and provisions of this Lease shall be
binding upon and shall inure to the benefit of the parties hereto and their
respective heirs, personal representatives, successors and assigns.
Section 19.06. Name. Tenant shall not, without the written consent of Landlord,
use the name of the Building for any purpose other than as the address of the
business to be conducted by Tenant in the Leased Premises, and in no event shall
Tenant acquire any rights in or to such name.
Section 19.07. Examination of Lease. Submission of this instrument for
examination or signature to Tenant does not constitute a reservation of or
option for lease, and it is not effective as a lease or otherwise until
execution by and delivery to both Landlord and Tenant.
Section 19.08. Time. Time is of the essence of this Lease and each and all of
its provisions.
Section 19.09. Defined Terms and Headings. The words "Landlord" and "Tenant" as
used herein shall include the plural as well as the singular. If more than one
person is named as Tenant, the obligations of such persons are joint and
several. The headings and titles to the articles and sections of this Lease are
not a part of this Lease and shall have no effect upon the construction or
interpretation of any part hereof.
Section 19.10. Prior Agreements; Amendments in Writing. This Lease and the
letter of understanding executed pursuant to Section 2.03 hereof contain all of
the agreements of the parties hereto with respect to any matter covered or
mentioned in this Lease, and no prior agreement, understanding or representation
pertaining to any such matter shall be effective for any purpose. No provision
of this Lease may be amended or agreed to except by an agreement in writing
signed by the parties hereto or their respective successors in interest.
Section 19.11. Payment of and Indemnification for Leasing Commissions. The
parties hereby acknowledge, represent and warrant that the only real estate
broker or brokers involved in the negotiation and execution of this Lease is
that (or are those) named in Item I of the Basic Lease Provisions and that no
other broker or person is entitled to any leasing commission or compensation as
a result of the negotiation or execution of this Lease. Tenant hereby
indemnifies and holds Landlord harmless from any and all liability for the
breach of any such representation and warranty on its part and shall pay any
compensation to any other broker or person who may be deemed or held to be
entitled thereto.
Section 19.12. Severability of Invalid Provisions. If any provision of this
Lease shall be held to be invalid, void or unenforceable, the remaining
provisions hereof shall not be affected or impaired, and such remaining
provisions shall remain in full force and effect.
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Section 19.13. Estoppel Certificate. Provided that the statements made therein
are accurate at the time of request, Tenant shall, within ten (10) days
following receipt of a written request from Landlord, execute, acknowledge and
deliver to Landlord or to any lender, purchaser or prospective lender or
purchaser designated by Landlord a written statement, in the form attached
hereto as Exhibit D or in such other form as Landlord may, in the exercise of
its normal business judgment, request, certifying (i) that this Lease is in full
force and effect and unmodified (or, if modified, stating the nature of such
modification), (ii) the date to which rent has been paid, and (iii) that there
are not, to Tenant's knowledge, any uncured defaults (or specifying such
defaults if any are claimed). Any such statement may be relied upon by any
prospective purchaser or mortgagee of all or any part of the Building. Tenant's
failure to deliver such statement within such period shall be conclusive upon
Tenant that this Lease is in full force and effect and unmodified, and that
there are no uncured defaults in Landlord's performance hereunder.
Section 19.14. Services Performed by Landlord. Any services that Landlord is
required to furnish pursuant to the provisions of this Lease may, at Landlord's
option, be furnished from time to time, in whole or in part, by employees of
Landlord, by the managing agent of the Building, or by one or more third
persons; and Landlord further reserves the right to require Tenant to enter into
agreements with such third persons in form and content approved by Landlord for
the furnishing of such services.
Section 19.15. Force Majeure. Landlord shall be excused for the period of any
delay in the performance of any obligation hereunder when such delay is
occasioned by causes beyond its control, including, but not limited to, war,
invasion or hostility; work stoppages, boycotts, slowdowns or strikes; shortages
of materials, equipment, labor or energy; man-made or natural casualties;
unusual weather conditions or other acts of God; acts or omissions of
governmental or political bodies; or civil disturbances or riots.
IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the day
and year first above written.
LANDLORD:
XXXXXX HILLS III, L. L. C.
BY: /s/ Xxxx X. Xxxxxx
-----------------------------
Xxxx X. Xxxxxx, Chief Manager
TENANT:
AMSURG CORPORATION
By: /s/ Xxx X. XxXxxxxx
-----------------------------
Title: President
--------------------------
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STATE OF TENNESSEE
COUNTY OF DAVIDSON
Personally appeared before me, the undersigned, a Notary Public in and
for the State and County aforesaid, Xxxx X. Xxxxxx, as Managing Partner of
Xxxxxx Hills III, L.L.C., the within named bargainor, with whom I am personally
acquainted (or proved to me on the basis of satisfactory evidence), and who
acknowledged that he executed the within instrument for the purposes therein
contained.
WITNESS my hand, at office, this 6th day of April, 1999.
/s/ Xxxxxxx X. XxXxxxxx
---------------------------
Notary Public
My Commission Expires:
January 25, 2003
---------------------------
STATE OF TENNESSEE
COUNTY OF DAVIDSON
Before me, the undersigned, a Notary Public in and for the State and
County aforesaid, personally appeared Xxx XxXxxxxx, with whom I am personally
acquainted (or proved to me on the basis of satisfactory evidence), and who,
upon oath, acknowledged himself to be the President of AmSurg, the within named
bargainor, a corporation, and that as such officer, executed the foregoing
instrument for the purposes therein contained, by signing the name of the
corporation by himself as such officer.
WITNESS my hand, at office, this 24th day of February, 1999.
/s/ Xxxx X. Xxxx
------------------------
Notary Public
My Commission Expires:
September 28, 2002
------------------------
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LEASE GUARANTY
Section Intentionally Omitted.
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SCHEDULE OF EXHIBITS
Exhibit A-1 Description of Land
Exhibit A-2 Description of Leased Premises
Exhibit B Landlord's Work With Respect to the Leased Premises
Exhibit C Rules and Regulations
Exhibit D Estoppel Certificate
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EXHIBIT A-1
Description of Land
Land in Davidson County, Tennessee, being Tract No. 18, on the Plan of
Resubdivision of Tracts 15 and 18 of Xxxxxx Hills, as shown on plat of record in
Plat Book 6900, page 607, in the Register's Office of Davidson County,
Tennessee, to which plat reference is hereby made for a more particular
description.
Being the same property conveyed to Xxxxxx Hills III, LLC by deed from Tennessee
Real Estate Investments, L. P., of record in Book 9780, page 817, Register's
Office for Davidson County, Tennessee.
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EXHIBIT A-2
Description of Leased Premises
The Leased Premises are to be constructed as shown in the plans dated April 12,
1999, prepared by Xxxxxxx Xxxxxx, Inc., project ARI #99005.00.
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EXHIBIT B
Landlord's Work With Respect To Leased Premises
The work to be performed by Landlord within and with respect to the
Leased Premises consists of:
1. Landlord agrees that it will oversee the completion of the Improvements
of the required tenant finish improvements in Exhibit A-2, and insure that they
are completed prior to the commencement date as stated in this lease.
2. Tenant shall be responsible for all costs and expenses of the
Improvements which shall be the difference between (the "Tenant's Share"):
a) The amount of $275,000.00, which is the amount of Landlord's
contribution toward the Improvements. (This allowance shall include the
$250,000.00 Construction Fund currently being held in escrow by Lawyers
Title Insurance Corporation, and a $25,000.00 contribution from Xxxxxx
Hills III, LLC to the Contractor); and
b) The lesser of (i) the amount of the Contractor's Bid from The Parent
Company as approved by Tenant in no event later than May 14, 1999,
which is attached hereto as a part of this Exhibit B; or (ii) the
actual cost of the Improvements.
Tenant shall not be responsible for any other costs or expenses, except
as expressly set forth hereinabove. Tenant shall pay to Landlord Tenant's Share
upon completion of the Improvements, as set forth in the Lease, and upon
delivery to Tenant of a written breakdown, in a form reasonably acceptable to
Tenant, of the actual cost of the Improvements.
This Exhibit constitutes an understanding of the agreement between the
two parties with respect to the Improvements within the Leased Premises.
AMSURG CORPORATION XXXXXX HILLS, LLC.
By: /s/ Xxx X. XxXxxxxx By: /s/ Xxxx X. Xxxxxx
--------------------------- ------------------------
Title: President, CEO Title: Chief Manager
------------------------- ----------------------
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EXHIBIT C
RULES AND REGULATIONS
1. The sidewalks, entrances, passages, courts, elevators, vestibules,
stairways, corridors and halls shall not be obstructed or used for any purpose
other than ingress and egress.
2. No awnings or other projections shall be attached to the outside
walls of the Building. No curtains, blinds, shades or screens shall be attached
to or hung in, or used in connection with, any window or door of the Leased
Premises other than Landlord standard window treatments without Landlord's prior
written approval. All electric ceiling fixtures hung in offices or spaces along
the perimeter of the Building must be fluorescent, of a quality, type, design
and bulb color approved by Landlord. Neither the interior nor the exterior of
any windows shall be coated or otherwise sunscreened without written consent of
Landlord.
3. Unless expressly permitted in a tenant's lease, no sign,
advertisement, notice or handbill shall be exhibited, distributed, painted or
affixed by any tenant on, about or from any part of the Leased Premises or the
Building without the prior written consent of Landlord. In the event of a
violation of the foregoing by any tenant, Landlord may remove or stop same
without any liability, and may charge the expense incurred in such removal or
stopping to tenant. Standard interior signs on doors and directory tablet shall
be inscribed, painted or affixed for each tenant by the Landlord, at the expense
of such tenant, and shall be of a size, color and style acceptable to Landlord.
The directory tablet will be provided exclusively for the display of the name
and location of tenants only, and Landlord reserves the right to exclude any
other names therefrom. Nothing may be placed on the exterior of corridor walls
or corridor doors other than Landlord's standard lettering.
4. The sashes, sash doors, windows and doors that reflect or admit
light and air into halls, passageways or other public places in the Building
shall not be covered or obstructed by any tenant, nor shall any bottles, parcels
or other articles be placed on the window xxxxx.
5. The water and wash closets and other plumbing fixtures shall not be
used for any purpose other than those for which they were constructed, and no
sweepings, rubbish, rags or other substances shall be thrown therein. All
damages resulting from any misuse of the fixtures shall be borne by the tenant
who, or whose subtenants, assignees or any of their servants, employees, agents,
visitors or licensees shall have caused the same.
6. No tenant shall xxxx, paint, drill into or in any way deface any
part of the Leased Premises or the Building. No boring, cutting or stringing of
wires or laying of linoleum or other similar floor coverings shall be permitted,
except with the prior written consent of the Landlord and as the Landlord may
direct.
7. No bicycles, vehicles, birds or animals of any kind shall be brought
into or kept in or about the Leased Premises, and no cooking shall be done or
permitted by any tenant on the Leased Premises, except that the preparation of
coffee, tea, hot chocolate and similar items for Tenants and their employees
shall be permitted provided power shall not exceed that amount which can be
provided by a 30 ampere circuit. No Tenant shall cause or permit any unusual or
objectionable odors to be produced in or permeate the Leased Premises.
8. The Leased Premises shall not be used for manufacturing or for the
storage of merchandise except as such storage may be incidental to the permitted
use of the Leased Premises. No tenant shall occupy or permit any portion of the
Leased Premises to be occupied as an office for the manufacture or sale of
liquor, narcotics or tobacco in any form, or as a xxxxxx or manicure shop, or as
an employment bureau without the express
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written consent of Landlord. The Leased Premises shall not be used for lodging
or sleeping or for any immoral or illegal purpose.
9. No tenant shall make or permit to be made any unseemly or disturbing
noises or disturb or interfere with occupants of this or neighboring buildings
or premises or those having business with them whether by the use of any musical
instrument, radio, phonograph or unusual noise, or in any other way. No tenant
shall throw anything out of doors, windows or down the passageways.
10. No tenant, subtenant or assignee nor any of its servants,
employees, agents, visitors or licensees shall at any time bring or keep upon
the Leased Premises any inflammable, combustible or explosive fluid, chemical or
substance.
11. No additional locks or bolts of any kind shall be placed upon any
of the doors or windows by any tenant, nor shall any changes be made in existing
locks or the mechanism thereof. Each Tenant must upon the termination of his
tenancy, restore to the Landlord all keys of stores, offices and toilet rooms
furnished to, or otherwise procured by, such tenant and in the event of the loss
of keys so furnished, such tenant shall pay to the Landlord the cost of
replacing the same or of changing the lock or locks opened by such lost key if
Landlord shall deem it necessary to make such changes.
12. All removals or the carrying in or out of any safes, freight,
furniture or bulky matter of any description must take place during the hours
that Landlord shall reasonably determine from time to time. The moving of safes
or other fixtures or bulky matter of any kind must be done upon Previous notice
to the manager of the Building and under its supervision, and the persons
employed by any tenant for such work must be acceptable to Landlord. Landlord
reserves the right to inspect all safes, freight or other bulky articles to be
brought into the Building and to exclude from the Building all safes, freight or
other bulky articles that violate any of these Rules and Regulations or the
Lease of which these Rules and Regulations are a part. The Landlord reserves the
right to prescribe the weight and position of all safes, which must be placed
upon supports approved by Landlord to distribute the weight.
13. No tenant shall purchase water, ice, towel, janitorial or
maintenance or other like services from any person or persons not approved by
Landlord.
14. Landlord shall have the right to prohibit any advertising by any
tenant that, in Landlord's opinion tends to impair the reputation of the
Building or its desirability as an office location, and upon written notice from
Landlord any tenant shall refrain from or discontinue such advertising.
15. Landlord reserves the right to exclude from the Building between
the hours of 6 p.m. and 8 a.m. and at all hours on Sunday and legal holidays all
persons who do not present a pass to the Building approved by Landlord. Landlord
will furnish passes to persons for whom any tenant requests the same in writing.
Each tenant shall be responsible for all persons for whom he requests passes and
shall be liable to Landlord for all acts of such persons. Landlord shall in no
case be liable for damages for any error with regard to the admission to or
exclusion from the Building of any person. In case of an invasion, mob riot,
public excitement or other circumstances rendering such action advisable in
Landlord's opinion, Landlord reserves the right without any abatement of rent to
require all persons to vacate the Building and to prevent access to the Building
during the continuance of the same for the safety of the Tenants and the
protection of the Building and the property in the Building.
16. Any persons employed by any tenant to do janitorial work shall,
while in the Building and outside of the Leased Premises, be subject to and
under the control and direction of the manager of the Building but not as an
agent or servant of said superintendent or of the Landlord, and such tenant
shall be responsible for all acts of such persons.
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17. All doors opening onto public corridors shall be kept closed,
except when in use for ingress and egress.
18. The requirements of tenant will be attended to only upon
application to the General Partner or the management agent designated thereby.
19. Canvassing, soliciting and peddling in the Building are prohibited,
and each tenant shall report and otherwise cooperate to prevent the same.
20. All office equipment of any electrical or mechanical nature shall
be placed by Tenant in the Leased Premises in settings approved by Landlord to
absorb or prevent any vibration, noise or annoyance.
21. No air conditioning unit or other similar apparatus shall be
installed or used by any tenant without the written consent of Landlord.
22. There shall not be used in any space, or in the public halls of the
Building, either by any Tenant or others, any hand trucks except those equipped
with rubber tires and rubber side guards.
23. No vending machine or machines of any description shall be
installed, maintained or operated within the Leased Premises without the written
consent of Landlord.
24. The scheduling of Tenant move-ins shall be subject to the
reasonable discretion of Landlord.
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EXHIBIT D
ESTOPPEL CERTIFICATE
PREMISES: Nashville, Tennessee
LEASE DATED:
LANDLORD: Xxxxxx Hills III, L. L. C.
TENANT: Amsurg Corporation
The undersigned, the tenant under the above lease, certifies to, the
mortgagee or purchaser of the above premises, that said lease is presently in
full force and effect and unmodified except as indicated at the end of this
certificate; that the term thereof has commenced and full rental is now accruing
thereunder; that the undersigned has accepted possession of said premises and
that any improvements required by the terms of said lease to be made by the
Landlord have been completed to the satisfaction of the undersigned; that no
rent under said lease has been paid more than thirty (30) days in advance of its
due date; that the undersigned, as of this date, has no charge, lien or claim of
offset under said lease or otherwise against rents or other charges due or to
become due thereunder; and that there are no presently existing defaults on the
part of the Landlord under the lease except as indicated at the end of this
certificate.
Dated ___________________, 19________.
TENANT:
AMSURG CORPORATION
By:____________________________________
Title:_________________________________
32
