04/08/1998
SUBLEASE AGREEMENT
This sublease is entered into between The Counseling Center, Inc. whose
business address is 99551 Overseas Highway, Ste 200, Key Largo, State of
Florida, sublessor, and Monroe County whose business address iS57 p2 t> L'iJ-LI-( t
t;'&n /) / K{ '-/i-jt( S, /, P-i~~~ 3t' f/{;; , State of Florida, sublessee.
Section I
Demise and Use
Sublessor leases to sublessee and sublessee leases from sublessor, for the
purposes of providing counseling services in the space described in Section II
below.
Section II
Description of Space
The premises subject to this sublease is office #3, located in the
Counseling Center, Inc. suite at 99551 Overseas Highway, Key Largo, Florida
33037.
1 - Mahogany desk with chair
1 - Small formica desk with chair
1 - Armed chair, padded seat and back
6 - Medal chairs with padded seats and backs
1 - Bookcase
1 - Green desk lamp
1 - 8 x 10 lighthouse picture
2 - 8 x 10 seaside pictures (Oriental flair)
1 - 24 x 26 skyview of Key Largo
1 - 24 x 24 material sewn art work wall hanging
1 - 26 x 36 picture "Girl in boat with geese"
1 - Black clock - Westclock
2 - Black screen room dividers
2 - Waste baskets
1 - 132" X lOT' tan berber rug
1 - Dufone system 412 - 2 lines telephone
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Telephone service will be provided for the sum of $50.00 a month. This
would include a shared two line business phone service and a telephone. A
secretary is available (not on all evenings) to answer and transfer calls. The
flat fee does not cover any long-distance telephone calls.
Section III
Quiet Enjoyment
If sublessee perfolms the terms of this sublease, sublessor warrants that
sublessee will have quiet enjoyment and peaceful possession of the space
leased, and that he will defend sublessee in such quiet enjoyment and peaceful
possession during the term of this sublease without interruption by sublessor
or owner, or of any person rightfully claiming under either of them.
Section IV
Sublessor To Pay Lease Rent
Sublessor agrees to pay the rent reserved in the lease and to perform and
observe the lessee's cov~nants and stipulations contained in it so far as they
ought to be performed and observed by sublessor.
Section V
Term of Sublease
The;erm of this sublease shall be for a period of six month starting on
the 15C, day of --4Et::f /....... , 1998.
Section VI
Sublease Rent
Sublessee agrees to pay to sublessor as rent for the premises $500 per
month, and $50.00 a month for phone services, not to include any long distance
calls.
2
Section VII
Option To Renew
Subject to sublessor's ability to keep the lease in effect for the remainder
of its term or through extension or renewal, sublessee is granted the option of
extending and renewing the term of this lease for an additional six months
upon notice to Sublessor in writing on or before 30 days before the end of the
term of this lease.
Section VIII
Holdover
Any holdover at the expiration of this sublease with sublessor's consent
shall be on a month-to-month basis, which tenancy may then be terminated as
provided by the laws of the State of Florida. During the holdover tenancy,
sublessee agrees to pay monthly to sublessor the same rate of rental as in
effect at the time of the termination and agrees to be bound by the terms of
this sublease insofar as they are applicable.
Section IX
Sublessee To Comply with Lease Terms; Indemnity to Lessor
Sublessee agrees to perform and observe the covenants, conditions, and
terms of the lease on the part of the lessee to be performed and observed,
except the covenant for the payment of rent reserved in the lease, and to
indemnify lessor against all claims, damages, and expenses arising out of
nonperformance or nonobservance of such covenants, conditions, and terms.
Section X
Use for Business Purposes
The premises and space subleased in this agreement are to be used for
business purposes, primarily for various types of office and office services,
3
including use of all types of electrical computers and for no other purpose
without first obtaining the written consent of the sublessor.
Section XI
No Waste, Nuisance, or Illegal Use
Sublessee shall not commit waste on the leased premises, nor maintain,
commit, or permit a nuisance on the premises, or use the premises for an
unlawful purpose. Sublessee shall conform to all applicable laws and
ordinances respecting the use and occupancy of the space sublet here relating
to matters not covered elsewhere in this sublease, provided that it shall not be
required to make alterations, additions, or improvements to the premises in
order to conform with the laws and ordinances.
Section XII
Alteradons, Additions, and Improvements
Sublessee shall not make alterations, additions, or improvements on the
premises without first obtaining the written consent of sublessor. All
alterations, additions, and improvements that shall be made shall be at
sublessee's expenses, shall become sublessor's property, and shall remain on
and be surrendered with the premises as a part of the premises at the
termination of this sublease without disturbance, molestation, or injury.
Nothing contained in this paragraph shall prevent sublessee from removing all
office machines and equipment and trade fixtures customarily used in its
business.
Section XIII
Liens
Sublessee shall keep the leased premises free and clear of liens arising
out of any work performed, materials furnished or obligations incurred by
sublessee, including mechanics' liens.
4
Section XIV
Signs
Sublessee covenants and agrees that no signs or symbols shall be placed
in the windows or doors of the premises, or on any exterior part of the
building without the sublessor's prior written approval.
Section XV
Access for Inspection and Repairs
Sublessee shall allow lessor and sublessor, and their agents free access
at all reasonable times to the premises sublet for the purpose of inspecting or
of making repairs, additions, or alterations to the premises or any property
owned by or under the control of lessor or sublessor.
Section XVI
Access to Lavatory and Storage Room
Sublessor agrees that sublessee and its employees shall have use of the
men's and women's lavatories situated in the building. The lavatories shall be
available for general use of sublessee's customers and business guests.
Section XVII
Repairs and Maintenance
Subject to the lessor's obligations under the lease, sublessor, unless
specified to the contrary in this sublease, shall maintain the premises subleased
in good repair and tenantable condition during the continuance of this
sublease, except in case of damage arising from the act or negligence of
sublessee or its agents.
5
Section XVIII
Damage or Destruction by Fire, War, or Acts of God
In the event that the premises subleased are rendered untenantable in
whole or in substantial part as result of destruction or damage by fire, acts or
war, or acts of God this lease shall cease, provided, nonetheless, that the lessor
shall have the option of rebuilding or repairing the premises if he elects so to
do and gives written notice of such election to rebuild or repair to the
sublessor within A days after such damage or destruction. If lessor elects
to rebuild or repair the premises and does so without unnecessary delay,
sublessee shall be bound by the terms of this lease, except that during the
period of repairs or rebuilding, the rent under this sublease shall be abated in
the same proportion as the portion of the premises rendered unfit for
occupancy by sublessee shall bear to the whole of the sublease premises.
Sublessee shall have the right to declare this sublease terminated when more
than 30 days after the destruction or damaging of the premises as shall have
elapsed without the lessor having elected to repair or rebuild.
Section XIX
Waiver of One Breach Not Waiver of Others
Waiver of one breach of a term, condition, or covenant of this sublease
by either party to this sublease shall be limited to the particular instance and
shall not be construed as a waiver of past or future breaches of this sublease
or other terms, conditions, or covenants.
Section XX
Default by Lessor or Sublessor
If lessor fails and neglects to perform the lease, or if sublessor fails to
perform the lease or this sublease, sublessee may, on reasonable notice in
writing of not less than 10 days, terminate this sublease.
6
Section XXI
Termination and Re-Entry by Sublessor on Sublessee's Default
If sublessee abandons or vacates the leased premises or is dispossessed
for cause by sublessor before the termination of this sublease, or any renewal
of this sublease, sublessor may, on giving 10 days' written notice to sublessee,
declare this lease forfeited and may then make reasonable efforts to relet the
premises. Sublessee shall be liable to sublessor for all damages suffered by
reason of such forfeiture. Such damages shall include, but shall not be limited
to, the following: (1) all actual damages suffered by sublessor until the
property is relet, including reasonable expenses incurred in attempting to relet;
(2) the difference between the rent received when the property is relet and the
rent reserved under this lease.
Until the premises have been relet, sublessee agrees to pay to sublessor,
on the same days as the rental payments are due under this lease, the actual
damages suffered by sublessor since the last payment, either rent or damages,
was made. After the premises have been relet, sublessee agrees to pay to
sublessor, on the last day of each rental period, the difference between the rent
received for the period from reletting and the rent reserved under this lease
for that period.
Section XXII
Applicable Law
Florida law shall b~ used in interpreting this lease and in determining the
rights of the parties under it.
Section XXIII
Surrender of Premises and Keys at Termination
Sublessee agrees that at the expiration of this sublease, he will quit and
surrender the subleased premises without notice, and will deliver to sublessor
all keys belonging to the premises.
7
Section XXIV
Notices
Except where otherwise required by statute, all notices given pursuant to
the provisions of this sublease shall be in writing, addressed to the party to
whom the notice is given, and sent by registered or certified mail to the last
known mailing address of the party. However, notices to sublessee may be
sent to the address of the subleased premises.
Section XXV
No Assignment or Second Sublease Without Consent
Sublessee shall not sell or assign this sublease or any part of this lease,
or any interest in it, or re-sublet the subleased premises in whole or in part
without first obtaining the written consent of sublessor and lessor. This
sublease shall not be assigned by operation of law. If sublessor and lessor once
give consent to assignment of this sublease or of any interest in it, they shall
not be barred form afterwards refusing to consent of any further assignment.
Any attempt to sell, assigning, or re-sublease without written consent of
sublessor and lessor shall be deemed sufficient grounds for dispossession and
shall entitle sublessor to proceed pursuant to Section XXI of this lease if - he
so elects.
Section XXVII
Funding Availability
In the event that funds from Court Administration Rental and Leases
are partially reduced or cannot be obtained or cannot be continued at a level
sufficient to allow for the purchase of the services/goods specified herein, this
agreement may then be terminated immediately at the option of the sublessee
by written notice of termination delivered in person or by mail to the lessor.
The sublessee shall not be obligated to pay for any services provided by the
sublessor after the sublessor has received written notice of termination.
8
In Witness Whereof, the parties have hereunto set their hands and seal
this on this .S' z-I day of At) ~I L- , 1998.
The Counseling Center, Inc.
Witness
BY'
A-'f\o\~~ urAnn Hogle, President
Subles
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9
SEC. NO.
1.
2.
3.
4.
5.
6.
7.
I.
9.
10.
ll.
12.
13.
14.
15.
16.
17.
11.
19.
20.
21.
22.
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24.
25.
21.
27.
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29.
30.
31.
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35.
31.
37.
31.
DHIBITS
hhibit A
EXhibit IS
Ixhibit C
INDEX
SUBJECT
TERM
RENT, RENT ~DJUSTMINTS, AND O'IRATING EXP"S"
USE ~ND POSSESSION
~CCEPT~NCE OF PREMISES
S~LES AND USE TAX
NOTICES
ORDINANCES AND REGULATIONS
SIGNS
UTILITIES AND SERVICES
ALTERATIONS
QUIET ENJOYMENT
~NDLORD'S RIGHT TO INSPECT AND ENTER
FIRE Or1 C~SUALTY
CONDEMNATION
~SSIGNMENT AND SUBLEASE
HOLDOVER
SUBORDINATION
INDEMNITY AND INSURANCE
CONSTRUCTION OF LANGUAGE
DEF~ULT
NOTICE OF TERMINATION JfOT JUDQUIR"
SUCCESSORS ~ND ASSIaRS
SECURITY DEPOSIT
RADOlf GAS DI SCLOavIta
RRLATIONSHIP OF ft. PAftl..
IIOOIFICATION
8110... · S COfIMISSI,*
PItOVISIOMS savDAaLa
NO RECORDING
LAW AJlD VDUI
R8LOcATION OF "1IIt_.
RULIS AJfD RRGULA'I'IC*8
C'ZIItTAIN RIGHTS R.... '!'O .... ~
&81'oPPJ:L CERTIPICA'I'. BY ~
ENTIRE AGREeMENT
AMERICANS WITH DI.bILI?I" AC'I' 0)111 LIAItC.
HAZARDOUS WASTE
PARJtING
Description of Le..ed Pr..i...
Rules and Requlatione for Project
Tenant Acceptance A9r....nt
1
LEASE AGREEMENT
THIS LEASE AGREEMENT ("Lease"),lIlade as of the J.n\ day of bril,
1997, by and between Barnett B.nk. M.A.. Xev. c/o Barnett .ank.,
Inc., R.al Estate Tran.actions Who.. addr... i. 2850 North Federal
Hi9hw.Y, Second Floor, Li9hthou.. Point, Florida 3301.
("Landlord") and The Couns.linG C.nt.~, a Corporation Who..
busin.s. address is 99551 Ov.r.... Hiahwav. suite 200. Xev Larao.
Florida 33037, ("Tenant").
WITNESS:
Th. Landlord hereby leases and rents unto the Tenant and the
Tenant hereby hires and takes from the Landlord the followinq
described property ("Leased Premises"), to wit:
Space designated as Suite 200, cOlllprising approximately
2.000 rentable square feet, as shown on Exhibit A
attached hereto, such Leased pr..is.. being in pre.ently
.xisting condition or, a. the c... ..y be, as to be
illprov.d pursuant to the "ark l.tter as shown on Exhibit
A-1 .ttached hereto and ..de a part h.r.of. The Laa.ed
Pr_i... ar.. located at :::;; OYar.... Hi_way. SUit...
zoo. Kay ~r.o. Florida. .nd con.titut. a portion
of the buildift9Cs) for.inq a part of the office ~l..
and relat.ed f.ciliti.. l~tect upon the r..l property
deeari~ in .xhibit a (. sit. plan ..y be .tt.ahed a.
optional ..hibit 8-1). SUCh huildinqC.), offic. ~le.
and related f.ciliti.. .1'. owned or .re 1..1Ntd by the
Landlord CbeiI'MJ herein referred to .. the "Project") .....
.1'. located in the Count.y of - -"_, st.t.e of Plori.a
and are C~ly known .. lax Llt...,.. O.ff1., h.ving .
.treet .ddr... of "551 OYar---a .1~;~ in the city of
by Lar(lO.
POI' the purpo... of this La..., the t.r. "r.nt.bl." .. .pplied
to .n .r_ C.. in "r.nt.bl. .qu.r. foot") .hall be cOllpUted by
...eurihq to and fr~ the in.ide fini.hed .urfac. of the d~iftant
port.ion of the out.r buildihCj "all.. R.nt.abl. area .hall be
con.t.rued to includ. a prorata shar. of C~n .rea. 8UCdl ..
corridors, lav.t.ori.., el.vat.or ve.tibul.., -.chanical .nd ~r
..rvice .r..s in the buildinq core, pror.t.d .aonq the T.nant. of
the auilding in the proportion of th.ir rentable -quare feet
divided by t.he total rent.bl. .r.. of the 8uildin9. No deduct.ion
froa rent.abl. .raa Shall be .ad. for co1\l1ln. and project.ion.
n.c....ry for the .tructure of t.he luildinq.
2
1. T~.r Tenent ehell heve end hold the Leeoed Pre.ioeo tor a
t.rm of X'J)CX'..IIX~U~JQH(,*"XHII1XUtx~~;CXHf!lC
~~ "4x~xuaxx.IHIX~XI Xll.-D;cX'1~'9 on the terms and
conditions as set forth herein; .
~~
2. REHT, RENT ADJUSTMENTS, AND OPERATING EXPENSES:
A. Rent. Tenant shall pay to Landlord, in advance and at the
address set forth for notices under this Leaae, or at such other
addr..s as Landlord shall, from time to time, designate by notice
giv.n to Tenant as hereinafter provided, as rental for the Le..ed
pre.i.es, in lawful Money of the United states of America, a
monthly Rent of $1. 367.69 for the first year after the Rent
Comm.ncement Date. In addition to Rent, Tenant shall also pay the
Landlord all sales tax, if any, payable by Landlord as a result of
the receipt of the Rent. Tenant agrees to pay all Rent all oth.r
charg.s under this Lease promptly when due. If any payment of
Rent due for a given month has neither been paid in full prior to
the 20th day of such month, nor been sent by first-class mail to
the address provided herein for payment of Rent and has been
postmarked prior to the 11th day of such month, then Landlord
.hall be .ntitled to a late charge for loss of u.e of the ~n.y
due, equal to the l....r of On. Hundred Dollars ($100.00) or five
percent (5t) of the amount of the payment due for that month.
8. Rent Incr.a.... Com.encing with the ..cond Lea.. Y..r and
each Lea.. V.ar thereafter during the t.rm of this Le... and any
renev.l option, the R.nt shall be adju.ted ("Rental Adju.t.ent.)
ift accordance with incr..... in the .COM...r Price II'Idex for
~ft .... Karner. aftd Clerical Worter., all it...., a. ,.~11....
by tINt u. s. Depart_nt of Labor, Bureau of Labor stati.tic.. It
i. .....r.tood and -"reed that this IftCtex will be u.ed r...rdl_
of the fact that the Bureau of Labor statistics .....n ,..b1i_l...
it a. a re.i.ed .Con....r. Price Index for or"'n .... "mer. ....
Clerical Worker., all it.... in 1971.
It i. aqreed that in .pit. of the f.ct that the Index, beqinni"9
with the January 1978 issu. is a revi.ed Ind.x, the old IftCtex ..
i.aUed to January of 1978 will be used with the r.vi..d Index in
the ~utation of price incr..... h.reunder ju.t a. thou9h there
had been no r.vi.ion of the Index. Thi. c~bined Index .hall be
referred to hereafter as the "Price Index".
Th. Rent for the first lease year shall be adjusted Upward in
accordanca with the fonaula and definitionll below and .hall be
ref1ect.d in aonthly Rent payaent8 within 30 day. of the i..uance
of ~he price indexes by the Bureau of Labor stati.tic..
Motwith8tanding anything her.in to the contrary, the annual r.nt.l
. .hall be incr.....d by no 1... than tour perc.nt (U) per y.as
above the prior l.a.. y..ar rental. ~
* Six months commencing on the 14th day of April, 1997 and ending on the
13th day of Octob..r. Thi. l..e... shell b.. eutometicelly renewed for ,~
six month periods unless tenant shall notify landlord in writing at least
30 days prior to the expiration of any renewal period that Tenant does nc
desire to renew this lease.
FORMULA FOR RENT ADJUSTMENT
The annual Rent shall be increased in the aame proportion aa the
av.raq. aonthly price index for the prior y.ar i. increased ov.r
the av.rage monthly index for the "ba.. year".
The "base year" shall be the twelve (12) months immediat.ly
prior to the first day of the calendar month in which the original
l.ase term begins.
The "prior year" shall be the twelve (12) months immediately
prior to the first day of the calendar month in which the year
begins for which such rental increase is being computed.
EXAMPLE OF APPLICATION OF FORMULA
A. an Exaaple of the computation of the rental increase,assuae
that the first lease year's Rent was $1,000, the "base year" price
index was 189.5, and the "prior year" price index was 197.0, both
indexes being twelve (12) months' average .s specified above.
Rent - $1,000.00 X (197 + 1B9.5) - $1,039.00 per year
If the Rent is payable aonthly, the R.nt wOl'ld be $1,039.00/12
- $16.51 per aonth. The Landlord-. ri9ht to receive .uch Rent
incr.... .hall accru., and .uch incr.... .all be P.y.bl., wi~hift
~hir~y (30) d.y. of ~h. i..u. by ~he Bureau of Leber 8tati.~iC8 of
Uae l..~ lIOft~hly Index for ~he ea"'l.I~a~iOft of the twelve -.t.Ia
a..r... for ~h. "prior year" and aonthly thereafter a. recpairecl a.y
~he ~er.a of ~hi. Lea... It i. ~ ..rti.. . intentiOft by
iacl..ion of tbi. ..r-.rapll :2.01 . that the LeMlorcl a...1l reeai..
a" ......1 irtcr... i.. ~he ....t, with tIae .....t of ltUeII i........
llei... oaloulateet a. ..t forth abente, aftcl that Rent ahall i.. ftO
."...~ ever be reduced by application of the alMwe fot'llUla. In any
-.ant, the annual rent viII be incre..ect by a .ini.u. of 4'.
c. Operatinq Expen...: It is under.tood and agr.ed that the ....
.ent apecified herein doe. not anticip.te any incr.... in the
operatinq expens.s of the Project. Therefore, Ten.nt shall pay a.
Additional R.nt it. pre-rata share of any incr.a.e. in operatinq
expena.. (a. her.inafter defined) in .xc... of an amount equal to
$-0- per rentable .qu.r. foot budget .hall be .u~itted to ?enant
by Mov_her 30 of each 1.... y.ar, outlining Landlord'.
anticipated operating expen... for the bUildinq during the next
c.l.ndar y.ar and Tenant'. pro-rata .hare of th..e oper.tinq
.xpen... which shall be Tenant'. pro-r.ta share of the operating
expen.e. for the building which exceed the above-.t.ted Ixpen..
stop. In the event that no expens. atop i. utilized, the Landlord
8qre.. to notify Tenant of it. share of Operating Expen.e. for the
next year by Kove.ber 30 of the current lea.. year.
4
(1) Definition of Operating Expenses: The tf!rm "operating
expenses" shall be deemed to include, .but not limitf!d to, the
following costs incurred in thf! normal operation, preventive and
corrective maintenance and repair of the Building (including all
building(s) and any parking lot, C)arage, landscaping and other
c~on areas used in conjunction therewith), whether paid to
-.ploye.s of Landlord or to independ.nt .uppli.rs or contractor.
entag.d by Landlord: wages and salaries, taxes imposed in respect
to wages and salaries (inClUding social .ecurity, unf!lIIployment
insurancf! and disability insurancf!), fringe benefits, and worker's
cOWlpensation insurance with respect to SUch wages and aalariea;
full costs of fees, expenses and charges such as management fees,
janitorial services, security guards, garage cleaning, window
washing, rubbish removal, elevator preventive and corrective
maintenance, air conditioning maintenance, water treatment, filter
replacement, inspection and maintenance of turbine equipment,
pump. and piping, supply and cleaning of uniforms and Work
cloth.., costs of utilities, inclUding electricity and ga.
consu.ed in the operation and maintenance of the Project, water
charges, .ewer charges, pressure ve..els, sprinkler leakage, water
damag., water damage legal liability, pUblic liability and
property damage, accidental breakdown or .alfunction of machinery,
air COnditioning syst... and h.ating .yst... and electrical
fixture. and apparatus, pest control .ervice, building Supplie.,
in.urance premiums, real estate tax.., including any special
........nt. l.vi.d aqainst the property, interior and .xt.rior
building preventive and corrective maintenance, grounds and
parkinq lot or 9araqe prev.ntiv. and corrective .aintenance,
r...ir .nd 9.ner.l ...int.nanc. not of a c.pital nature except a.
.ta~ below; and the co.t of all .upplie. .net taxes illpOtled in
any one or more of the for89oinq.
(2) stat...nt and Payment of Ixpen.e.: on or before ninety (90)
"pit tollowil'MJ the initial calendar y.ar of this Lea.. and Hell
year thereatter durinq the t.ra of the Lea.. and until the aonth
in Which the Lea.e ter.inat.., Landlord .hall deliver to T.nant a
~.t"'nt .etting forth the aaount of op.ratinq expens.. paid or
incurred by Landlord, directly or indir.ctly, durinq the
i-.diat.ly pr.ceding calendar y.ar. Said stat.ment .hall
deli....t. Tenant'. actual pro-rat. .har. of the incr..... in
oper.ting expen... over the Ixpanse stop for the preceding
calendar y.ar, or the portion ther.of in vhich this Lea.e va. in
ettect. Within thirty (30) days after delivery of .aid state..nt,
Tenent shall pay to Landlord a. Additional R.nt T.nant'. share of
such operating expen.e. not previou.ly coll.cted. If the t.ra of
thi.. Lea.. Agr....nt begins after January 1 or end. prior to
Deceabar 31, Tenant'. .hare of the operating eXPen... shown on the
.tat...nt delivered at the .nd of Such y.ar shall be redUced
proportionat.ly and paid a. afor..aid. In the event Tenant'. .h.re
of .uch incr..... in operating expan... i. 1... than the .lIOunt
pr.viously collected by Landlord, Tenant'. share of the
.nticipated operating exp.nse. in excess of the Exp.nse stop
.cheduled for the calendar year shall be reduced proportionately
5
or, in the event the Lease Agreement has terminated, any exce..
shall be applied to sums owed to Landlord, and if none, th.n it
.hall be remitted to Tenant.
J. USI AND POSSESSION:
A. U... It is understood that the Leased Pr..is.s are to be uaed
and occupied tor adaini.trativ. purposes, and for no other us. or
purpose without prior written con.ent of Landlord. T.nant
specitically agrees that it shall not us., nor permit use ot, the
Lea.ed premi.e. for any purpo.e related to co..ercial bankih9
without the specific written approval of Landlord, and agree. that
.uch approval may be arbitrarily refused by Landlord.
B. Possession. The Landlord agre.s to have the Leased Pre.i...
completed and ready for possession on or before the above
coaa.nc..ent date barring strites, insurrection, Act. of God and
other casual ties or unfore.een event. beyond the control ot the
Landlord. If Landlord is unable to give possession of the L.a.ed
pre.ises on the date of the commencement ot the term of this Lea..
Agr.etnent by reason of the holding over of any prior 1..... or
1......, inco.plete con.truction, or tor any other re..on, un1...
the .... r.sult. trom cause. attributable to the Ten.nt, an
abat...nt or diminution ot the Rent to be paid her.under, for the
period of ti.. Landlord i. unable to give po.....ion, .h.ll be
allowed T.nant and the term at the tea.e .h.ll be ext.nded beyond
the a.reed .xpirat.ion date by the nuaber of day. poa....ion ...
-1.7M .nd .aid abat...nt ot ....t ....11 be the ftlll eft~ or
La....l.rd.. liabilit.y to TeMnt for a"y loa. or d_.. to "-"t. eft
.aaow.t of hid d.lay in obtalnil'MJ pee-.ion of the r.....
Pr_i.... If the Lea.ed Pr_i... have not ...." t......r.. nlMt.,
(90) day. .tter the 8eheduled CJa.ane'..nt dat., a. the ..1.
r_lt of the tault or he9lact ot Landlord, ~..t "'11 ..... the
ri9ht. to t.rainate this Lea.. .tter fift.... (15) days wt'ltt.,.
no~iae to the lAndlord, but in no e.."t. .hall Lahd10rd be 11alt1e
tor da.age. a. a result of an inability or failure to t.....r
po.....ion of the Lea.ed pr..i... to Tenant and Tenant'. .ole
recour.. and r.aedy shall be to tar.inat. this Lea.e in accordanae
wit.h the for~oin9 provisions.
c. Kxpiration of Ter.. The Tenant, at the expiration of the ter.
haraof .hall deliver up the Lea.ed pre.i.es in good repair and
condition, daaage. beyond the control ot the Tenant, rea.onable
u.e, ordinary decay, vear and tear excepted. The Tenant further
aqr... to reiabur.e Landlord for the unallOrtiled portion of any
~.nant iaprov...nts by Landlord for Tenant '. benefit and/or for
any advance Rent conce.sion. .ade by Landlord to Tenant, upon
cOJIpletion of the term hereof, or upon any earlier teraination
prior to the end of the lea..hold tera Upon which .uch
allOrtiution or advance Rent conce..iona are calculated by
Landlord.
6
... ACCEPTANCE OF PREMISES: T@nant acknowledg@B that it ha.
fully inspected and accept,B the Leased Prewdses in its pr...nt
condition and "a. iB", or, in the event the Lea.ed Pre,d.e. are
yet to be constructed, that it has reviewed the drawing. and
.pecifications for said construction and will accept the Lea..d
pr..i... when constructed .uMtantially in accordance with ...id
draving. and .pecification., and in either .vent, that the Le....
Pr..i... are .uitable for the U.e. .pecified herein. Upon Tenant
acc.pting posse.sion of the Leased Premises, it shall execute and
deliver to Landlord a Tenant Acceptance Agreement in the fora
attached hereto as Exhibit 0, certifying that is accept. the
Lea.ed Premises in "AS-IS" condition and stating the date upon
which occupancy and the Term has commenced; otherwise, Tenant
shall be deemed to have accepted the Leased Premises in its then
"AS-IS" condition and the term shall be deemed to have commenced
on the date specified in paragraph 1 hereof.
5. SALES AND USE TAX: Any sales, use or other tax, excluding
state and/or Federal Income Taxe., now or hereafter imposed by the
United States of America, the state, or any political BUbdivision
thereof, Bhall be paid monthly or annually, as required, as
Addit~onal Rent by the Tenant notwithstanding the fact that .uch
.tatut., ordinance or enact..nt iapo.ing the .... .ay endeavor to
iapoa. the tax on the Landlord, and T.nant'. Base Rent .hall be
incr....d by an allount SUffici.nt to pay any such tax or tax...
Should T.nant be exellpt from payaent of sal.s tax, it shall be
T.nant'. responsibility to provide a Certificate of Exe.ption fr~
the Florida Depart..nt of R.v.nu. to Landlord, and until hell
certificate i. pr...nted, Landlord .hall charq. Tenant the
appropriate ..1.. tax .. if such ex-.ption did not .xi.t. In the
eYeftt that Landlord i. h.ld r"pon.ibl. for pa~nt of .al.. t.x
r.l.ting to this Lea.., T.nant aqr... that it .hall ind-.nify and
hold ~ndlord b.ral... froa ..,...,t of ...., and that it ....11
r.i....... Landlord for any INch t._ Lahdlorcl i. required to INIY,
... X.ftdlord'. deMncl.
I. NOTICES: For purPO.. of notic. or d._nd, the r..pectiv.
parti.. .hall be .erved by certified or reqi.t.rect .ail, addr.....
to the Ten.nt at the Lea.ed pr..i... with a oopy addre..ed to the
"'...nt at its hOlM office addre.s, if .tated herein, or by notio.
hand delivered to Tenant at the Lea.ed Pr_i..s. Motice to
Landlord shall be by certified or reqistered .ail only, addr...ed
to the Landlord as .hown on page on. hereof. Tenant's ho.. office
for .uch notice, if any, is: Above.
7. ORDINANCES AND REGULATIONS: The Tenant hereby covenants and
agr... to co.ply with all the rul.s and regulations of the Board
of Fire Underwriters, Officers or 80ards of the City, County or
stat. having juriSdiction over the Leased pre.ises, and with all
ordinances and regulations or govern..ntal authorities Wherein the
Lea..d Premises are located, at Tenant' l!I sole cost and expense,
but only insofar as any of such rule., ordinance. and regulations
pertain to the manner in which the Tenant shall use the Leased
7
pr..i...; the obligation to comply in every oth.r ca.., and al.o
.11 c.... where such rule., r.gulations and ordinance. r.quire
rep.ir., alter.tions, change. or additions to the Building or
building equipMent, or any part of either, are hereby .xpre.sly
a..u..d by Landlord, and Landlord covenant. and agr..s proltptly
and duly to comply with all .uch rUl.., regul.tions and
ordin.nc.s, with which Tenant h.. not herein expre.sly .gr.ed to
coaply. Said L....d Premises shall not b. us.d for .ny unl.wful
purpo.e nor u.ed so as to constitute a nui..nce.
8. SIGNS: The Tenant will not place any signs or oth.r
adv.rtising matter or material on the exterior or on the interior
where they can be seen from the exterior, of any of the Le..ed
pre.i.es or the Building without the prior writt.n consent of the
Landlord, and any lettering or signs placed on a portion of the
L....d Premis.s or the Building shall be for dir.ctional purpose.
only and at Tenant'. expense. All such signs Must be approved in
advance in writing by Landlord. Such signs, if approved by
L.ndlord, shall ther.after be Maintain.d in a Manner consi.tent
with Landlord's signage display standards, and otherwi.e
accept.ble to Landlord. If Tenant's signag. fails to ...t
Landlord'. .tand.rd., Landlord a.y, upon thirty (30) day. written
notice to T.nant, reaove .uch .ign. at Tenant'. expens..
9. UTILITIES AND SERVICES:
A. Utiliti..: So 10119 .. Ten.nt is not in def.ult under any of
~he cove"ants of this Lea.. A9l"....nt, Landlord .hall fvni_ ....
..in~.in (i) h..t and .ir ConditiOftinq, SUnday thrOU9h .aturday,
durinq nonul bu.ine.. hour. (10100 .... to l.UlQ p.a.) and at tNah
other ti... a. Landlord in it. IIOle diacretion d.... nec....ry for
fterMI office occupancy .nd for the c_fori: of 1...... ....
~Ip.llt. of the Project; (ii) in cauon ar..., "at.r for clri,*i...,
fountain and toilet and lavatory purpoe.. only; (iii) janitorial
..rvice; (iv) fluore.c.nt ceili"9 liqhtinq fixtur.. (.xeladi...
bul~ .nd balla.t.) which viII ..t. av.ilable to Tenant litht at
dest le.el. .i.il.r to th.t furni.hed oth.r 1...... in the
Project; and (v) electricity for liqht and ordinary office
purpott.. .
B. u.. by Tenant. Tenant .gre.. to exerci.. due c.re and
prud.nce in the U.e of utilities at all ti..., and to c~ly with
all Ped.ral, state .nd local quid.line. concerninq .a... 1ft the
event. Landlord incur. .lectrical co.t. r..ulting froa T.nant'. u..
of the Lea..d pre.i.e. during periods other than nor.al bu.in...
hour. Tenant agree. to reiMbur.e Landlord for that portion of the
co.t. which are attributable to the additional U.e. Landlord
.hall 8ubllit to Tenant a atat...nt ite.izin9 the additional uae
and the cost thereOf, and Tenant ahall pay 8uch au.. to Landlord
with the next due rental payaent. Landlord in furni.hinq the
foregoing .ervice. doe. not conte.plate occupancy involvinq
8
extraordinary consumption of @lectricity or gen@ration of heat
affecting te.perature. otherwise norJftally .aintained by the air
conditioning .y.t.m. Landlord re.erv@s the riqht to discontinue
teMporarily any of the afore.aid service. where n@ce.sary by
rea.on of accident, need for repairs, strikes, labor dispute., or
the nece..ity for alt.ration. or iaprove.ents r~uested by Tenant
or cau.e. beyond Landlord's control. Landlord .hall not be liable
for da.aq.. for such di.continuance and there shall be no
abate.ent or reduction in rent unless Landlord fails to take
pr~t action to restore .uch .ervic...
c. Exc.ss Use of utilities. If Tenant shall require water in
the Leased Premi.e. or electric current in exc@ss of that usually
furnish.d or supplied to the Leased Premises when used as general
office space, including but without limitation thereto, electrical
heating or refrigeration equip..nt, electronic data processing
aachine., punch card aachine., .achine. or equipment using current
in exce.s of 110 volts or which will in any way increase the
a.ount of water or electricity usually furnished, Tenant will
procure prior written approval from Landlord and make arrange.ents
to pay periOdically for the additional direct expense involved,
including any installation costs thereof. Further, u.e of
utilities including H.V.A.C. during hours other than "Nor.. 1
bu.in... hour." a. described herein will re.ult in additional
ahar'ge.. Tenant agree. to reiuur.. Landlord I_diately
follavinq the rendering of a bill to Tenant for any .uch charge.
.0 incurred.
10. AL~TIOM.: Tenant 8hall ..intain the Lea.e pr..i... and
e..ry part thereof in 900d r...ir and condition, d..... there~o ..,.
fire, vincl.tona, Act. of God, or the el-.,t. excepted. Tenant
ahall not ..ke or suffer to be -.de any alteration., additione or
Illpr.,....nt. to or of the Lea... h..i... or any part thereof
vi~t prior written oon..nt of Landlord. In the e..nt Laftdlord
O0ft8.n~. to the propoeed alteratione, addition. or i-.rov--.nt.,
the .... .hall be at the Tenant'. coat and eXPense and .hall be in
aooordance with all applicable local, .tate, and fMeral
ordinanoe., law. and reCJUlation. and P*r.itting requir...nt. and
Tenant .hall hold the Landlord h.r.l... on account of the
perforaance and co.t ther.of. Any .uch alt.ration. .hall be -.de
at .uch ti... and in .uch ..nner a. not to unr.asonably int.rfere
with the occupation, u.. and enjor-.nt of the r...ind.r of the
Building by the other t.nant. th.reof. If required by Landlord,
.uch alteration. .hall be reaov~ by Tenant upon the expiration or
tenination of the term of this L.... and T.nant .hall repair
da_.. to the pr..i... cau.ed by .uch reaoval, all at Tenant'.
c~t and expen.e.
Tenant agree. not to .uffer or perait any lien of any .echanic
or .aterialaan to be placed or filed 8<18inat the Building or the
lA..eeI Pr..i.... In c... .ny .uch li.n .hall be filed, Tenant
ahall i_ediately aatiary and r.l.... .uch li.n of record. If
Tenant .hall fail to have .uch lien h..ediately .atisfied and
9
r.leased of record, Landlord may, on beha 1 f of Tenant, without
being responsible for making any investigation as to the validity
ther.of, pay the amount of said li.n and Tenant shall promptly
rei.burs. Landlord therefor. Tenant has no authority or pow.r to
cause or permit any lien or encullbrance of any kind what.oever,
whether cr.ated by act of Tenant, operation of law or otherwi.e,
to attach to or be placed upon Landlord's title or interest in the
property, and any and all liens and encumbrances created by Tenant
.hall be attached to Tenant's leasehold interest only.
11. QUIET ENJOYMENT: The Landlord covenants and agr.es that
T.nant, on paying all Rent and performing all covenants her.in,
shall and may peaceably and quietly hold and enjoy the said Leased
Premises for the term aforesaid.
12. LANDLORD'S RIGHT TO INSPECT AND ENTER: The Landlord shall
have the right, at reasonable times during the term of this Lease,
to enter the Leased Premises for the purpose of ex~mining or
inspecting same and of making such repairs or alterations therein
as the Landlord shall deems necessary, and may, at any till. within
six (6) months immediately preceding the expiration of the
sp.cifi.d term, .how the Leased Premi... to others for the purpo..
of rental and may affix to suitable parts of the Leas.d pr..i... a
notic. of Landlord's intention to l.as. or s.ll th. Lea.ed
Pr..i....
13. PIltE OR CASUALTY: If the lA..ed Pr_i... .re d...... by
fire or oth.r c.su.lty but r...in t.nantabl., landlord ViII
prCllllptly repair the da.a.. and r~or. the lAa.ed Pr_i... to it.
condition i--.diat.ly prior to the occurr.nce of the ca.ualty, but
only to the extent possible vithin the li.itation of the a.ailable
iMurance proc..... If the Lea.. pr_i... or the buildi... are
Mde untenantable by fir. or other caaualty, the Landlord .ha11
ha.e the right to elect:
ea) To teI"llinate this lea.e a. of the date of the fire or
ca.ualty by notice to the Tenant within thirty (30) day. after
that date, or
eb) To repair, r.store or rehabilitate the Building or the
Le...d Pre.i..s at the Landlord's expen.. within nin.ty (90) day.
atter the Landlord is enabled to take po.....ion of the da.aCJ.ct
pr..i..s and und.rtake recon.truction or repair. in which event
the lea.e shall not terminate but Rent shall be abated on a per
di.. basi. while the Premi..s are unt.nantable. If the Landlord
.l.cts .0 to repair, restore, or rehabilitate the Building or the
pre.i.e. and doe. not .ubstantially complete the work within the
ninety (90) day periOd, either party can t.rainate this Lea.e a.
of the date of the fire or ca8ualty by notice to the other party
given not later than one hundred (100) daY8 after the Landlord i.
allowed to take po..es.ion of the da_aged pre.i.@s and co..ence.
10
such reconstruction or r-epairs. In the event that the Landlord
shall be delayed or hinder-ed in or prevented frOM the perfor.anee.
ot .ny act requir-ed hereunder- by reason of strikes, lockout.,
l.bor tr-oubles, inability to pr-ocur-e materials, failur-e ot power,
re.tr-ictive governmental laws or regUlations, riots, insur-rection,
war or other rea.on ot a like nature not the fault of Landlord,
this period shall be extend.d for a period equivalent to the
period of .uch delay. In the event ot termination of this Lea.e
pur.uant to this par-agr-aph, Rent shall be apportioned on a per
di.. basis, and shall be paid to the date of the fire or- casualty.
In no event shall Landlord be liable to Tenant for- any d....C)..
re.ulting to Tenant from the happening of such fir-e or- casualty or
fro. the repairing or reconstruction of said pr-emises, nor trom
the termination of this lease as her-ein provided, nor shall Tenant
be relieved thereby of its obligations her-eunder except to the
ext.nt pr-ovided and upon the conditions expre.sly stated in this
paragraph.
14. CONDEMNATION: If any part of the Leased Pr-e.ises is taken
by ..inent domain, Landlor-d may, at its sole option, ter-minat. the
Lease by giving written notice to Tenant within fortY-five (45)
days after the taking, or if by reason of any such takil19.
Tenant's operation on the Leased Pre.i... i. lIaterially iapaired,
Tenant .hall have the option to t.r.inate this Lea.. AC)r....nt, by
giVing written notice to Landlord within tortY-five (45) day.
after the taking, and the Rent will be .djusted .. of the date of
the notice. If the Lea.ed Pr..i.e. are dallaged or it aec... to
the Lea..d pre.i.e. i. impaired by r.a.on of .uch takih9 ....
nei t.ber Landlord nor Tenant eleeta to terainat. this IA...
A9r....nt, Landlord will pr~tly rebuild or repair the d..... to
the extent peeaibl. within th. liaitationa of the av.ilable
concIe.nation a"ards. Al1eoncl._ation award. belo"9 to Landlord,
except that apecifically awarded to Tenant for it. ...-r.t.
property and fixtur...
15. ASSIGNMENT AND SU8LbSZ: Tenant .hall not IIOrt9a.e or
a..ign this Lea.e Aqr....nt or .ubl.t the Lea... pr..i... without
the prior written consent of Landlord, which con.ent .hall not be
unr.a.onably withheld by Landlord unl... Landlord deter.inea, in
it. .ole di.cr.tion, that th. ...i9n.. or .ubl..... i. a
c~titor of Barnett Bank, or, if Landlord'. inter..t i. purau.nt
to a Master Lea.e, that such a.aiqn..nt or aUbletting would
con.titute a breach of auch Ma.ter Lea.., under aUch
cirC\DNItanc.., the Landlord .hall have the right to refu.e to
consent to .uch a.aiCJn..nt or .ubl..... In the .vent th.t th@
Le..ad pre.i... are a..iCJned or aUblea..d to such third party at a
co.t in exc... of the Rent hereunder, Landlord and Tenant a9re.
that .uch difference .hall be divided between the. on the ba.ia of
.eventy percent (7ot) at such exo... bein9 paid to Landlord and
thirty percent (Jot) at .uch .xc... to Tenant. No ...iqh1lent ahall relieve Tenant of it. obligations under this Lea..
Agre...nt.
11
16. HOLDOVER: Any holdinq over by the Tenant after the
expiration of this Lea.. .hall be con. trued as a Tenancy at
lufferance, un Ie.. .uch occupancy i. with the written con.ent of
the Landlord, in which event the Tenant will be a tenant frOll
aonth to aonth, upon the .a.. tara. and condition. of this Lea..,
except at .n .gr.ed upon lea.e rat. for .uch holdover period of
twice the Rent per month for Baae Rent plus Additional Rent a. aet
forth the Paragraph 2 hereof. Acceptance by the Landlord of Rent
after .uch t.rmination shall not constitut. a renewal.
17. SUBORDINATION: This Tenant's interest under this L....
.hall be subject and subordinated at all times to the terms of any
ground or underlying lease which now exists or may hereaft.r be
.xecut.d affecting the Leased Premises under which Landlord shall
claim, and to the liens of any mortgages or deeds of trust in any
.mount or a.ounts whatsoever now .xisting or hereafter encumbering
the Project, Building, or Leased pre.is.., without the nece..ity
of h.ving further instrulllents executed by the Tenant to eff.ct
.uch .ubordination. Notwi thstanding the foregoing, T.nant
coven.nts and agrees to execute and deliver upon demand .uch
further in.tru.ents .videncing .uch subordination of this Lea.. to
.uch 9round or underlyinq 1..... and to the li.n of any auch
aort..... or deeds of trust a. .ay be reque.ted by Landlord .nd if
Tenant .h.ll f.il to do so within t.n (10) business day. of
Lal'tdlord'. reque.t, Landlord i. hereby granted an irrevocable
power of .ttorney to execute .uch in.tru..nt. in the n... of
T....t a. the .ct and d.ed of T.nant, and this authorization i.
bar., declared to be coupled with an intereat .nd not revoeeltle.
In tile event of teraination tor any rea.on What.oever ot any
~lyift9 1.... or in the event any hold.r of . ~rt9age or deed
of tru.t aC4lUire. title to the Le..ed Pr_i..., wheth.r by
tor_1....r., deed in lieu thereof or otherwi.e, Ten.nt ....11
~t.ically be .nd becoae the 'l'attant ot noh ....rlyirMJ Landlord
..... -.11 ettorn to eueta unclerlyift9 Landlord at hi. requ..t or at
tile option of any f ir.t aort...... or deed of tru.t holder.
.ot..i~.t.nc.ti"9 the for89oil19, .0 10119 .. the Tenant hereunder
lIball IMIY the Rent re.erved and coaply with, abide by and
diaaharge the tera., condition., covenant., and obli9ation. on it.
part to be kept and perfonted hereUnder .nd ahall .ttorn to the
wc:caeaor in title, the p.aceable po.....ion of the Tenant in and
to the Lea.ed pre.i.e. for the ter. of this Lea.., .hall not be
di.turbed.
11. INDEMNITY AND INSURANCE:
A. Ind.mnity. Tenant will .ave Landlord harmle.. and ind..nify
Landlord from and against any and all clailll8, action., da..qe.,
liability and expen.e. in connection with 10.. of. lire, personal
injury or 10.. or da.aqe of whatever nature including property
d...,e (i) cauaed by or re.ulting fro., or claiMd to have been
cau8ed by or to have resulted fro., wholly or in part, any act,
~i..ion or neqligence of Tenant or anyone claiming under Tenant
]2
(including, but without limitation 8ubtenants, concessionair..,
agent., employees, servant8 and contractors of Tenant or it.
.ubtenants or concessionaires), no .atter where occurring, or (ii)
occurring in, upon, or at the Leased pre.is.s, no matter how
cau.ed or (iii) arising out of the occupancy or use by the Tenant
of the Leased Pr.mises or any part ther.of. This inde.nity and
hold har.1... agr....nt .hall include inde.nity against all co.t,
expene.. and liabilitie8 incurr.d in connection with such injury,
los. or da.age or any such ClaiM, or any proceeding brought
th.r.on or the defense tnereof. If Tenant or anyone c1ai1ling
under T.nant or the whole or any part of the prop.rty of Tenant
shall be injured, lost or damaged by theft, fire, water or steam
or in any other way or manner whether similar or dissimilar to the
foregoing, no part of said injury, loss or damage is to be borne
by the Landlord or its agents. Tenant agrees that Landlord shall
not be liable to Tenant or anyone claiming under Tenant for any
injury, loss, or damage that may be caused by or result from the
act, omission, default or neqligence of any persons occupying
adjoininq premises or any other part of the Project. In case the
Landlord shall without fault on its part, be made a party to any
litigation commenced by or against Tenant, the Tenant shall
prot.ct and hold Landlord harml..s and shall pay all coet.,
.xpen.e. and reasonable attorn.y's t... incurred or paid by
Landlord in connection with such litigation. Tenant .hall .1.0
pay all cost., expen.e. and r.a.onable attorn.y'. fees that ..y be
incurr.d or paid by Landlord in enforcing the covenante and
aqr....nt. in the Lea...
a. Insur.nce. Ten.nt will ..int.in public li.bility in..rane.
wI tit r....ct to the lA.... Pr_i_, ....1"9 Landlord .nd 'I'...."t a.
inaured, with a c~bined ei"9le li.it of not 1... th.n On. .illion
Dollar. ($1,000,000) on .n occurrence baei. with r.epeet to both
bodily injury and property ........ ,.....nt ....11 ..li... to
r.alldlord a Certifictlte of I_rallCM at l...t fif~ (15) "ya
prior to the OOllillane_nt of tM tara of tIli. 1Aa.. and a r......l
certificate at 1...t fift..n (15) day. prior to the expiration of
the Certificate it renews. Said certificates aust provide for
thirty (30) day. notice to Landlord in event of ..teria1 chahge or
cancellation. T.nant also agree. to aaintain during the ten
hereof, broad form coverage on Tenant. s personal bu.ine.. property
and iaprov...nts and better..nt.
c. Waiver of SUbrogation: Neith.r party ehal1 be liable to the
other tor los. or d..age, caused by fire or any other peril
in.ured against under .tandard extended cover_.. in.urance even
though the loss of or da.age i. cau.ed by the party's n891i.ence.
Kach insurance policy CArried by Landlord and Tenant in accordance
with this parAgrAph ShAll contain a provi.ion by which the
insurance co.pany shall WAive all right of recov.ry by subrogation
a,ain.t the other party for 10as or da.ag8 to the in.urad
property.
13
19. CONSTRUCTION OF LANGUAGE: Words of any gender used in this
Lea.. .hall b.held to include any other gender, and words in the
.ingular nUMber .hall be held to includ. the plural when the .en..
requir... The paragraph heading. and title. are not a part ot
this Lea.e and shall have no .ttect upon the construction or
int.rpretation of any part h.reof. It is agr.ed that in the event
that any provi.ion of this Lea.. i. .ubject to jUdicial
interpretation, .uch provision i. to be con.trued in favor of the
Landlord.
20. DEFAULT: A. Events of Default. The happening of any on. or
.ore of the following listed events shall constitute a breach of
this Lease Agreement on the part of Tenant:
(1) The failure of Tenant to pay any Rent payable under this
Lea.. Agr....nt on the due date thereof;
(2) The failure of Tenant to fUlly and properly perform any
act requir.d of it in the perfor.ance of this Leas., or otherwise
to comply with any term or provision her.of;
(3) Th. filing by or on behalf of Tenant of any petition or
pl.a4ing to d.clare Tenant a bankrupt or the adjudication in
bankruptcy of Tenant under any bankruptcy law or act;
(..) The appoint..nt by any court or under any law of a
receiver, tru.tee, or other cu.todian of the property, ....t., or
~lne.. of Tenant;
(5) The ...i9Raent by Tenant of all or .ny part of it. property
or ....t. for the benefit of it. creditor.; or
fl) ''be levy, eX4tC\ltion, att.alL..nt or other t.JtilMJ ot
.....-rty, .._t. or ot the le.ttehold fttter..t of Tenant by proeea.
of law or otherwi.. in ..ti.faction of any 1\hI9Mnt, debt or
alai_; or
(7) The abando.,..nt of the lAa.ed Pr..i.e. by the Tenant,
abando...nt beiftCJ pr..uaed to have occurred if Tenant. ctoea not
0GCnIpy and u.e t.h. Le..ed Pr_i... for a period of t.en (10)
con.eautiv. bu.ine.. day., or
(I) If the Landlord i. it...lf a T.nant Uftder any .xi.tift9
x.... (.....t.r lA....), the viol.tion of .ny provi.ion of such
....t.r Laa.. by T.nant which con.titute. a pot.ntial act of
default th.reunder attributable to Landlord, providing that notice
of .uch potential default shall first have been given to T.nant
with an opportunity to cure which is r.a.onable to the extent
allowed by such Ma.ter Lea...
14
B. Remedie.. Upon the happening of any event of default,
Landlord, if it shall so elect, may either (i) collect e.ch
in.tall..nt of rental when the .a.. matures; (ii) accelerate r.nt.
for the remainder of the term of this Lea.e, or (iii) enter the
lA...d Pre.i..s without proce.. of law and ter.inate Ten.nt'.
po.....ion without being liable for any pro..cution therefor, .nd
r.l.... the Le...d Pre.i... to any p.r.on, fir., or corporation,
and upon such terms and condition. a. Landlord .ay deem advisabl.,
as ag.nt of Tenant or otherwise, for whatever Rent it can obtain.
Tenant .hall remain liable for the Rent re.erved herein, and all
other obligations hereunder. Landlord shall apply the proceed. of
such releasing (i) first to the payment of expenses that Landlord
may incur in the entering and releasing, and (i i) then to the
payment of the Rent due by Tenant and the fulfillment of Tenant'.
covenants and obligations hereunder. In the event of any
re.ulting deficiency, Tenant shall remain liable for .uch
deficiency. Tenant hereby waives service of any demand for
payaent of rent, or notice to terainate or de.and for posse..ion
of the Leased Premises, inclUding any and all other forms of
de.and and notice described by laws to the maximum extent
permitted under Florida law.
c. Attorn.y.- F... and Co.t.. T.nant .qr... to p.y r.a.onabl.
attorn.ys' f... .nd .11 co.t. if it beco... n.c....ry for Landlord
to .~loy an attorney or other a.ent to coll.ct any of the Rent or
.ntorc. any of the provisions of this Lea.e, wh.ther or not .uit
be brought, and including .uch f... and coat. on appeal. T.hant
expr...ly waiv.. all ex..ption. Secured to Tenant under the 1..-
ot the State ot Florida, or any st.t. ot the United st.t.. ..
...inet the coll.ction of any d.bt her.by ..cured or incurred.
D. Additional S.curity. A. addition.l .ecurity tor the
perto~nc. ot T.nant'. obli.ations h.reund.~, Tenant herebf
pl..,.. and a..i9ft. to t,aftdlord .11 the furniture, finures,
9OOCIa, inv.ntory, .toclt and chattel. of Tenant which ar. now or
My h.r.aft.r be brouqht or put in the Lea.ed pr_i.e., and
further grant. to Landlord a ..curity inter..t th.r.in und.r the
Unifora COII..rcial Code. Upon the requ..t of Landlord, T.nant
h.reby aqr.e. to execute and deliVer to Landlord all fin.nciIMJ
atat...nt., a..nd.ents thereto, or other .i.ilar .t.t...nt which
Landlord .ay r.a.onable reque.t.
E. No Waiver by Landlord. Nothing herein contained shall be
deeaed to be a waiver by Landlord of it. statutory lien to rent,
.nd the r..edie., riqhts and privil.... of Landlord inth. ca.e of
default of Tenant .s set forth above .hall not be exclu.iv. and in
.ddition thereto Landlord .ay also exerci.e and enforce all its
riqht. at law or in equity which it .ay otherwi.e have .. a re.ult
of Tenant's default hereunder. Landlord is herein specifically
qr.nted all of the right. of a a.cured creditor under the Unifora
C~rcial Code with re.pect to tha property in which Landlord has
been granted a security intereat by Tenant.
15
Y. Surrender of Keys and/or Possession. Tenant acknowl.dg..
that n.ith.r delivery of keys to the Leased PreMi..., nor
.urr.nd.r of po.....ion of the Lea..d Premi.es to Landlord, will
be con.trued as a termination of Tenant's liabiliti.. and
obligations under this Lea.e, unl... Landlord execute. a writt.n
aqr....nt .pecifically aCknowledging that .uch act by T.nant
con.titut.. .uch ter.ination. No action, relianc., v.rbal
.tat...nt, or purported waiver of this provision shall b.
eff.ctive, the requirement for a written agreement being
indi.pen.able.
21. NOTICE OF TERMINATION NOT REQUIRED: Notwithstanding any
provision of law or any judicial decision to the contrary, no
notice .hall be required to terminate this Lease Agreement, or any
renewal extension hereof, on the date of expiration specified or
identified in Paragraph 1 of this Lease, or, as appropriate, upon
coapletion of the term of any renewal, without notice being
required from either party.
22. SUCCESSORS AND ASSIGNS: This Lease shall bind and inure
to the benefit of the succes.ors, heirs, and as.igns of the
parti.s hereto.
23. SECURITY DEPOSIT: The Tenant, concurr.ntly with the
.x.cution of this Lea.e, ha. d.p08ited with the Landlord the .ua
of $~.JOO.OO. the r.c.ipt being h.r.by acknovledqed, which .Um
.hall be r.tained by the Landlord a. ..curity for the paya.nt by
the T.nant of the R.nt h.r.in a9r.ed to be paid and for the
f.ithful perfona,aftC.. of the co".....t. of this Le.... If at any
tJ._ the "'NI"t "'.11 be 1" .fault 11'1 ."y of the provi.lona of
thl. Lee.., the Landlord .hall hav. the ri9ht to apply .aid
depoei t, or .0 ..ch th.reof .. aay be ".c....ry in pa,..nt of ."y
ltent in def.ult a. afor_iel and/or in par-nt of .ny ......
lnaarr..s by the Landlord in and .....t the curi.. of .ny default by
..id 'l'8ftant, and/or in paYMht of any d...... incurred by the
Landlord by r.a.on of wch detaul t of the Tenant or, at the
Landlord'. option, the .... My be ret.ined by the Landlord in
liquiclation of part of the d..... .uff.red by the Landlord by
r.a.on of the default of the Ten.nt. Landlord ahall be .ntitled
to ..poait, apply or otherwi.e utili.. T."ant'. .ecurity depaeit,
ineludinq int.re.t th.r.on, a. Landlord .hall de.. appropriat.,
con.i.t.nt with the r.quir..ent. of Plorida law.
24. RADON GAS DISCLOSURE: Radon ill a naturally occurrinq
radioactiv. gas that, wh.n it ha. aecu.ulated in a building in
.uffici.nt quantitie., ..y pre.ent h.a1th ri.t. to per.ona who ar.
.xpo.ad to it over ti... Level. of radon that exce.d fed.ral and
.tat. quid.lin.. have been found in buildings in Florida.
*currently held by Landlord aa ..curity d.poait fro. prior Lea.e
Agr....nt dated March 13, 1992.*
16
Additionsl informstion regsrding rsdon snd rsdon testing .ay be
obtain.d trom your county health unit.
25. RELATIONSHIP OF THE PARTIES! Nothing herein contained
.hall be deemed or constituted a. cresting the relation.hip ot
principal and agent or of Partnership or joint v.nture betv.en the
parti.. h.r.to; it beinq und.rstood and aqr.ed that neith.r the
..thod ot computing rent nor a provision contained herein nor any
act. of the psrties hereto shall be dee.ed to create any
r.lationship between the parties other than that of Landlord and
Tenant.
26. MODIFICATION: No modificstion, alterstion or amendment to
this Lease Agreement shall be binding unless in writing and
executed by the parties hereto, their heirs, successors or
assign..
27. BROKERS' COMMISSION: Tenant covenant., repre.ents, and
warrants that Tenant has had no dealings or negotiations with any
Brok.r, or Agent other than HlA in connection with the
consu_ation of this Lease, and Tenant covenant. and agr..s to
pay, hold harml... and indemnify Landlord trom and again.t any and
all coat., .xpen... (including r.asonable attorney.' f.e. before
trial, at trial, and on appeal) or liability for any compen.ation,
c~i.aions, or charg.. clai.ed by any brok.r or aq.nt, other than
the Brok.rs .et torth in this paraqraph with r.sp.ct to thi. Lea..
or the negotiation th.r.of.
28. PRoVISIONS SBVaRAaLa: If any t.rw or provision of thi.
Lee.. A9r....nt or the application tb.reof to any person or
air....t.nc. .h.ll, to .ny .xt.nt, be invalid or unenfor~"l.,
the r...ind.r ot thi. Le... Agr....nt or the .pplic.tion of .UCh
ten or provi.ion to peraon or eir~ta~ otMr th.n ~ to
WIlich it i. held imralid or unenforceable ....11 not be aff-*...
tltereby and .ach t.!1I and provi.ion of this lAa.e A9r......t. "'11
be valid and be .nforced to the full..t. .xt.nt P4trJIittttd by In.
29. NO RECORDING: This Lea.. Aqr....nt .hall not be recorded
in the public records without Landlord'. prior written con.."t,
which eon..nt .ay be arbitrarily refu.ad by Landlord.
30. LAW AND VENUE: Thi. Lea.. Aqr....nt shall be .nforced in
accordanc. with the laws of the Stat. ot 'lorida. Th. aqt'.ad upon
venue i. Monroe County, Florida.
31. RXLocATION 0' PRDUSES: Landlord re.erve. the ri9ht upon
.ixty (60) days' writter notic. to r.aov. Tenant to other
,.iailarly i.proved space in the Building und.r the ter.s of this
Lea.. .xc.pt the Bas. R.nt will be adjust.d for variation in the
square footage of the new Lea.ed Pr..i.... Landlord agr.e. to ..k.
re..on.ble efforts to acco-.odate Tenant'. reque.t. regarding the
location and size of said relocat.d pr..is.s.
17
32. RULES AND REGULATIONS: The Rul.. and Re9ula~ion.
pertaininq ~o the proj.ct, attach.d her.to a. Exhibit C, and all
Itula. and R.qulation. which Landlord .ay h.raaf~er from ~i.e ~o
ti.. adopt and pro.ulqate for the .anaqe..n~ of the Proper~y, are
h.r.by .ade a part of this Lea.. Agr....nt and .hall, during the
tara of this Aqr....nt be in all re.pect. oba.rvad and perfo~
by T.nant and T.nant'. ..pI oY... , ..rvant. aerent., invi t... and
qu..t.. Tenant aqrees to abide by, uphold and fully comply with
the Rul.. and Requlations as .hown on Exhibit C and with .uch
r.a.onable .odifications th.reof and additions thereto as L.ndlord
.ay .ake. Insofar as the attached St.ndard Rule. .nd aequl.tion.
conflict with any of the ter.s and provisions of this Lea..
Aqree..nt, the terms and provisions of this Lease shall control.
Tenant further aqrees tha~ Landlord shall have the riqht to waive
any or all such rules in the cas. of anyone or more tenants in
the property without affecting. Tenant' II obliqations under this
Lea.e and the Rules and Regulations and that Landlord shall not be
re.pon.ible to Tenant for the failure of any other tenant to
cOl~ly with the Rules and Requlations.
33. CERTAIN RIGHTS REsnVED TO THE LANDLORD: Th. Landlord
r...rve. the follovinq right.:
Ca) To na.. the proj.ct, .nd the buildinqs therein, and to
chaftge the na.. or .~re.~ addr... of the Project, and the
building. ~her.in.
eb) To install and ..intain a si9n or .i9ft. on the ext.rior
or interior ot the buildinq within the Buildih9 or upon the
91"08"'. of the Project.
(c) To d_i....t. all _toea furni_i... .i9n ..inti.... and
l~teri...., ic., _if.i..., water, towel., toilet .....li.., ....
"'ini"" veftdinq -chiMe, lIGbil. ....i'" eervice, cat.r!"" and
like ..rvic.. ueed in or on the Project.
(d) To con.tantly h.v. pa.. key. to the Lea.ed Pr..i....
e.) on r.a.onabl. prior notice to the Tenant, to .xhibit the
Lea.ed Pr_i... to prospective t.ftant. duriftCJ the l..t .ix (I)
aoftth. of the t.ra, .nd to any prospective purcha..r, MOrtg..e.,
or a..ign.. ot any .ortgage on the 8uilding and to oth.r. havlnq a
legiti.at. inter..t .ny ti.. durinq the t.ra.
ef) At any ti.. in the .v.nt of an ...r..ncy, and oth.rwi.e
at r...on.bl. ti..., to taka .ny .nd .11 ....ur.., includi"9
in.pection., repair., alt.r.tion., .dditions .nd i.prov...ntc to
the Le..ed pra.i... or to the proj.ct, .. ..y be n.c....ry or
de.irabl. for the .afety, protection or pr...rvation of the te..ad
pr..i... or the BUilding or the Landlord'. int.r..ta, or a. ..y be
n.c....ry or d..irabIe in the oper.tion or !lIprov...nt of the
18
Building in order to comply with all laws, order. and require.ent.
of gov.rn..ntal or other authority.
(g) To install vending machine. of all kinds in the L....d
Pre.i..., and to provide mobile vending service therefore, .nd to
r.c.ive all of the revenue derived therefrom, provided, how.v.r,
that no v.nding machin.. ahall b. installed by Landlord in the
Lea..d Pr..is.. nor shall any mobile vending .ervice be provid.d
th.r.for, unl.s. Tenant so requ.st.. It is underlltood that
Landlord shall have the right but not the oblig.tion to so install
v.nding ..chines.
34. ESTOPPEL CERTIFICATE BY TENANT: The Tenant agr.e. that
from ti.. to time upon not less than ten (10) days prior requ.st
by the Landlord, the Tenant will deliver to the Landlord .
stat...nt in writing certifying (a) that this Lease is unmodified
and in full force and effect (or if there have been modifications
that the .ame is in full fore. and effect as modified and
identifying the mOdifications, (b) the dates to which the Rent and
other charges have been paid, and (c) that, so far as the perllon
aaking the certificate knows, the Landlord is not in default und.r
any provision of this L.ase, and, if the Landlord is in def.Ult,
specifying ..ch lIuch default of which the person making the
certificate may have knowl.dg., it ~ing understood that any such
.tat...nt so d.liv.r.d may b. r.lied upon by any l.ssor und.r .ny
qroUnd or und.rlying 1...., or any prospective purch...r,
aart9age., or any assign.. of .ny aortgage on the property.
35. DlTIItK AGItKMKNT: It is -.reed between the parti.. that
Mither Landlord nor Tenant nor any of their ...nts ha"e _cte any
.~at-..t, proais.., or a9r..a"t. verhally or in writing in
COftflict: with the teras of this te..e A9t-_nt. Any and all
r...._ution. by .ither of the ,.rti.. or their ...nt. ....
...i.., fte9Ot:iation. prior to the eJreOUtion of this Lea.. A9r....ft~
""iab ar. ftot raeited in the provi.i~ hereof .hall not be
bindinq upon .ith.r of the p.rtie. h.r.to. It is furth.r agreed
that this Le.s. Agr....nt cont.in. the .ntir. .qr....nt betwe.n
the parti.s, .nd no rights .r. to be conf.rred upon either party
until this Leaa. Agr....nt has be.n .x.cuted by T.n.nt .nd
Landlord, the require.ant of . writt.n .gr....nt being
indi.pen.abl..
36. AMERICANS WITH DISABILITIES ACT COMPLIANCE: Notwithst.nding
any provision in the Lease to the contrary:
(1) Landlord, at its sole cost .nd expens., shall be
r..POnsible for complying with the applic.bl. provisions, if any,
of the Aa.ricans with Disabiliti.s Act of 1990 ("ADA") relating
to the Co_on Facilities of the Building. Landlord shall
intl..nity, detend and hold haral... Tenant fro. and aCJain.t any
and all clai.., action., da.a,.., liability, co.t and .xpen.. in
connection with or reSUlting fro. c~liance or noncoapliance with
the applicable provisions of ADA relating to the Co..on Faciliti.s
19
at the Building. With respect to any existing fac.ilit.ie.,
Landlord'. determination of wh.ther the removal of archit.ecture
and communication barriers is "r.adily achievable" shall b. final
and conclusive as between Landlord and Tenant.
(2) Tenant at its sole cost and expen.e shall be responsible
for complying with all applicable provisions of ADA relating to
(A) the physical condition of the Leased Premises, (B) Tenant'.
polici.. and the operations of its business in or from the L.a.ed
Premises, and (C) Tenant's emploYlnent and e1ftployment.-relat.ed
practices; (i) Landlord shall have no responsibility what.soever
tor compliance with the ADA within the Leased Premises; and (ii)
Tenant shall indemnify, defend and hold harmless Landlord from and
against any and all claims, actions, damages, liability, costs and
expenses in connection with or resulting from compliance or
nonco1ftpliance with the Americans with Disabilities Act.
37. HAZARDOUS WASTE: Tenant covenants and agrees with
Landlord that, throughout the term of the Lease: <a) all hazardous
or toxic substances, within the definition of any applicable
statute or regulation, which may be u.ed by any person for any
purpose upon the Pre.ises or the Building, .hall be used or .tored
t.hereon only in a safe and approved .anner, in accordance wit.h all
industrial standards and all lavs, r4t9ulations and require..nts
for such storage promulgated by any applicable govern.ental agency
or authority; (b) neither the pr..is.. nor the auildihCJ viII be
u.ed for the purpo.e of .toring such .ubstanc..; and (c) no auch
.tora.e or u.. will oth.rwi.. be a11ovtl41 Oft i:h. Pr_i._ or the
aui1dift9 which viII cau.., or ""iab viII incr.... the lik.lihood
of cauaift9, the r.l.... of .uch ha..rdcMt. or toxic aUNtanc.a onto
the Pr_i... or the Building. T...nt h.reby ..r... to ind....ify
and ..ve and hold Landlord bar.1... of and fr_ all loaa, coet
(ineludilMJ r.a.onable attor~' f_) , liability and ct.....
"".t._v.r incurred by Landlord ariai"" out of or by rea.on of any
violation of any applicabl. statute or r-.ulation for the
protection .of the enviroMHtnt Which occur. upon the Pr_i... or
the Building, or by rea.on ot the l-,oaition of any 9overn.ental
lien tor the recovery of environ.ental clean-up co.t. expended by
rea.on ot .uch violation; provided, however, that to the extent
that Landlord i. .trictly liable under any .uch .tatute or
regul.tion, Ten.nt'. obliqation to Landlord under this ind..nity
.hall lik.wi.e be without r.gard to fault on the part of Tenant
with re.pect to the violation of l.w vhich r..ult. in liability to
Landlord. A d.t.ult under this paraqraph sh.ll con.titut. an event
ot det.ult under this Le....
38. PARKING: Tenant ahall not
de.ignated for the Bank'. custo.er..
parking regulations imposed by Landlord.
U.e the park!nq spac.s
Tenant aha 11 observe all
20
IN WITH". WHO 110,. , T.nant .nd Landlord h.v. c.u..d thi. L.... to
be duly .x.cuted a. ot the d.t. ot this L...., by th.ir r.sp.ctiv.
offic.r. or parti.. th.r.unto duly authoriz.d.
~h)
~ .~ -
Prin M...:
~~I ~~. COU...1iB9 C..t.r,
BY:~_ ./22.4~
Pr int .BH!!: 1="'n~. ~k-
Its:
Date: 7f ~~.1 Cj q-
~ ~IItL}u,~.
~.(
__:C4
Pr int .....:
21
EXHIIIT A
The ".eription of the LealMd Pr_i... - IIpece deei9"ated .. _it.
200 oo.pri.inq .pproxi..t.ly 2,000 rent.hle equ_r. teet.
22
EXHIBIT 8
RULES AND REGULATIONS (TYPICAL)
1. Tenant ahall not operate any .achine!:'y or apparatus other than
usual a.all busine.. machines. Nb article deemed hazardous
becauae of flammability and no explosive or othe!:' article. of an
intrinsically hazardous nature ahall be brought into the BUilding.
A busine.. .achine 'such .s a computer .ay be Used in pre.i.e. only
if Landlord gives its prior written consent, and Tenant ag!:'ee. to
bear the cost of installation and possible modification to
pre.iaes required to accommodate such computer.
2. No additional lOcks O!:, similar devices shall be placed upon
doors of prellises and no locka ahall be chanqed excC!pt with
written consent of Landlord. Upon the termination of Leaae,
Tenant shall surrender to Landlord all keys to Premises.
3. Tenant ahall be permitted to Move
turniahift9s into or out of Building only
auch a INnner designated by Landlord ao
inconvenience to other Tenanta.
furnitu!:'C! and otfice
at .uch time., and in
aa to cause the leaat
.ale., furniture, box_ or other bulky articlea shall be
brCMl9ht int.o and plaoM in hildil'MJ only wit.h prior writ.t.en
COI_.t. of Landlord and only in aooorctanee with Landlord' a
ctl~i.... Any d...,. done to 8uildift9, Tenanta, or other
peraoft. by -.ovlnq a sate or other bulky articl_ in or out ot
Pr_l_, or by ov.rloadiJ19 ~ floor, ahall be paid for by T...nt
--1... ...... ........
... No peraon ahall be ellployed by Tenant to do janitorial work in
~i_. and no peraoh. oth.r thah the j.hit..... for lIuildi"'!l
ahall cl.an Pr..i..., unle.a Landlord ahall firat 9ive ita written
co"....t. Ally peraon eaployed by T.nant vi th LaMlord'. COlW*nt to
do janitorial work, shall, while in 8uildi"9, be aubject to and
uncler t.he control and direotion of the Buildift9 Superintendent,
bu~ ah.ll hO~ ~ aon.id.red ~he 89ah~ or .erv.n~ of the lIuilding
Superintendent or ot Landlo!:'d.
5. Window coverinqa other than building atandard, either inside
or outaide the windows, ..y only be installed with Landlord' a
prior written con.ent and .ust be furnished, installed and
aaihtaihad at tha axpah.a of Tah.ht .hd .t Tah8ht'. ri.k, and ~.t
be of .uch .hape. co lor, IIAtarial, qua 11 ty alld da. iqn .. .ay be
pr..cribed by Landlord.
23
6. If Tenant desires additional telegraphic or telephonic
connection., or the installation of any other electrical wirih9,
Landlord will, upon receiving a written reque.t from Tenant and at
T.n.nt's expense, direct the electricians as to where and how the
wir.. .re to be introduced and run, and without .uch direction no
boring, cutting or installation of wire. will he peraitted.
Ten.nt .hall not in.tall or erect .ny antennae, aerial wir.. or
oth.r equiP1llent inside or outside the 8uilding without in every
instance obtaining prior written approval from Landlord.
7. The sidewalks, entranc.., passages, court., corridor.,
v.stibul.., halls, in or about the 8uilding shall not be
obstructed or used for storage or for any purpose other than
ingress and egress by Tenant.
8. Tenant shall not create or maintain a nuisanc. in the Pre.i...
nor make or permit any noise or odor or use or operate any
electrical or electronic devices that emit loud sound., air waves,
or odor., that are objectionable to other occupants or Tenants of
this or any adjoining building or premises; nor shall the pr..ises
be used for lodging or sleeping nor for any immoral or ill89al
purpo.e that will damage the Premi..., or injure the r.putation of
the Building.
9. T.n.nt and occupants shall ob..rve .nd obey all p.rking and
traffic regulations impo.ed by Landlord on the Pr..i.... Landlord
in all ca... r..erv.. the right to d..ignate "no parking" zone.,
traffic right-of-way. and 9.n.ral parkiftCJ ar.a proctNhar...
Failure of Tenant to co.ply with parkinq regulation. will
con.titut. a viol.tion of the Le.... Landlord..y inatitute .uGh
__r.. for proper parking a. are nece..it.ted by condit.iona
exi.tiftCJ .t · particul.r ti.., includinq but not li.ited t.o
tovihCJ, illpOUndinCj and/or taftift9 all illproperly ..riled ....ial...
10. Landlord r...rv.. the riqht at .llti... t.o exclude ReWehoy.,
loiterer., v.ndor., .olicitor. .nd peddler. fr~ the Buildih9 and
to require r8CJi.tration, .ati.factory identification and
credential. frOll all per.on. .eekinq ace... to any part of the
aUildinq, at ti... other than during ordinary bu.ine.. hour..
Landlord .hall .xerci.e it. be.t jUdqaent in .x.cutiheJ INch
control but .hall not be held liable for gr.nting or r.fusing such
ace....
11. Any .ign, lettering, picture, notice or .dv.rti....nt
in.talled within the Pre.i..s which i. vi.ibl. fro-. the public
corridor. "ithin the BuildinC) .hall be in.t.lled in .uch ..nn.r
and be of .uch character and .tyle a. Landlord .h.ll approve in
writing. No aign, lettering, picture, notic. or adv.rti.e..nt
shall be placed on any out.ide window or in a po.i tion to be
vi.ible froa out.ide the Buildin;.
12. Tenant shall not Use the na.e of the BuildiftC) for any purpose
ot.her than that of the business addre.s of Tenant, and shall not
24
sz
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.4~ OUT~i:).~o.:&d .:&01 ^~TtTql.uods..:& ttn1 ...ns.. ~u.u.~ "91
"P.801o .~oop ~oPl~~oO II. d..)( 11vq8 ~uau8J.
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~ou 11w45 .uwU.J. ".so s. ~uvu.~ .:&O} p.ttv.suT S~W~liJo.~.4. .00.:&
ua4~ ~.4~0 Sto~~UOi:) ^UV .sn~pv ~ou 11.48 ~uvu.J. "bUlU01~TPUOi:)-.:&T.
pua bUT~V.4 s.oulPlloq .4~ 10 uOl~.~.do .AT~i:).l}.
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'6UluOl~lPuoi:)-.:&la .:&0 ~.~.~ '^~li:)l.:&~i:).1. .~.w~ ~ou l1w4- lUvueJ. "SI
"OuIPl1ns e4l 10 -luvu_~ .:&.4~0 .0.:&J 8.eul.nq
~lOlto8 o~ ..eAUWi:) ~oo.:&-o~-.oo.:& ^UW .)(.~ ~OU l1w48 ~uwu_~ "tl
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.:Ieq~o .:10 .P.:Iwoq_lW)(S .10 seti:),,{i:)lq .:&0 s~.d .:&0 .tvulJuv ON . (1
.luesuoi:) u.~~l.:&A ~ol~d
..P~OtPuv~ ~n04~lM 'ei:)u.puod.e~~oi:) .:&0 Blu.we.l~.IeApw '.eol~ou
'..I.tni:)~Ti:) ^UV ul bUlPtTna .4~ }O sSilua:nT }O .~nl;:)Td ^UV -.n
n.c....ry for the .afety, care and cleanlin... of the Pre.i... and
tor the pre.ervation of good order therein. Any additional rul..
and r.gulation. promulgated by Landlord .hall be binding upon the
parti.. hereto with the s..e torce and effect as if they had been
inserted herein at the time of execution hereof.
Tenant shall be re.ponsible for the oMervance of all of the
foregoing rules 8nd regul8tions by Tf!mant' s employees, agent..,
clients, customers, invi tees and guests. Landlord .hall not be
responsible for any violation of the foregoing rule. and
regulations by other Tenants of the Building and shall have no
obligation to enforce the same against other Tena~ts.
21. SMOKING: All tenants shall comply with the provi.ion. of the
FLORIDA CLEAN INDOOR AIR ACT as revised in Ch8pter 386.201209,
Plorida statutes. This building falls into the category at a
"place of e.ploy.ent". All co_on areas, including hallway.,
lobbi.., bathrooms, stairwells, elevators, etc., are de.ignated a.
non..oking areas. Individual tenants must ensure that they are in
compliance with this statute as it relates to tenants' space.. A
copy of the statute is attached.
26
EXHIBIT C
TENANT ACCEPTANCE LETTER
Tenant's Na..:
Addre..;
The Counseling Center
99551 Over.eas Highway
Suite 200
Key Largo, Florida 33037
Re:
Barnett Bank, Key Largo Office
Suite 200
Dear Tenant:
The undersigned hereby accepts the Demised Premises under that
certain Lease Agreement dated Aoril 3. 1997, by and between
Barnett Bank. N.A.. Key~ and The Counselinq Center for 2.000
rentable square feet of space and confirms that the Commencement
Date of said lease is Aoril 14. 1997.
Furthermore, it is hereby agreed that rent shall commence on ADril
14. 1997 in the amount of S1.367.6~ per month plus sales tax of
$102.58 tor a total of Sl.470.2~ per month.
Sincerely,
Barnett Banks,Inc.
Real Estate Transactions
Tenant:
The Coun.,lina Center ~~~
,
~~ f /YJ /'/~,/ l
By:
Title:
~lr-r'^-~ ..L....".,-
Date:
..'lloL l-jq!:1-
400524
Your Tenant Number:
Rental paYJIents should be made payable to Barnett Bank. N. A. I
KAYa. Pleas. include your tenant number on the check.
Mail to:
premisys Real Estate Services, Inc.
Attn: Accounts Receivable
Ke: 576-213
9000 Souths ide Boulevard
Building 200
JaCksonville, Florida 32256
27