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<br /> TABLE OF CONTENTS <br /> ARTICLE 1: BASIC LEASE PROVISION .......................................................... i <br /> 1.1 Prem ises ....................................................................................... 1 <br /> 1.1.1 Ag reed Areas ................. .................. .......................... ........ 1 <br /> 1.1.2 Common Areas...... ....... ............... ... ....... ............................ 1 <br /> 1.1.3 Property........ ..... .......... ......... ............... ........ ........... ............ 1 <br /> 1.2 Commencement, Term, and Expiration ...................................... 2 <br /> 1.2.2 Extension Option ...... ....... ............... ......... ........................... 2 <br /> 1.2.2.1 Fail ure to Exercise .... ................. ......... ............... ............. 3 <br /> 1.2.2.2 Definition of Fair Market Rent ........................................ 3 <br /> 1.2.2.3 Fi nal Determ i nation ................. ........... ....... ...... ...... .......... 3 <br /> '1.3 Use and Rules ............................ ..................... ....... ..... ..... ............. 4 <br /> 1.4 Condition of the Premises ........................................................... 4' <br /> 1.5 1m provements ... .................... ......... ................ ....... ..................... ... 4 <br /> ARTICLE 2: RENT AND SECURITY .................................................................. 4 <br /> 2.1 Re nt ................................................................. ~............................. 5 <br /> 2.2 Base Re nt...................................................................................... 5 <br /> 2.2.1 Escalations in Base Rent .................................................. 5 <br /> 2.3 Additional Rent ................................. ... ........... ....... ....................... 5 <br /> 2.3.1 Base Operating Expenses ................................................ 5 <br /> 2.3.2 Base Real Estate Taxes..................................................... 6 <br /> 2.3.3 Tenant's Pro Rata Share ................................................... 6 <br /> 2.3.4 Adj ustment Period ...... ...... ................. ................... ...... ....... 6 <br /> 2.3.5 Real Estate Taxes. ................................. ............. ..... .......... 6 <br /> 2.3.5.1 Exclusions from Real Estate Taxes ................. 6 <br /> 2.3.6 0 pe rati ng Expenses.......................................................... 7 <br /> 2.3.6.1 Exclusions from Operating Expenses '8OO"""'" 8 <br /> 2.3.7 G ross-u p ............................................................................. 10 <br /> 2.3.8 Manner of Payment.......... ................ ....... ...................... ..... 10 <br /> 2.3.9 Reco nc i I iation .................................................................... 11 <br /> 2.3.10 Landlord's Records .................. ................. ....... .......... ...... 11 <br /> 2.3.10.1 Audit Rig ht .... ............... ........ .................... ........ 11 <br /> 2.4 Other Taxes Payable by Tenant "."""."".".","."""""""""""."" 12 <br /> 2.5 Security Deposit .................... ..................... ............. ....... ....... .... ... 12 <br /> 2.6 Interest and Late Charges ........................................................... ,13 <br /> ARTICLE 3: AFFIRMATIVE OBLIGATIONS...................................................... 14 <br /> 3.1 landlord's Compliance with Laws..............~............................... 14 <br /> 3.1.1 Americans with Disabilities Act Provision ................................. 14 <br /> 3.2 Tenant's Compliance with Laws ................................................. 14 <br /> 3.3 Services a nd Utilities .............................. ....... ...... ....... ..... ..... ....... 15 <br /> 3.3.1 Business Hours .... ......................... ........ ...... ...... ................ 16 <br /> 3.3.2 Twenty-Four Hours Access .............................................. 16 <br /> 3.3.3 Extra Services .......................... ........... ........... ...... .............. 16 <br /> 3.3.3.1 After-Hours HV AC Services ................................ 16 <br /> 3.3.4 Excess Utility Use ................... ......... ........ ................ .......... 17 <br /> 3.3.5 P aym ent.............................................................................., 17 <br /> 3.3.6 Interruption of Services ........................'............................ 17 <br /> 3.3.7 Preventable Interruption of Services ............................... 17 <br /> 3.4 Tenant's Care of the Premises .................................................... 18 <br /> 3.5 landlord's Repairs ................... ............. ........ ....... ........... ............. 18 <br /> 3.6 Wa ive r by T ena nt.......................................................................... 18 <br /> 3.7 Condition Upon Surrender at Expiration 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