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Tennessee _ Tenant __________ EXHIBIT A "Floor Plan" (if applicable) TENANT: ________________________________ (Signature) ________________________________ (Print Name) ________________________________ Title (if applicable) Initials: Landlord_________sed this Lease to be executed the day and year first above written. LANDLORD: _____________________________ (Signature) _____________________________ (Print Name) _____________________________ Title ____ ______________________________________________________________________________ ___________________________________________________________________________ IN WITNESS WHEREOF, the parties have cau______________________________________________ ______________________________________________________________________________ __________________________________________________________________________. ADDITIONAL TERMS & CONDITIONS. (Specify "none" if there are no additional provisions.) ______________________________________________________________________________ ________________________________to subsequently enforce and compel strict compliance with every provision of this Lease. The acceptance of Rent by Landlord does not waive Landlord's right to enforce any provisions of this Lease. 12_______ Tenant __________ Commercial Lease Page - 7 F. Waiver. The failure of either party to enforce any provisions of this Lease shall not be deemed a waiver or limitation of that party's right Tenant, at the Premises and if to Landlord, at the address for payment of Rent. Either party may change such addresses from time to time by providing notice as set forth above. Initials: Landlord___ce. Any notice required or otherwise given pursuant to this Lease shall be in writing and mailed certified return receipt requested, postage prepaid, or delivered by overnight delivery service, if to understandings or other agreements, whether oral or written, relating to the subject matter of this Lease. This Lease may be modified in writing and must be signed by both Landlord and Tenant. E. Notise constitutes the entire agreement between the Parties and supersedes any prior understanding or representation of any kind preceding the date of this Lease. There are no other promises, conditions, and permitted assigns of the parties. C. Governing Law. This Lease shall be governed by and construed in accordance with the laws of the State of ______________________. D. Entire Agreement. This Leaall be deemed to be construed as so limited. B. Binding Effect. The covenants and conditions contained in the Lease shall apply to and bind the parties and the heirs, legal representatives, successors effect. If any provision of this Lease is deemed invalid or unenforceable by any court of competent jurisdiction, and if limiting such provision would make the provision valid, then such provision shion as may be requested. 11. MISCELLANEOUS. A. Severability. If any part or parts of this Lease shall be held unenforceable for any reason, the remainder of this Lease shall continue in full force andy and all respects to all mortgages now or hereafter placed on the Premises, and all extensions, renewals, or modifications thereof. The Tenant agrees to promptly execute any instruments of subordinatLandlord's ability to sell, assign, convey or otherwise encumber the Premises, subject only to the rights of the Tenant under this Lease. B. Subordination. This lease is and shall be subordinate in anly withheld. Any assignment or sublease without Landlord's written prior consent shall, at Landlord's option, terminate this Lease. B. Assignment by Landlord. Nothing in this Lease shall restrict the . ASSIGNMENT & SUBORDINATION. A. Assignment by Tenant. Tenant shall not assign or sublet any interest in this Lease without prior written consent of the Landlord, which consent shall not be unreasonabnpaid Rent under the Lease for the remainder of the Lease Term. Landlord shall be responsible for mitigating its damages. Initials: Landlord__________ Tenant __________ Commercial Lease Page - 6 10let. In the event that after default by Tenant Landlord is unable to re-let the Premises during any remaining term of this Lease, Landlord may at his option hold Tenant liable for the balance of the u his sole option, hold Tenant liable for any difference between the Rent payable under this Lease during the balance of the Lease Term, and any rent paid by a successive Tenant if the Premises are re-ay re-let the Premises or any part or parts thereof; and/or (iii) Tenant shall also pay Landlord liquidated damages for his failure to observe and perform the covenants in this Lease. Landlord may, atof such re-entry, dispossession or expiration, together with such expenses Landlord may incur for legal expenses, attorneys' fees, brokerage, and/or putting the Premises in good order; (ii) Landlord m. C. Financial Remedies. In the event of any default, re-entry, expiration and/or dispossession by summary proceedings or otherwise, (i) the Rent shall become due thereupon and be paid up to the time possess Tenant by summary proceedings or otherwise, and retake possession of the Premises. Tenant hereby waives the service of notice of intention to reenter or institute legal proceedings to that endd the term shall expire as noted, or if Tenant shall make default in the payment of Rent, then Landlord may without notice, as permitted by law, re-enter the Premises either by force or otherwise, dish cure to Tenant's financial obligations under the Lease; or (ii) declare Tenant in default and terminate the Lease. B. Physical Remedies. If the notice provided for in Section 9(A) has been given, ant cure a default of which he has been notified, or if the default cannot be completely cured or remedied in seven days, Landlord may at Landlord's option: (i) cure such default and add the cost of succe or law to the contrary, and upon Landlord serving a written seven (7) days notice upon Tenant specifying the nature of said default and upon the expiration of said seven (7) days, if Tenant does noault. If Tenant fails to fulfill or obey any of the covenants of this Lease, Tenant shall be in default of this Lease ("Event of Default"). During any Event of Default, subject to any statute, ordinanry. Tenant further agrees to notify Landlord in writing if Tenant installs any burglar alarm system, including instructions on how to disarm it in case of emergency entry. 9. DEFAULTS. A. Event of Defhout Landlord's prior written consent, add, alter or re-key any locks to the Premises. At all times Landlord shall be provided with a key or keys capable of unlocking all such locks and permitting enty. Except in an emergency situation, Landlord shall give Tenant reasonable notice of intent to enter. For these purposes, twenty-four (24) hour notice shall be deemed reasonable. Tenant shall not, witises available to Landlord or Landlord's agents to inspect, to make repairs or improvements, to supply agreed services, to show the Premises to prospective buyers or tenants, or to address an emergenclord will not interfere with that right, as long as Tenant pays the Rent in a timely manner and performs all other obligations under this Lease. C. Right of Inspections. Tenant agrees to make the Premsonable wear and tear excepted. Initials: Landlord__________ Tenant __________ Commercial Lease Page - 5 B. Quiet Enjoyment. Tenant shall be entitled to quiet enjoyment of the Premises, and Lande Lease Term. At the expiration of the Lease Term, Tenant shall peaceably surrender the Premises to Landlord or Landlord's agent in as good of condition as it was at the commencement of the Lease, reaim or injury is due to Landlord's act or negligence. 8. POSSESSION & INSPECTION. A. Possession and Surrender of Premises. Tenant shall be entitled to possession of the Premises on the first day of thsing and occupying the Premises or from the acts or omissions of any person or persons, including Tenant, in or about the Premises with Tenant's express or implied consent, except where such loss, claandlord's property, including the Premises, free and harmless from any liability for losses, claims, injury to or death of any person, including Tenant, or for damage to property arising from Tenant uLandlord shall be listed as an additional insured on Tenant's general liability insurance policy. C. Indemnification. To the extent permitted by law, Tenant hereby indemnifies and holds Landlord and Lto its activities at the Premises which will afford protection of not less than $[_____________] combined single limit coverage of bodily damage, property damage, or combination thereof. In addition, y theft, fire, riots, strikes, acts of God or otherwise. Notwithstanding anything to the foregoing, Tenant shall, at its own expense, maintain a policy of comprehensive general liability with respect y located on the Premises. Tenant understands that Landlord will not provide any insurance coverage for Tenant's property. Landlord will not be responsible for any loss of Tenant's property, whether bm the lack of any alarm system or security. B. Insurance. Landlord and Tenant shall each be responsible for maintaining appropriate insurance for their respective interests in the Premises and properte in all respects or to be sufficient to protect Tenant or the Premises. Tenant releases Landlord from any loss, damage, claim or injury resulting from the failure of any alarm system, security or fros not provide a security alarm systems or other security for Tenant or the Premises. In the event any alarm system is provided, Tenant understands that such alarm system is not warranted to be completest efforts to repair or replace any such damaged or defective area, appliance or equipment. 7. SECURITY, INSURANCE & INDEMNIFICATION. A. Security. Tenant understands that Landlord [mark one] does doet of Landlord. Tenant shall promptly notify Landlord of any damage, defect or destruction of the Premises, or in the event of the failure of any of the appliances or equipment. Landlord will use his bt's misuse, waste, or neglect, or that of the Tenant's agents, associates, employees, or visitors. Tenant agrees that no painting will be done on or about the Premises without the prior written consenmmercial Lease Page - 4 Lease and any renewal thereof. Tenant shall be responsible to make all repairs to the Premises, fixtures, appliances and equipment therein that may have been damaged by Tenanepair. Tenant will, at Tenant's sole expense, keep and maintain the Premises in good, clean and sanitary condition and repair during the term of this Initials: Landlord__________ Tenant __________ Coit for occupancy. If in Tenant's opinion, the condition of the Premises has changed at any time during the Lease Term, Tenant shall promptly provide reasonable notice to Landlord. D. Maintenance and Rof Premises. Tenant or Tenant's agent has inspected the Premises, the fixtures, the grounds, building and improvements and acknowledges that the Premises are in good and acceptable condition and are fepair or rebuild the Premises, then this Lease shall terminate and the Rent shall be prorated up to the time of the damage. Any unearned rent paid in advance shall be refunded to Tenant. C. Condition e of damage or destruction not due to Tenant's Negligence, the Rent will be abated in proportion to the percentage of the Premises that are and remain unfit for occupancy. If Landlord decides not to ry fire or other casualty not due to Tenant's negligence, the Rent will be abated during the time that the Premises are rendered unfit for occupancy. If the Premises are rendered partially unfit becausperty of Landlord and shall remain at the expiration of the Lease, unless otherwise agreed in writing. B. Damage to the Premises. If the Premises or any part of the Premises are damaged or destroyed bprovements or changes are made to or built on or around the Premises, with the exception of fixtures and personal property that can be removed without damage to the Premises, they shall become the proATION, DAMAGE & REPAIR. A. Alterations and Improvements. Tenant agrees not to make any improvements or alterations to the Premises without the prior written consent of Landlord. If any alterations, imtional signage may only be displayed with Landlord's prior written consent. E. Building Rules & Regulations. Landlord may adopt reasonable building rules, which will become part of this Lease 6. ALTERignage shall be placed: _______________________ _________________________________________ and shall not exceed the following dimensions: _________________________________________________________. Additurb the rights, comforts and conveniences of other tenants or neighbors. D. Signage. Tenant is permitted to install and display signage identifying the Tenant and Tenant's business activities. Such sat would cause Landlord's insurance cost to increase at any time during the Lease Term. C. Noise. Tenant shall not cause or allow any unreasonably loud noise or activity in the Premises that might disr will Tenant use the Premises for the storing, manufacture, selling or distribution of any dangerous, noxious or hazardous substance. Furthermore, Tenant shall not use the Premises for any purpose thlord's written consent, which shall not be unreasonably withheld. Page - 3 B. Prohibited Use. Notwithstanding anything to the contrary, Tenant is not to use the Premises for any illegal purposes, noonsistent with Tenant's lawful business operations. If there is any change to the use of the Initials: Landlord__________ Tenant __________ Commercial Lease Premises, Tenant must first obtain Landire possession of the Premises to Landlord. 5. USE. A. Permitted Use. Tenant shall occupy and use the Premises for: _________________ ______________________________________________________________, cthfully comply with all of the terms, provisions, covenants and conditions of this Lease, the Deposit shall be returned to Tenant after the date fixed as the end of the Lease and after delivery of ent of payment of Rent. If Tenant breaches any terms or conditions of this Lease, Tenant shall forfeit the Deposit, as permitted by law. B. Return of Deposit. In the event that Tenant shall fully and faiiable for any balance. Tenant shall not apply or deduct any portion of the Deposit from any month's Rent, including the last month of the rental term. Tenant shall not use or apply the Deposit in lieuit to repair any damage to the Premises caused by Tenant, its employees, agents and/or visitors to the Premises. However, Landlord is not limited to the Deposit to recoup damages, and Tenant remains lnder this Lease and for any damages that may be caused by Tenant, its employees, agents and/or visitors to the Premises during the Lease Term (the "Deposit"). Landlord may use part or all of the DeposITY DEPOSIT. A. Security Deposit. At the signing of this Lease, Tenant shall deposit with Landlord, in trust, a security deposit of $__________ as security for the performance by Tenant of the terms uenant agrees to pay a late fee of $________. Tenant agrees to pay the charge of $_____ for each check provided by Tenant to Landlord that is returned to Landlord for lack of sufficient funds. 4. SECURend on the last day of a month, the Rent for the relevant month will be prorated accordingly. C. Late Charges & Insufficient Funds. If any amounts due under this Lease are more than _____ days late, T__________________________________________________ [address for rent payment] or at any other address designated by Landlord. If the Initial Lease Term does not start on the first day of the month or s (the "Rent"): Year 1 2 3 4 5 Annual Rent $ $ $ $ $ Monthly Rent $ $ $ $ $ Page - 2 B. Payment. The rental payment as described above shall be due in advance on the first day of each month at: ____ set forth in the Lease. Initials: Landlord__________ Tenant __________ Commercial Lease 3. PAYMENTS. A. Rent Amount. Tenant agrees to pay to Landlord as rent for the Premises the following amountty (90) days prior to the expiration of the Initial Lease Term. The Rent for the Renewal Term shall be as set forth in Section 3 below, and otherwise upon the same terms, conditions and obligations as___________ (the "Renewal Term," collectively with the Initial Lease Term, the "Lease Term"). If Tenant chooses to exercise its option for the Renewal Term, Tenant must notify Landlord in writing nine"). The Rent for the Initial Lease Term shall be as set forth in the schedule in Section 3 below. Provided that the Lease is not in default, Tenant may extend the Lease for an additional term of _____h charges within __________ (____) days of receiving the invoice. 2. LEASE TERM. The lease will start on ____________________, 20__ and will end on ____________________, 20__ (the "Initial Lease Termties or services that Tenant is responsible for but are not individually metered, Landlord shall pay the amount due, and invoice Tenant for Tenant's pro rata share of the charges. Tenant shall pay suc______________________________. Renter shall be responsible for all other utilities and services including, but not limited to: _______________________________________________________. For those utilisublet the parking space unless expressly granted prior permission by Landlord. C. Utilities & Services. Landlord shall be responsible for paying for the following utilities and services: ____________s vehicle will occupy the parking space(s) entirely at the risk of Tenant. If Tenant shall dispose of his vehicle or not require parking accommodation for any other reason, Tenant shall not assign or er space of $______________ per month. The parking space(s) will be used exclusively for the parking of passenger vehicles and is not to be used for washing, painting or servicing of vehicles. Tenant'___. B. Parking. Tenant shall be entitled to use _____ parking space(s) for the parking of motor vehicle(s) located ____________________________________________________ for an additional monthly fee p____________ [insert suite or office number if applicable] as described in the "Floor Plan" attached hereto as Exhibit A (the "Premises") to Tenant. The total square footage of the Premises is _______SES. A. Premises. Landlord hereby leases part of the property located at: ________________ ___________________________________________ [complete address of Premises] designated as _______________________, 20___. Landlord and Tenant may collectively be referred to as the "Parties." This Lease creates joint and several liability in the case of multiple Tenants. The Parties agree as follows: 1. PREMInt 1 COMMERCIAL LEASE AGREEMENT This Lease Agreement (this "Lease") is entered by and between __________________________ ("Landlord") and _____________________________ ("Tenant") on ________________equire your Tenant to maintain and insurance policy, or if you require additional insurance, alter this provision to correspond with your needs. Checklist and Information for Commercial Lease Agreemeenant after the expiration of the lease term. Check your states deposit regulations to ensure that you are in compliance. Section 7(B) Insurance ­ This is an optional provision. If you choose not to r states require that the security deposits be placed in an interest bearing savings account. Others have very specific documentation requirements if any portion of the deposit is not returned to the T If you choose to remove this as an option, either cross out or delete the section. Section 4 Security Deposits ­ Security deposits are often regulated by state, county and municipal governments. Somee building, property or floor plan. Section 1(B) Parking - If no parking is provided, delete this section and renumber. Section 2 Term ­ Many landlords choose not to include an automatic renewal term.emises- When describing the Premises, be as specific as possible. A vague description may mislead your tenant, create distrust and possibly result in litigation. If necessary, attach a schematic of thDocumentation is your friend. Any consents, waivers or amendments to the lease should be in writing. In the case of the amendment, both parties must sign the document. Section Specific Section 1(A) Prthat relationship is key. When completing the lease, try to answer or anticipate as many of the Tenant's concerns as possible. It is better to have issues arise before the lease is signed than after. riginally copies should be made (one for the Landlord and one for the Tenant). Because the relationship with your tenant is one that will generally span months if not years, maintaining the health of lease, as well as provide general advice that may help you avoid miscommunications with your tenants and thereby avoid future conflict. General Both the Landlord and Tenant must sign the Lease. Two o is subject to the "Terms and Conditions" detailed at www.findlegalforms.com. COMMERCIAL LEASE AGREEMENT Checklist The following checklist is provided to help guide you through the completion of yournsulting with an attorney to ensure that they address your particular situation. An attorney should be consulted before negotiating any document with another party. The purchase and use of these formsy from time to time and from state to state. These forms are not a substitute for legal advice. These forms should be considered only a starting point, and should not be used or signed before first co are required in your state or locality. Even if these disclosures are not required by law, a Tenant may still request that they be made, and may negotiate to make them part of its agreement. Laws varlities may have additional disclosure requirements that will need to be included. You should consult with a real estate agent or attorney in your area to determine what additional disclosures, if any,to make additional written disclosures, including disclosures about the condition of the unit, the building, the neighborhood, the environment and any other known problems. Certain cities and municipaotect you and win your case in court. DISCLAIMER: These forms contain the basic terms and language that should be included in a commercial lease agreement. The laws in some states require a landlord ution by clearly stating the correct processes to cure the problem, hopefully leading to an amicable solution. If an amicable solution is not possible, a well-written commercial lease agreement can prmost misunderstandings and the problems they spawn. Unfortunately, disagreements and other problems do occur. In those situations, the commercial lease agreement will help to facilitate a smooth resolns and understanding, clearly stating important information such as premises description, rent, lease terms, repair policies, etc. By having these rights and obligations clearly stated, you can avoid ease agreement as an obstacle to their eventual business relationship, rather than an important step in protecting the parties. A good commercial lease agreement should spell out the parties' intentioercial Lease Agreement. This agreement will outline the legal rights, obligations and processes for both the Landlord and the Tenant. Often Landlords and Tenants fall into the trap of perceiving the lLocation!" has been the mantra of many a successful business. However, finding the right space is just the beginning. Before you can go to work on making your business a reality, you must enter a CommCOMMERCIAL LEASE AGREEMENT Information This packet includes the following items: (1) Information & Checklist (2) Commercial Lease Agreement (3) Exhibit A: Floor Plan Cover Sheet "Location! Location! TennesseeTennessee ase 4 EXHIBIT A MASTER LEASE AGREEMENT ereby consents to the foregoing Sublease Agreement. ____________________________________________________ __________________________________ (Name) Date: _____________________________ Commercial Suble_____________ (Position) Date: _____________________________ OTHER REQUIRED CONSENTS If no other consents are required check here [__]. The undersigned, ____________________________________________, h the Master Lease, hereby consents to the foregoing Sublease Agreement. LANDLORD: ____________________________________________________ ___________________________________ (Name) ________________________________ _________________________________ (Name) _________________________________ (Position) LANDLORD'S CONSENT If Landlord's consent is not required check here [__]. The undersigned, Landlord innd year first above written. SUBLESSOR: ___________________________________ ___________________________________ (Name) ___________________________________ (Position) SUBTENANT: _______________________l other relief. ADDITIONAL PROVISIONS (Specify "none" if there are no additional provisions) Commercial Sublease 3 IN WITNESS WHEREOF, the parties have caused this Sublease to be executed the day ablease. LEGAL FEES: In the event of any legal action by the parties arising out of this Sublease, the losing party shall pay the prevailing party reasonable attorneys' fees and costs in addition to aluently enforce and compel strict compliance with every provision of this Sublease. The acceptance of rent by Sublessor or Landlord does not waive Sublessor's right to enforce any provisions of this Suo time by providing notice as set forth above. WAIVER: The failure of either party to enforce any provisions of this Sublease shall not be deemed a waiver or limitation of that party's right to subseqce, if to Subtenant, at the Premises and if to Sublessor, to _____________________ _________________________________________________________________. Either party may change such addresses from time t2 NOTICE: Any notice required or otherwise given pursuant to this Sublease shall be in writing and mailed certified return receipt requested, postage prepaid, or delivered by overnight delivery servie signed by both Parties. GOVERNING LAW: This Sublease shall be governed by and construed in accordance with the laws of the State of __________________________________________. Commercial Sublease ere are no other promises, conditions, understandings or other agreements, whether oral or written, relating to the subject matter of this Sublease. This Sublease may be modified in writing and must brties. ENTIRE AGREEMENT: This Sublease constitutes the entire agreement between the Parties and supersedes any prior understanding or representation of any kind preceding the date of this Sublease. Th so limited. BINDING EFFECT: The covenants and conditions contained in the Sublease shall apply to and bind the parties and the heirs, legal representatives, successors and permitted assigns of the Paublease is deemed invalid or unenforceable by any court of competent jurisdiction, and if limiting such provision would make the provision valid, then such provision shall be deemed to be construed asease. SEVERABILITY: If any part or parts of this Sublease shall be held unenforceable for any reason, the remainder of this Sublease shall continue in full force and effect. If any provision of this Sthe Master Lease. Furthermore, the Subtenant will comply with the terms therein and will avoid actions or inactions that would constitute a breach or default of Sublessor's obligations in the Master Lre hereby incorporated into this Sublease except for those provisions of the Master Lease that are directly contradicted by this Sublease, in which event the terms of this Sublease shall control over OBLIGATIONS UNDER MASTER LEASE: Subtenant acknowledges the receipt of a copy of the Master Lease, as attached hereto as Exhibit A. Subtenant agrees that all terms and conditions of the Master Lease at's intended use. If at any time during the term of this Sublease, in Subtenant's opinion, the conditions change, Subtenant shall promptly provide reasonable notice to Sublessor/Landlord (circle one).y, environmental aspects, and compliance with the requirements of the Americans with Disabilities Act) and acknowledges that the Premises are in good and acceptable condition and suitable for Subtenan: Subtenant or Subtenant's agent has inspected the Premises, the fixtures, the grounds, building and improvements (including but not limited to the electrical, HVAC and fire sprinkler systems, securitnant shall peaceably surrender the Premises to Sublessor or Sublessor's agent in good condition, as it was at the commencement of the Sublease, reasonable wear and tear excepted. CONDITION OF PREMISESons under this Sublease. POSSESSION AND SURRENDER OF PREMISES: Subtenant shall be entitled to possession of the Premises on the first day of the Sublease Term. At the expiration of the Sublease, Subtebe entitled to quiet enjoyment of the premises, and neither Sublessor nor Landlord will interfere with that right, as long as Subtenant pays the rent in a timely manner and performs all other obligatiase 1 any time in lieu of payment of rent. If Subtenant breaches any terms or conditions of this Sublease, Subtenant shall forfeit any deposit, as permitted by law. QUIET ENJOYMENT: Subtenant shall any balance. Subtenant shall not apply or deduct any portion of any security deposit from the last or any month's rent. Subtenant shall not use or apply any such security deposit at Commercial Subleed by Subtenant, Subtenant's family, agents or visitors to the Premises during the Sublease Term. However, Sublessor is not just limited to the security deposit amount and Subtenant remains liable fort shall deposit with Sublessor/Landlord (circle one), in trust, a security deposit of $__________ as security for the performance by Subtenant of the terms under this Sublease and for any damages causk of sufficient funds. BUSINESS TAXES: Subtenant shall pay all business taxes in respect of the business carried on in or upon the Premises. SECURITY DEPOSIT: At the signing of this Sublease, Subtenaner this Sublease is more than _____ days late, Subtenant agrees to pay a late fee of $________. INSUFFICIENT FUNDS: Subtenant agrees to pay the charge of $_____ for each check that is returned for laclord/Sublessor (circle one). If the Sublease Term does not start on the first day of the month or end on the last day of a month, the rent will be prorated accordingly. LATE CHARGES: If any amount und("Rent") each month in advance on the first day of each month at: _____________ __________________________________________________ (address for rent payment) or at any other address designated by Land_____ (begin date) and will end on ___________ (end date) (Sublease Term). LEASE PAYMENTS: Subtenant agrees to pay to Landlord/Sublessor (circle one) as rent for the Premises the amount of $_________ ____ ___________________________ ___________________________________________ [insert the complete address of Premises] (the "Premises") to Subtenant. SUBLEASE TERM: The Sublease will begin on ________ and WHEREAS, Sublessor and Subtenant wish to enter into this Sublease. NOW, THEREFORE, the Parties agree as follows: PREMISES: Sublessor hereby subleases the premises located at: ____________________tered into a lease agreement dated _________________ between the Sublessor and ___________________________ ("Landlord") for a term ending on ___________________________ (the "Master Lease Agreement");________ ("Sublessor") and _____________________ ________________________________________ ("Subtenant"). Sublessor and Subtenant may collectively be referred to as the "Parties." WHEREAS, Sublessor enddresses your specific situation. COMMERCIAL SUBLEASE AGREEMENT This Sublease Agreement ("Sublease") is entered as of _________________________, 20____ by and between ________________________________me familiar with the laws of their state and locality before entering into this type of arrangement. In addition, before using the form you should always consult with your attorney to ensure that it aso help the Sublessor justify any security deposit deductions, if warranted. Many states and localities also have different laws relating to commercial leases, so Sublessors and Subtenants should becoer before physical occupancy by the Subtenant or before the sublease is signed. Even if a state does not require a joint inspection, it is always a good idea to complete one. A joint inspection can alive their consent to a sublease, so it is best to handle the situation diplomatically. Some states also require that the Sublessor and Subtenant conduct an inspection of the premises to be rented eithther entities (e.g. a bank). Review your original lease to determine whether such consents are required. If they are, contact the parties. The law generally does not require that these other parties g tenant ("Sublessor") and the new tenant ("Subtenant"). Depending on your original lease, to perform a sublease you may also need the consent of the Landlord (the owner of the premises) and possibly oe term. A tenant my choose to sublease for a number of reasons including relocation of business, reduction of business size or other business reasons. A sublease agreement is made between the originalion Commercial Sublease Agreement A commercial sublease agreement is an agreement used by a tenant to sublease part or all of commercial property to another for a portion or the remainder of his leas should be consulted before negotiating any document with another party. The purchase and use of these forms is subject to the "Disclaimers and Terms of Use" found at findlegalforms.com -2- Informatadvice. These forms should only be a starting point for you and should not be used or signed before first consulting with an attorney to ensure that it addresses your particular situation. An attorneyenant may still request the disclosures and try to make them part of the sublease. Laws vary from time to time and from state to state. These forms are not intended and are not a substitute for legal at need to be included. Check with a real estate agent or attorney in your area to determine what additional disclosures, if any, are required in your state or locality. If not required by law, a Subtge that should be included in similar agreements. The laws in some states require additional written disclosures. Some cities and other municipalities may also have specific disclosure requirements the. Again, check your original lease to determine what consents it requires. Do not use this form if less than the entire premises are being sublet. -1- These forms contain the basic terms and languathis provision. If it does, you must have the Landlord sign and date the Sublease in the appropriate space. In addition, in certain cases other entities (e.g. banks) may need to consent to the subleasThe original lease between the Sublessor and the Landlord (the owner of the premises) may require that the Landlord consent to the Sublease. Check your original lease to determine whether it contains me states require that it be recorded. Recording a sublease would generally also require notarization. The parties should also investigate under what circumstances a sublease may need to be recorded. ncy by the Subtenant or before the Sublease is signed. Even if a state does not require a joint inspection, it is always a good idea to perform one. If a sublease exceeds a certain number of years, so and the Subtenant(s) should conduct a joint inspection before the beginning of the sublease. Some states require that such an inspection of the premises to be rented take place before physical occupaf there is one Sublessor and one Subtenant, two original Subleases should be executed (i.e. signed). The Sublessor should provide the Subtenant with a copy of the Master Lease Agreement. The Sublessor original Tenant) must sign the Sublease. The Subtenant (the new tenant) must sign the Sublease. Generally both the Sublessor and the Subtenant(s) each retain an original signed Sublease. Therefore, iInstructions & Checklist Commercial Sublease Agreement This package contains: (1) Instructions and Checklist for the Sublease; (2) Information about Subleases; and (3) The Sublease The Sublessor (the TennesseeTennessee nment of Commercial Lease 3 EXHIBIT A MASTER LEASE Assignment of Commercial Lease 4 Master Lease, hereby consents to the foregoing Assignment. LANDLORD: _____________________________ _____________________________ (Name) _____________________________ (Position, if applicable) Assig_______ (Name) _______________________________ (Position, if applicable) LANDLORD'S CONSENT If Landlord's consent is not required, Assignor shall initial here [____]. The undersigned, Landlord in the___________________________ ___________________________________ (Name) ___________________________________ (Position, if applicable) ASSIGNEE: _______________________________ ________________________f page intentionally left blank] Assignment of Commercial Lease 2 IN WITNESS WHEREOF, the Parties have caused this Assignment to be executed the day and year first above written. ASSIGNOR: ___________________________________ ______________________________________________________________________________ ______________________________________________________________________________ [Remainder o______________________________________________________________________ ______________________________________________________________________________ __________________________________________________'s right to subsequently enforce and compel strict compliance with every provision of this Assignment. 9. ADDITIONAL TERMS & CONDITIONS: (Specify "none" if there are no additional provisions) :_______s from time to time by providing notice as set forth above. 8. WAIVER: The failure of either party to enforce any provisions of this Assignment shall not be deemed a waiver or limitation of that party_________________________ ________________________________ Assignee: ______________________________ ______________________________ ______________________________ Either party may change such addresseto this Assignment shall be in writing and mailed certified return receipt requested, postage prepaid, or delivered by overnight delivery service to: Assignor: ________________________________ _______ LAW: This Assignment shall be governed by and construed in accordance with the laws of the State of ______________________________________. 7. NOTICE: Any notice required or otherwise given pursuant . 5. BINDING EFFECT: The covenants and conditions contained in the Assignment shall apply to and bind the Parties and their heirs, legal representatives, successors and permitted assigns. 6. GOVERNING and obligations and made all payments required under the Master Lease. Assignor further warrants that the contract rights transferred in this Assignment are free of lien, encumbrance or adverse claimd effect and fully assignable or may be assigned with consent of Landlord (such consent to be obtained by Assignor before executing this Assignment). Assignor warrants that he has performed all dutieslated to Assignee's breach or default of the obligations or covenants in the Master Lease or this Assignment. 4. ASSIGNOR'S REPRESENTATIONS: Assignor warrants that the Master Lease is in full force ane Date as if Assignee were the original tenant therein. 3. INDEMNIFICATION: Assignee will indemnify, protect and hold Assignor harmless from and against any and all loss, cost, or damage in any way re title and interest to the Master Lease and (ii) agrees to comply with all the terms, make all payments, and perform all conditions and covenants in the Master Lease due or required after the Effectiv title held by Assignor in and to the Master Lease from the Effective Date until the present term expires. 2. ASSUMPTION OF RIGHTS AND OBLIGATIONS: Assignee hereby (i) assumes all of Assignor's right, as Exhibit A. The Parties agree as follows: 1. ASSIGNMENT: For value received, the sufficiency of which is hereby acknowledged Assignor hereby assigns to Assignee all of his/her interests, rights and_____________________ ("Landlord") for a term ending on ______________, 20___, for the premises located at __________________ _____________________________________(the "Master Lease"), attached hereto_____________ ("Assignee") (collectively referred to as the "Parties"). Assignor is the original "Tenant" in the ______________________agreement dated _________________ between the Assignor and ______made and entered on _____________________________________________, 20______ (the "Effective Date"), by and between _________________________________________ ("Assignor") and __________________________before using this form you should always consult with your attorney to ensure that it addresses your specific situation. ASSIGNMENT OF COMMERCIAL LEASE This Assignment of Lease (the "Assignment") is ate laws differ dramatically, therefore the landlord, the Assignor and the Assignee should all become familiar with the laws of their state before entering into this type of arrangement. In addition, andlord. The law generally does not require that they consent to an assignment, so it is best to handle the situation diplomatically. These types of agreement are governed by state law. Many of the stending on your original lease, to perform an assignment you may also need the consent of the landlord. Review your original lease to determine whether such consent is required. If it is, contact the lr that lease to another person (the "Assignee"). The Assignor may choose to use an assignment for a number of reasons including job relocation, financial concerns or other changes in circumstance. Dep. INSTRUCTIONS AND CHECKLIST ASSIGNMENT OF COMMERCIAL LEASE An assignment of lease is an agreement whereby the original tenant to a lease (the "Assignor") assigns his rights and responsibilities undeon. An attorney should be consulted before negotiating any document with another party. The purchase and use of these forms is subject to the "Disclaimers and Terms of Use" found at findlegalforms.comtute for legal advice. These forms should only be a starting point for you and should not be used or signed before first consulting with an attorney to ensure that it addresses your particular situatialicized statements in the Assignment; these are just instructions to help you complete it. Laws vary from time to time and from state to state. These forms are not intended to be and are not a substifore, at least two original copies of the Assignment should be executed (i.e. signed). If the landlord's consent is required, they too may want an original copy of the Assignment. You can erase the ite Assignor should provide the Assignee with a copy of the original lease. The Assignor and Assignee must both sign the Assignment. Generally each party will retain an original signed Assignment; there that before a party may assign its rights in the lease, the consent of the landlord is required. You should review the lease to be assigned to determine whether the landlord's consent is required. The Commercial Lease (the "Assignment") Both the Assignor (the original party to the contract) and the Assignee (the new party) should review the Assignment carefully before signing. Many leases requireINSTRUCTIONS AND CHECKLIST ASSIGNMENT OF COMMERCIAL LEASE This package contains: (1) Instructions and Checklist; (2) Information about the Assignment of Commercial Lease; and (3) The Assignment of th TennesseeTennessee ___________________________ Initials Sublessor ___________ Subtenant ___________ EXHIBIT A DESCRIPTION OF SUBLEASE PREMISES EXHIBIT B MASTER LEASE AGREEMENT __________________________________________, hereby consents to the foregoing Sublease Agreement. ____________________________________________________ __________________________________ (Name) Date: _________________ (Name) ___________________________________ (Position) Date: _____________________________ OTHER REQUIRED CONSENTS If no other consents are required check here [__]. The undersigned, __heck here [__]. The undersigned, Landlord in the Master Lease, hereby consents to the foregoing Sublease Agreement. LANDLORD: ____________________________________________________ ____________________on) SUBTENANT: ___________________________________ ___________________________________ (Name) ___________________________________ (Position) LANDLORD'S CONSENT If Landlord's consent is not required cthis Sublease to be executed the day and year first above written. SUBLESSOR: ___________________________________ ___________________________________ (Name) ___________________________________ (Positi__________ [The remainder of this page intentionally left blank.] Initials Sublessor ___________ Subtenant ___________ Commercial Sublease ­ Page - 5 - IN WITNESS WHEREOF, the parties have caused ____________________________________________________ ______________________________________________________________________________ ___________________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ __________________________NS (Specify "none" if there are no additional provisions) ______________________________________________________________________________ _______________________________________________________________ the prevailing party reasonable attorneys' fees and costs in addition to all other relief. Initials Sublessor ___________ Subtenant ___________ Commercial Sublease ­ Page - 4 - ADDITIONAL PROVISIOrd does not waive Sublessor's right to enforce any provisions of this Sublease. 18. LEGAL FEES: In the event of any legal action by the parties arising out of this Sublease, the losing party shall payall not be deemed a waiver or limitation of that party's right to subsequently enforce and compel strict compliance with every provision of this Sublease. The acceptance of rent by Sublessor or Landlo________________. Either party may change such addresses from time to time by providing notice as set forth above. 17. WAIVER: The failure of either party to enforce any provisions of this Sublease sh requested, postage prepaid, or delivered by overnight delivery service, if to Subtenant, at the Premises and if to Sublessor, to ____________________ _________________________________________________he laws of the State of __________________________________________. 16. NOTICE: Any notice required or otherwise given pursuant to this Sublease shall be in writing and mailed certified return receipte subject matter of this Sublease. This Sublease may be modified in writing and must be signed by both Parties. 15. GOVERNING LAW: This Sublease shall be governed by and construed in accordance with tor understanding or representation of any kind preceding the date of this Sublease. There are no other promises, conditions, understandings or other agreements, whether oral or written, relating to ths and the heirs, legal representatives, successors and permitted assigns of the Parties. 14. ENTIRE AGREEMENT: This Sublease constitutes the entire agreement between the Parties and supersedes any prike the provision valid, then such provision shall be deemed to be construed as so limited. 13. BINDING EFFECT: The covenants and conditions contained in the Sublease shall apply to and bind the parties Sublease shall continue in full force and effect. If any provision of this Sublease is deemed invalid or unenforceable by any court of competent jurisdiction, and if limiting such provision would maight to withhold consent or approval shall be independent of Landlord's right). 12. SEVERABILITY: If any part or parts of this Sublease shall be held unenforceable for any reason, the remainder of thir Lease. C. If Subtenant desires to do perform any act that requires the consent/approval of Landlord, Subtenant shall also be required to first obtain the consent/approval of Sublessor (Sublessor's rSublease ­ Page - 3 - B. Subtenant will comply with the terms in the Master Lease and will avoid actions or inactions that would constitute a breach or default of Sublessor's obligations in the Maste Lease that are directly contradicted by this Sublease, in which event the terms of this Sublease shall control over the Master Lease. Initials Sublessor ___________ Subtenant ___________ Commercial aster Lease, as attached hereto as Exhibit B. A. Subtenant agrees that all terms and conditions of the Master Lease are hereby incorporated into this Sublease except for those provisions of the Masterditions change, Subtenant shall promptly provide reasonable notice to __Sublessor or ___Landlord (choose one). 11. OBLIGATIONS UNDER MASTER LEASE: Subtenant acknowledges the receipt of a copy of the Macknowledges that the Sublease Premises are in good and acceptable condition and suitable for Subtenant's intended use. If at any time during the term of this Sublease, in Subtenant's opinion, the conements (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental aspects, and compliance with the requirements of the Americans with Disabilities Act) and cement of the Sublease, reasonable wear and tear excepted. 10. CONDITION OF PREMISES: Subtenant or Subtenant's agent has inspected the Sublease Premises, the fixtures, the grounds, building and improvirst day of the Sublease Term. At the expiration of the Sublease, Subtenant shall peaceably surrender the Sublease Premises to Sublessor or Sublessor's agent in good condition, as it was at the commen Charges in a timely manner and performs all other obligations under this Sublease. 9. POSSESSION AND SURRENDER OF PREMISES: Subtenant shall be entitled to possession of the Sublease Premises on the fENJOYMENT: Subtenant shall be entitled to quiet enjoyment of the Sublease Premises, and neither Sublessor nor Landlord will interfere with that right, as long as Subtenant pays the Base Rent and Otherly any such security deposit at any time in lieu of payment of rent. If Subtenant breaches any terms or conditions of this Sublease, Subtenant shall forfeit any deposit, as permitted by law. 8. QUIET y deposit amount and Subtenant remains liable for any balance. Subtenant shall not apply or deduct any portion of any security deposit from the last or any month's rent. Subtenant shall not use or appr this Sublease and for any damages caused by Subtenant, Subtenant's family, agents or visitors to the Sublease Premises during the Sublease Term. However, Sublessor is not just limited to the securitt the signing of this Sublease, Subtenant shall deposit with Sublessor/Landlord (circle one), in trust, a security deposit of $__________ as security for the performance by Subtenant of the terms unde that is returned for lack of sufficient funds. 6. BUSINESS TAXES: Subtenant shall pay all business taxes in respect of the business carried on in or upon the Sublease Premises. 7. SECURITY DEPOSIT: AGES: If any amount under this Sublease is more than _____ days late, Subtenant agrees to pay a late fee of $________. 5. INSUFFICIENT FUNDS: Subtenant agrees to pay the charge of $_____ for each checky of the month or end on the last day of the month, the Other Charges will be prorated accordingly. Initials Sublessor ___________ Subtenant ___________ Commercial Sublease ­ Page - 2 - 4. LATE CHAR______________ ("Other Charges"). The Other Charges are to be paid together with the Base Rent each month in advance of the first day of each month. If the Sublease Term does not start on the first da____ _____________________________________________________________________ _____________________________________________________________________ _______________________________________________________ providers, this is where you would include charges for electricity, heating, etc. If there are no other charges, write "none" below.] _________________________________________________________________s not start on the first day of the month or end on the last day of the month, the Base Rent will be prorated accordingly. B. Other Charges: [If Subtenant will not have a separate account with utilityof each month at: __________________________________________________ (address for rent payment) or at any other address designated by ___Landlord or ___Sublessor (choose one). If the Sublease Term does to pay to ___Landlord or ___ Sublessor (choose one) the following: A. Base Rent: As base rent for the Sublease Premises the amount of $_________ ("Base Rent") each month in advance on the first day hed hereto (the "Sublease Premises"). 2. SUBLEASE TERM: The Sublease will begin on _____________ (begin date) and will end on ___________ (end date) (Sublease Term). 3. LEASE PAYMENTS: Subtenant agree Subtenant wish to enter into this Sublease. NOW, THEREFORE, the Parties agree as follows: 1. SUBLEASE PREMISES: Sublessor hereby subleases a portion of the Premises shown/described on Exhibit A attac premises located at: _____________________________________________________ (the "Premises") for a term ending on ___________________________ (the "Master Lease Agreement"); and WHEREAS, Sublessor andt may collectively be referred to as the "Parties." WHEREAS, Sublessor entered into a lease agreement dated _________________ between the Sublessor and ___________________________ ("Landlord") for the_________________, 20____ by and between ________________________________________ ("Sublessor") and _____________________ ________________________________________ ("Subtenant"). Sublessor and Subtenanthe form you should always consult with your attorney to ensure that it addresses your specific situation. COMMERCIAL SUBLEASE AGREEMENT This Sublease Agreement ("Sublease") is entered as of ________s relating to commercial leases, so Sublessors and Subtenants should become familiar with the laws of their state and locality before entering into this type of arrangement. In addition, before using tion, it is always a good idea to complete one. A joint inspection can also help the Sublessor justify any security deposit deductions, if warranted. Many states and localities also have different lawsor and Subtenant conduct an inspection of the premises to be rented either before physical occupancy by the Subtenant or before the sublease is signed. Even if a state does not require a joint inspeche parties. The law generally does not require that these other parties give their consent to a sublease, so it is best to handle the situation diplomatically. Some states also require that the Sublesed the consent of the Landlord (the owner of the premises) and possibly other entities (e.g. a bank). Review your original lease to determine whether such consents are required. If they are, contact tiginal leased premises. A sublease agreement is made between the original tenant ("Sublessor") and the new tenant ("Subtenant"). Depending on your original lease, to perform a sublease you may also netenant my choose to sublease for a number of reasons including relocation of business, reduction of business size or other business reasons. This agreement is for the sublease of only a part of the orement ­ Partial Premises A commercial sublease agreement is an agreement used by a tenant to sublease part or all of commercial property to another for a portion or the remainder of his lease term. A e negotiating any document with another party. The purchase and use of these forms is subject to the "Disclaimers and Terms of Use" found at findlegalforms.com 2 Information Commercial Sublease Agre only be a starting point for you and should not be used or signed before first consulting with an attorney to ensure that it addresses your particular situation. An attorney should be consulted before disclosures and try to make them part of the sublease. Laws vary from time to time and from state to state. These forms are not intended and are not a substitute for legal advice. These forms shouldeck with a real estate agent or attorney in your area to determine what additional disclosures, if any, are required in your state or locality. If not required by law, a Subtenant may still request th in similar agreements. The laws in some states require additional written disclosures. Some cities and other municipalities may also have specific disclosure requirements that need to be included. Chties (e.g. banks) may need to consent to the sublease. Again, check your original lease to determine what consents it requires. These forms contain the basic terms and language that should be included original lease to 1 determine whether it contains this provision. If it does, you must have the Landlord sign and date the Sublease in the appropriate space. In addition, in certain cases other entiircumstances a sublease may need to be recorded. The original lease between the Sublessor and the Landlord (the owner of the premises) may require that the Landlord consent to the Sublease. Check your a sublease exceeds a certain number of years, some states require that it be recorded. Recording a sublease would generally also require notarization. The parties should also investigate under what ces to be rented take place before physical occupancy by the Subtenant or before the Sublease is signed. Even if a state does not require a joint inspection, it is always a good idea to perform one. Ifcopy of the Master Lease Agreement. The Sublessor and the Subtenant(s) should conduct a joint inspection before the beginning of the sublease. Some states require that such an inspection of the premis retain an original signed Sublease. Therefore, if there is one Sublessor and one Subtenant, two original Subleases should be executed (i.e. signed). The Sublessor should provide the Subtenant with a the Sublease and initial all pages where indicated. The Subtenant (the new tenant) must sign the Sublease and initial all pages where indicated.. Generally both the Sublessor and the Subtenant(s) eachthe entire premises. This form includes italicized instructions to help guide you. You should erase these before printing your final version of the form. The Sublessor (the original Tenant) must sign This form should only be used if a part of the premises originally leased are being sublet. If the entire premises originally leased are being sublet, please see our Commercial Sublease Agreement for Instructions & Checklist Commercial Sublease Agreement ­ Partial Premises This package contains: (1) Instructions and Checklist for the Sublease; (2) Information about Subleases; and (3) The Sublease Tennessee