Commercial Lease Agreement

The Landlord lets to the Tenant the commercial premises located at , comprising approximately (the "Premises"), within the building or property known as .

The Tenant's use of common areas — including — is non-exclusive and shared with other tenants of the Building, and is subject to the Building rules the Landlord notifies in writing from time to time.

This Lease is for a term beginning on and ending on (the "Term"), unless ended earlier under this Lease or renewed under the paragraph below.

The Tenant may renew this Lease for further term(s) of by giving the Landlord written notice at least before the end of the then-current term, on the same terms except that Base Rent for the renewal term is .

If the Tenant remains in occupation after the end of the Term without a new written lease or exercised renewal, the tenancy continues month-to-month at until either Party ends it by giving the other written notice, without prejudice to the Landlord's right to treat the hold-over as a default and pursue any other remedy available under applicable law.

The Tenant shall use the Premises only for (the "Permitted Use"), and for no other purpose without the Landlord's prior written consent, which the Landlord shall not unreasonably withhold if the proposed use is compatible with the Building, does not increase the Landlord's insurance premium, and does not breach an exclusive-use right the Landlord has already granted to another tenant.

The Tenant shall not use the Premises in any way that violates applicable zoning law, the certificate of occupancy for the Premises, or any exclusive-use covenant the Landlord has granted to another tenant of the Building and disclosed to the Tenant in writing before signing. The Tenant is responsible for confirming, before signing, that the Permitted Use is lawful at this address.

The Tenant shall keep the Premises open for business during the following hours, unless the Landlord agrees otherwise in writing: . The Tenant shall comply with all applicable laws affecting the Permitted Use, including licensing, health, safety and accessibility requirements specific to that use.

The Tenant shall pay the Landlord base rent of per month ("Base Rent"), in advance, on the day of each month, without deduction or set-off except as this Lease or applicable law expressly allows. The first payment of is due on . Where the Term begins or ends part-way through a month, Base Rent for that month is prorated on a daily basis.

Base Rent . Rent must be paid by . A payment is made when the Landlord actually receives cleared funds.

In addition to Base Rent, the Tenant shall pay the Landlord the Tenant's pro-rata share of property taxes and assessments on the Building, the Landlord's property insurance premium for the Building, and common-area maintenance costs (collectively, "Operating Expenses"), on the terms of this clause (the "Triple Net" or "NNN" charges).

Common-area maintenance costs mean the reasonable cost of maintaining, repairing, cleaning, insuring, lighting, landscaping, and providing security and management for the common areas of the Building, but exclude capital improvements except as this Lease states otherwise, costs the Landlord recovers from another tenant or from insurance, and the Landlord's own income taxes.

The Tenant's pro-rata share is of Operating Expenses. The Landlord shall give the Tenant a written estimate of Operating Expenses for each calendar year, and the Tenant shall pay . Within after the end of each calendar year, the Landlord shall give the Tenant a statement of actual Operating Expenses for that year; the Tenant shall pay any shortfall within of that statement, and the Landlord shall credit or refund any overpayment within the same period.

The Tenant, on reasonable prior written notice and no more than once per calendar year, may inspect or audit the Landlord's records supporting an Operating Expenses statement during normal business hours. This clause introduces the Tenant's share of Operating Expenses as a charge separate from Base Rent, and Base Rent under clause 4 does not include it.

On or before the Tenant shall pay the Landlord a security deposit of (the "Deposit") as security for the Tenant's performance of this Lease. The Deposit is not rent and the Tenant shall not treat it as payment of any rent or NNN charge falling due during the Term.

The Landlord may draw on the Deposit to cure a Tenant default, in which case the Tenant shall restore the Deposit to its full amount within of written demand. Within after the Tenant vacates and returns possession of the Premises, the Landlord shall return any remaining balance of the Deposit, together with a written statement of any deduction. Commercial security deposits are not subject to the caps, interest requirements or fixed return deadlines that apply to residential deposits in some jurisdictions — see clause 11.

The Landlord shall maintain and repair the structure of the Building — the roof, exterior walls, foundation, and the Building's shared electrical, plumbing, fire-safety and HVAC systems outside the Premises — and shall keep common areas in good repair, the cost of which is recovered from tenants as Operating Expenses under clause 5.

The Tenant shall, at its own cost, keep the interior of the Premises, its fixtures, and any HVAC unit, plumbing or electrical system serving only the Premises in good repair and working order, and shall promptly repair any damage caused by the Tenant, its employees, contractors, customers or invitees, ordinary wear and tear excepted. The Tenant shall report any defect in a system the Landlord is responsible for to promptly after becoming aware of it, and immediately if it is an emergency.

Neither Party shall make a structural alteration to the Premises or the Building without the other's prior written consent. The Tenant may install trade fixtures needed for the Permitted Use and shall remove them and repair any resulting damage before the end of the Term, unless the Parties agree in writing that a fixture stays.

The Tenant shall not assign this Lease, sublet the Premises or any part of it, or grant any license or occupancy right in the Premises, without the Landlord's prior written consent, which the Landlord shall not unreasonably withhold, condition or delay where the proposed assignee or subtenant is creditworthy and intends a use consistent with clause 3.

A request for consent must be in writing and include the proposed assignee or subtenant's identity, financial standing and intended use. The Landlord shall respond within of a complete request; no response within that period is treated as . An assignment or sublet, even with consent, does not release the Tenant from its obligations under this Lease unless the Landlord agrees in writing to release it.

A transfer of a controlling interest in the Tenant, where the Tenant is a company, partnership or other entity, is treated as an assignment under this clause. Any purported assignment or sublet made without the required consent is void and is a default under clause 10.

The Landlord shall keep the Building insured against fire and other perils customary for a building of its type, the cost of which is recovered as an Operating Expense under clause 5. That insurance does not cover the Tenant's own property, fixtures, or business, and does not cover the Tenant's liability to any other person.

The Tenant shall obtain and keep in force for the whole of the Term commercial general liability insurance with a combined single limit of at least , and property insurance covering the Tenant's own fixtures, equipment and inventory at full replacement value, naming the Landlord as an additional insured on the liability policy, and shall give the Landlord a certificate of insurance before taking occupancy and on renewal.

Each Party shall indemnify the other against claims, losses and expenses arising from the indemnifying Party's negligence or breach of this Lease, except to the extent caused by the other Party's own negligence or breach. Each Party waives, and shall have its property insurer waive, any right of subrogation against the other to the extent of the insurance each carries under this clause.

The Tenant is in default if the Tenant fails to pay Base Rent, an NNN charge or any other sum within of its due date, breaches any other obligation under this Lease and does not cure it within of written notice, uses the Premises for a purpose other than the Permitted Use without consent, or becomes insolvent or makes an assignment for the benefit of creditors.

On a default the Landlord may give any notice applicable law requires and, if the default is not cured within the period that law allows, may terminate this Lease and recover possession by lawful process, re-let the Premises and hold the Tenant liable for the difference between the rent recovered and the rent due under this Lease for the remainder of the Term, and recover the cost of re-letting and of repairing any damage, in each case subject to the Landlord's duty to mitigate where applicable law imposes one.

The Landlord is in default if the Landlord fails to perform an obligation under this Lease and does not cure it within a reasonable time of written notice from the Tenant, and the Tenant may then pursue any remedy applicable law provides. Accepting a late or partial payment does not waive a default unless the Landlord waives it in writing.

This is a commercial lease of business premises, not a residential tenancy. The Parties acknowledge and agree that statutory protections that apply to residential tenants in many jurisdictions — including caps on the amount or handling of a security deposit, implied warranties of habitability, and minimum notice periods before eviction or non-renewal — generally do not apply to a commercial lease such as this one, and this Lease is drafted on that basis.

Where a specific statutory protection for commercial tenants does apply in the jurisdiction where the Premises are located — for example around lease termination, relocation, or a right of first refusal on renewal — that protection applies regardless of anything in this Lease, and nothing in this clause waives a protection the Parties are not legally permitted to waive.

On the end of the Term or earlier termination the Tenant shall vacate the Premises, remove its trade fixtures and personal property, repair any damage caused by that removal, return all keys and access devices, and leave the Premises in the condition required by clause 7, ordinary wear and tear excepted.

Any property the Tenant leaves behind after vacating may be treated by the Landlord as abandoned and disposed of after written notice to the Tenant at the address for notices stated in the preamble, unless applicable law requires a different procedure, in which case that procedure applies. The Tenant shall pay the reasonable cost of removing, storing and disposing of it.

This Lease and any dispute arising out of it are governed by the laws of , and the Parties submit to the jurisdiction of the courts of . Where any term of this Lease conflicts with a mandatory requirement of the law governing commercial tenancies at this location, that law prevails and the rest of this Lease continues in force.

This Lease is the entire agreement between the Parties about the letting of the Premises and replaces any earlier understanding, promise or representation about it. It may be amended only in writing signed by both Parties. If any provision is held unenforceable, the rest continues in force. Notices under this Lease must be in writing and delivered by hand, by post to the address stated for that Party, or by email to and .

This Lease may be signed in counterparts and by electronic signature, each of which is an original and all of which together form one agreement. It takes effect on the date of the last signature below. Where the Tenant is a company, partnership or other entity, the person signing below must be authorised to bind it. Until each Party has signed, this Lease is a draft and binds no one.