Commercial Lease Agreement

This Commercial Lease Agreement ("Lease") is made and effective _______________________ [Date], by and between _______________________ [Landlord] ("Landlord") and _______________________ [Tenant] ("Tenant"). Landlord is the owner of land and improvements commonly nown and n!mbered as _____________________________________________________________________ [Address of Building] and legally described as follows (the ""!ilding")# _____________________________________________________________________ _____________________________________________________________________ [Legal Description of Building] Landlord ma es available for lease a portion of the "!ilding designated as __________________________________________________ [Suite or Other Number of Leased Building] (the "Leased $remises"). Landlord desires to lease the Leased $remises to Tenant, and Tenant desires to lease the Leased $remises from Landlord for the term, at the rental and !pon the covenants, conditions and provisions herein set forth. T%&'&()'&, in consideration of the m!t!al promises herein, contained and other good and val!able consideration, it is agreed# *. Term. A. Landlord hereby leases the Leased $remises to Tenant, and Tenant hereby leases the same from Landlord, for an "+nitial Term" beginning _______________________ [Start Date] and ending _______________________ [End Date]. Landlord shall !se its best efforts to give Tenant possession as nearly as possible at the beginning of the Lease term. +f Landlord is !nable to timely provide the Leased $remises, rent shall abate for the period of delay. Tenant shall ma e no other claim against Landlord for any s!ch delay. ". Tenant may renew the Lease for one e,tended term of _______________________ [ ene!al Term]. Tenant shall e,ercise s!ch renewal option, if at all, by giving written notice to Landlord not less than ninety (-.) days prior to the e,piration of the +nitial Term. The renewal term shall be at the rental set forth below and otherwise !pon the same covenants, conditions and provisions as provided in this Lease. /. ental. A. Tenant shall pay to Landlord d!ring the +nitial Term rental of _______________________ [Annual ent] per year, payable in installments of _______________________ ["onthl# ental Amount] per month. &ach installment payment shall be d!e in advance on the first day of each calendar month d!ring the lease term to Landlord at _____________________________________________________________________ [Landlord$s Designated %a#ment Address] or at s!ch other place designated by written notice from Landlord or Tenant. The rental payment amo!nt for any partial calendar months incl!ded in the lease term shall be prorated on a daily basis. Tenant shall also pay to Landlord a "0ec!rity 1eposit" in the amo!nt of _______________________ [Securit# Deposit]. ". The rental for any renewal lease term, if created as permitted !nder this Lease, shall be _______________________ [Annual ent in ene!al Term] per year payable in installments of _______________________ ["onthl# ental Amount] per month.

2. &se 3otwithstanding the forgoing, Tenant shall not !se the Leased $remises for the p!rposes of storing, man!fact!ring or selling any e,plosives, flammables or other inherently dangero!s s!bstance, chemical, thing or device. 4. Sublease and Assignment. Tenant shall have the right witho!t Landlord5s consent, to assign this Lease to a corporation with which Tenant may merge or consolidate, to any s!bsidiary of Tenant, to any corporation !nder common control with Tenant, or to a p!rchaser of s!bstantially all of Tenant5s assets. &,cept as set forth above, Tenant shall not s!blease all or any part of the Leased $remises, or assign this Lease in whole or in part witho!t Landlord5s consent, s!ch consent not to be !nreasonably withheld or delayed. 6. epairs. 1!ring the Lease term, Tenant shall ma e, at Tenant5s e,pense, all necessary repairs to the Leased $remises. 'epairs shall incl!de s!ch items as ro!tine repairs of floors, walls, ceilings, and other parts of the Leased $remises damaged or worn thro!gh normal occ!pancy, e,cept for ma7or mechanical systems or the roof, s!b7ect to the obligations of the parties otherwise set forth in this Lease. 8. Alterations and 'mpro(ements. Tenant, at Tenant5s e,pense, shall have the right following Landlord5s consent to remodel, redecorate, and ma e additions, improvements and replacements of and to all or any part of the Leased $remises from time to time as Tenant may deem desirable, provided the same are made in a wor manli e manner and !tili9ing good :!ality materials. Tenant shall have the right to place and install personal property, trade fi,t!res, e:!ipment and other temporary installations in and !pon the Leased $remises, and fasten the same to the premises. All personal property, e:!ipment, machinery, trade fi,t!res and temporary installations, whether ac:!ired by Tenant at the commencement of the Lease term or placed or installed on the Leased $remises by Tenant thereafter, shall remain Tenant5s property free and clear of any claim by Landlord. Tenant shall have the right to remove the same at any time d!ring the term of this Lease provided that all damage to the Leased $remises ca!sed by s!ch removal shall be repaired by Tenant at Tenant5s e,pense. ;. %ropert# Ta)es. Landlord shall pay, prior to delin:!ency, all general real estate ta,es and installments of special assessments coming d!e d!ring the Lease term on the Leased $remises, and all personal property ta,es with respect to Landlord5s personal property, if any, on the Leased $remises. Tenant shall be responsible for paying all personal property ta,es with respect to Tenant5s personal property at the Leased $remises. <. 'nsurance. A. +f the Leased $remises or any other part of the "!ilding is damaged by fire or other cas!alty res!lting from any act or negligence of Tenant or any of Tenant5s agents, employees or invitees, rent shall not be diminished or abated while s!ch damages are !nder repair, and Tenant shall be responsible for the costs of repair not covered by ins!rance. ". Landlord shall maintain fire and e,tended coverage ins!rance on the "!ilding and the Leased $remises in s!ch amo!nts as Landlord shall deem appropriate. Tenant shall be responsible, at its e,pense, for fire and e,tended coverage ins!rance on all of its personal property, incl!ding removable trade fi,t!res, located in the Leased $remises.

C. Tenant and Landlord shall, each at its own e,pense, maintain a policy or policies of comprehensive general liability ins!rance with respect to the respective activities of each in the "!ilding with the premi!ms thereon f!lly paid on or before d!e date, iss!ed by and binding !pon some ins!rance company approved by Landlord, s!ch ins!rance to afford minim!m protection of not less than =*,...,... combined single limit coverage of bodily in7!ry, property damage or combination thereof. Landlord shall be listed as an additional ins!red on Tenant5s policy or policies of comprehensive general liability ins!rance, and Tenant shall provide Landlord with c!rrent Certificates of +ns!rance evidencing Tenant5s compliance with this $aragraph. Tenant shall obtain the agreement of Tenant5s ins!rers to notify Landlord that a policy is d!e to e,pire at least (*.) days prior to s!ch e,piration. Landlord shall not be re:!ired to maintain ins!rance against thefts within the Leased $remises or the "!ilding. -. &tilities* Tenant shall pay all charges for water, sewer, gas, electricity, telephone and other services and !tilities !sed by Tenant on the Leased $remises d!ring the term of this Lease !nless otherwise e,pressly agreed in writing by Landlord. +n the event that any !tility or service provided to the Leased $remises is not separately metered, Landlord shall pay the amo!nt d!e and separately invoice Tenant for Tenant5s pro rata share of the charges. Tenant shall pay s!ch amo!nts within fifteen (*6) days of invoice. Tenant ac nowledges that the Leased $remises are designed to provide standard office !se electrical facilities and standard office lighting. Tenant shall not !se any e:!ipment or devices that !tili9es e,cessive electrical energy or which may, in Landlord5s reasonable opinion, overload the wiring or interfere with electrical services to other tenants. *.. Signs. (ollowing Landlord5s consent, Tenant shall have the right to place on the Leased $remises, at locations selected by Tenant, any signs which are permitted by applicable 9oning ordinances and private restrictions. Landlord may ref!se consent to any proposed signage that is in Landlord5s opinion too large, deceptive, !nattractive or otherwise inconsistent with or inappropriate to the Leased $remises or !se of any other tenant. Landlord shall assist and cooperate with Tenant in obtaining any necessary permission from governmental a!thorities or ad7oining owners and occ!pants for Tenant to place or constr!ct the foregoing signs. Tenant shall repair all damage to the Leased $remises res!lting from the removal of signs installed by Tenant. **. Entr#. Landlord shall have the right to enter !pon the Leased $remises at reasonable ho!rs to inspect the same, provided Landlord shall not thereby !nreasonably interfere with Tenant5s b!siness on the Leased $remises. */. %ar+ing. 1!ring the term of this Lease, Tenant shall have the non>e,cl!sive !se in common with Landlord, other tenants of the "!ilding, their g!ests and invitees, of the non>reserved common a!tomobile par ing areas, driveways, and footways, s!b7ect to r!les and reg!lations for the !se thereof as prescribed from time to time by Landlord. Landlord reserves the right to designate par ing areas within the "!ilding or in reasonable pro,imity thereto, for Tenant and Tenant5s agents and employees. Tenant shall provide Landlord with a list of all license n!mbers for the cars owned by Tenant, its agents and employees. 0eparated str!ct!red par ing, if any, located abo!t the "!ilding is reserved for tenants of the "!ilding who rent s!ch par ing s paces. Tenant hereby leases from Landlord _______________________ [Number of %ar+ing Spaces] spaces in s!ch str!ct!ral par ing area, s!ch spaces to be on a first come>first served basis. +n consideration of the leasing to Tenant of s!ch spaces, Tenant shall pay a monthly rental of _______________________ [%ar+ing Space ental] per space thro!gho!t the term of the Lease. 0!ch rental shall be d!e and payable each month witho!t demand at the time herein set for the payment of other monthly rentals, in addition to s!ch other rentals.

*2. Building ules* Tenant will comply with the r!les of the "!ilding adopted and altered by Landlord from time to time and will ca!se all of its agents, employees, invitees and visitors to do so? all changes to s!ch r!les will be sent by Landlord to Tenant in writing. The initial r!les for the "!ilding are attached hereto as &,hibit "A" and incorporated herein for all p!rposes. *4. Damage and Destruction. 0!b7ect to 0ection < A. above, if the Leased $remises or any part thereof or any app!rtenance thereto is so damaged by fire, cas!alty or str!ct!ral defects that the same cannot be !sed for Tenant5s p!rposes, then Tenant shall have the right within ninety (-.) days following damage to elect by notice to Landlord to terminate this Lease as of the date of s!ch damage. +n the event of minor damage to any part of the Leased $remises, and if s!ch damage does not render the Leased $remises !n!sable for Tenant5s p!rposes, Landlord shall promptly repair s!ch damage at the cost of the Landlord. +n ma ing the repairs called for in this paragraph, Landlord shall not be liable for any delays res!lting from stri es, governmental restrictions , inability to obtain necessary materials or labor or other matters which are beyond the reasonable control of Landlord. Tenant shall be relieved from paying rent and other charges d!ring any portion of the Lease term that the Leased $remises are inoperable or !nfit for occ!pancy, or !se, in whole or in part, for Tenant5s p!rposes. 'entals and other charges paid in advance for any s!ch periods shall be credited on the ne,t ens!ing payments, if any, b!t if no f!rther payments are to be made, any s!ch advance payments shall be ref!nded to Tenant. The provisions of this paragraph e,tend not only to the matters aforesaid, b!t also to any occ!rrence which is beyond Tenant5s reasonable control and which renders the Leased $remises, or any app!rtenance thereto, inoperable or !nfit for occ!pancy or !se, in whole or in part, for Tenant5s p!rposes. *6. Default. +f defa!lt shall at any time be made by Tenant in the payment of rent when d!e to Landlord as herein provided, and if said defa!lt shall contin!e for fifteen (*6) days after written notice thereof shall have been given to Tenant by Landlord, or if defa!lt shall be made in any of the other covenants or conditions to be ept, observed and performed by Tenant, and s!ch defa!lt shall contin!e for thirty (2.) days after notice thereof in writing to Tenant by Landlord witho!t correction thereof then having been commenced and thereafter diligently prosec!ted, Landlord may declare the term of this Lease ended and terminated by giving Tenant written notice of s!ch intention, and if possession of the Leased $remises is not s!rrendered, Landlord may reenter said premises. Landlord shall have, in addition to the remedy above provided, any other right or remedy available to Landlord on acco!nt of any Tenant defa!lt, either in law or e:!ity. Landlord shall !se reasonable efforts to mitigate its damages. *8. ,uiet %ossession. Landlord covenants and warrants that !pon performance by Tenant of its obligations here!nder, Landlord will eep and maintain Tenant in e,cl!sive, :!iet, peaceable and !ndist!rbed and !ninterr!pted possession of the Leased $remises d!ring the term of this Lease. *;. Condemnation.
+f any legally, constit!ted a!thority condemns the "!ilding or s!ch part thereof which shall ma e the Leased $remises !ns!itable for leasing, this Lease shall cease when the p!blic a!thority ta es possession, and Landlord and Tenant shall acco!nt for rental as of that date. 0!ch termination shall be witho!t pre7!dice to the rights of either party to recover compensation from the condemning a!thority for any loss or damage ca!sed by the condemnation. 3either party shall have any rights in or to any award made to the other by the condemning a!thority.

*<. Subordination*
Tenant accepts this Lease s!b7ect and s!bordinate to any mortgage, deed of tr!st or other lien presently e,isting or hereafter arising !pon the Leased $remises, or !pon the "!ilding and to any renewals, refinancing and e,tensions thereof, b!t Tenant agrees that any s!ch mortgagee shall have the right at any

time to s!bordinate s!ch mortgage, deed of tr!st or other lien to this Lease on s!ch terms and s!b7ect to s!ch conditions as s!ch mortgagee may deem appropriate in its discretion. Landlord is hereby irrevocably vested with f!ll power and a!thority to s!bordinate this Lease to any mortgage, deed of tr!st or other lien now e,isting or hereafter placed !pon the Leased $remises of the "!ilding, and Tenant agrees !pon demand to e,ec!te s!ch f!rther instr!ments s!bordinating this Lease or attorning to the holder of any s!ch liens as Landlord may re:!est. +n the event that Tenant sho!ld fail to e,ec!te any instr!ment of s!bordination herein re:!ire d to be e,ec!ted by Tenant promptly as re:!ested, Tenant hereby irrevocably constit!tes Landlord as its attorney>in>fact to e,ec!te s!ch instr!ment in Tenant5s name, place and stead, it being agreed that s!ch power is one co!pled with an interest. Tenant agrees that it will from time to time !pon re:!est by Landlord e,ec!te and deliver to s!ch persons as Landlord shall re:!est a statement in recordable form certifying that this Lease is !nmodified and in f!ll force and effect (or if there have been modifications, that the same is in f!ll force and effect as so modified), stating the dates to which rent and other charges payable !nder this Lease have been paid, stating that Landlord is not in defa!lt here!nder (or if Tenant alleges a defa!lt stating the nat!re of s!ch alleged defa!lt) and f!rther stating s!ch other matters as Landlord shall reasonably re:!ire.

*-. Securit# Deposit.

The 0ec!rity 1eposit shall be held by Landlord witho!t liability for interest and as sec!rity for the performance by Tenant of Tenant5s covenants and obligations !nder this Lease, it being e,pressly !nderstood that the 0ec!rity 1eposit shall not be considered an advance payment of rental or a meas!re of Landlord5s damages in case of defa!lt by Tenant. @nless otherwise provided by mandatory non>waivable law or reg!lation, Landlord may commingle the 0ec!rity 1eposit with Landlord5 s other f!nds. Landlord may, from time to time, witho!t pre7!dice to any other remedy, !se the 0ec!rity 1eposit to the e,tent necessary to ma e good any arrearages of rent or to satisfy any other covenant or obligation of Tenant here!nder. (ollowing any s!ch application of the 0ec!rity 1eposit, Tenant shall pay to Landlord on demand the amo!nt so applied in order to restore the 0ec!rity 1eposit to its original amo!nt. +f Tenant is not in defa!lt at the termination of this Lease, the balance of the 0ec!rity 1eposit remaining after any s!ch application shall be ret!rned by Landlord to Tenant. +f Landlord transfers its interest in the $remises d!ring the term of this Lease, Landlord may assign the 0ec!rity 1eposit to the transferee and thereafter shall have no f!rther liability for the ret!rn of s!ch 0ec!rity 1eposit.

/.. Notice. Any notice re:!ired or permitted !nder this Lease shall be deemed s!fficiently given or served if sent by @nited 0tates certified mail, ret!rn receipt re:!ested, addressed as follows#

+f to Landlord to# ______________________________________________ [Landlord] ______________________________________________ [Landlord$s Address]

+f to Tenant to# ______________________________________________ [Tenant] ______________________________________________ [Tenant$s Address]

Landlord and Tenant shall each have the right from time to time to change the place notice is to be given !nder this paragraph by written notice thereof to the other party.

/*. Bro+ers. Tenant represents that Tenant was not shown the $remises by any real estate bro er or agent and that Tenant has not otherwise engaged in, any activity which co!ld form the basis for a claim for real estate commission, bro erage fee, finder5s fee or other similar charge, in connection with this Lease. //. -ai(er.
3o waiver of any defa!lt of Landlord or Tenant here!nder shall be implied from any omission to ta e any action on acco!nt of s!ch defa!lt if s!ch defa!lt persists or is repeated, and no e,press waiver shall affect any defa!lt other than the defa!lt specified in the e,press waiver and that only for the time and to the e,tent therein stated. )ne or more waivers by Landlord or Tenant shall not be constr!ed as a waiver of a s!bse:!ent breach of the same covenant, term or condition.

/2. "emorandum of Lease. The parties hereto contemplate that this Lease sho!ld not and shall not be filed for record, b!t in lie! thereof, at the re:!est of either party, Landlord and Tenant shall e,ec!te a Aemorand!m of Lease to be recorded for the p!rpose of giving record notice of the appropriate provisions of this Lease. /4. .eadings.
The headings !sed in this Lease are for convenience of the parties only and shall not be considered in interpreting the meaning of any provision of this Lease.

/6. Successors.
The provisions of this Lease shall e,tend to and be binding !pon Landlord and Tenant and their respective legal representatives, s!ccessors and assigns.

/8. Consent.
Landlord shall not !nreasonably withhold or delay its consent with respect to any matter for which Landlord5s consent is re:!ired or desirable !nder this Lease.

/;. %erformance.
+f there is a defa!lt with respect to any of Landlord5s covenants, warranties or representations !nder this Lease, and if the defa!lt contin!es more than fifteen (*6) days after notice in writing from Tenant to Landlord specifying the defa!lt, Tenant may, at its option and witho!t affecting any other remedy here!nder, c!re s!ch defa!lt and ded!ct the cost thereof from the ne,t accr!ing installment or installments of rent payable here!nder !ntil Tenant shall have been f!lly reimb!rsed for s!ch e,pendit!res, together with interest thereon at a rate e:!al to the lessor of twelve percent (*/B) per ann!m or the then highest lawf!l rate. +f this Lease terminates prior to Tenant5s receiving f!ll reimb!rsement, Landlord shall pay the !nreimb!rsed balance pl!s accr!ed interest to Tenant on demand.

/<. Compliance !ith La!. Tenant shall comply with all laws, orders, ordinances and other p!blic re:!irements now or hereafter pertaining to Tenant5s !se of the Leased $remises. Landlord shall comply with all laws, orders, ordinances and other p!blic re:!irements now or hereafter affecting the Leased $remises. /-. /inal Agreement. This Agreement terminates and s!persedes all prior !nderstandings or agreements on the s!b7ect matter hereof. This Agreement may be modified only by a f!rther writing that is d!ly e,ec!ted by both parties.

2.. 0o(erning La!. This Agreement shall be governed, constr!ed and interpreted by, thro!gh and !nder the Laws of the 0tate of 3ew Cersey. +3 D+T3&00 D%&'&)(, the parties have e,ec!ted this Lease as of the day and year first above written. ______________________________________________ [Landlord] Signature Bloc+

______________________________________________ [Tenant] Signature Block