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COMMERCIAL LEASE
4
(GENERAL. FORM)
1. PARTIES.
0
Lease ease is made and entered into this 21st day of October ob er 2 0 0$
y by and between
Dull Lumber Company, A California Corporation
(hereinafter referred to as "Landlord") and
A Municipal na 1 t'nrporat"
� i
2. PREMISES.
(hereinafter referred to as"Tenant").
Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, on the,terms and conditions hereinafter set' forth that certain
real property and the building and other improvements located thereon situated in the City of Redlands
County of flan Ra rna rrli n,� _ State of_r_, commonly known as'
-- 174 w Gt Redlands Blvd
and'described as the second floor o`fTr&&'oTF'ea located at the east end of the
E {HERE INSERT LEGAL DESCRIPTION
Landlord's building commonly known as 1740 W. Redlands Bivd. together
wi f-h aharp-d 1153A of pa rk J ng aS se fnrth i n 12ar_agraf2h 37
(said real property 1s hereinafter called the "Premises").
3. TERM.
The term of"this lease shall be for S1X months commencing on Novemb Y 1 , �Og
IMOP7THSfYEAA51
and ending on April 30, 2009 t
-- —
4. RENT.:r unless sooner terminated-as hereinafter provided.
,
Tenant shall pay Landlord as rent for the Premises the following sums per month, in advance on the"first aely of each month during the term of
this Lease:
During the fmA_t4Fe"A yogi: of i#a term of this Lease ,the sum ofonP thotlSanci f i ve hltndrerl
{$—.1 , 500 }dollars per month.
FA Q4 this
(E.G. TH (E.G.1 TH)
{�. } delleFe-per-�.
Ae
(-5 1 TH)" �(E.G. TH • .w
Tenant shall pay to Landlord upon the execution of this Lease the sum of
an _ t011sancl f iyr3 hundred
{ t S fl tl (} ) dollars as rent for_Hove ttLQ08
Rent for any period during the term of this Lease which is for less than one (1) month, shall be a pro rata portion of the monthly installment.
Rent shall be payable without notice or demand and without any deduction, off-set, or abatement in lawful money of the United States to the
Landlord at the address stated herein for notices or to such other persons or such other places as the Landlord may designate to Tenant in
writing,
5. SECURITY DEPOSIT.
Tenant shall deposit with Landlord upon the execution of this Lease the sum of �
(g 1 r 5 0 0. 0 0 )dollars as a security deposit for the Tenant's faithful performance of the provisions of this Lease. If Tenant falls
to pay rent or other charges due hereunder,or otherwise defaults with respect to any provision of this Lease,Landlord may use the security deposit,
or any portion of it,to cure the default or compensate Landlord for all damages sustained by Landlord resulting from Tenant's default. Tenant shah
immediately on demand pay to Landlord the sum equal to that portion of the security deposit expended or applied by Landlord which was provided
for in this paragraph so as to maintain the security deposit in the sum initially deposited with Lai dlord�`t:a'f'ldlord shall not be required to keep the
security deposit separate from its general account nor shall Landlord be required to pay Tenant any interest on the security deposit. If.Tenant
performs all of Tenant's obligations under this Lease, the security deposit or that portion thereof which has not previously been applied by the
Landlord, shall be returned to Tenant within fourteen (14) days after the expiration of the term of this Lease,,or after Tenant has vacated the
Premises, whichever is later.
WOLCOTTS FORM 973-Rev.4-94a (price class 2A) Before you use this farm, fill in all blanks, and make whatever changes are appropriate and
COMMERCIAL LEASE(General Form) necessaryto your particular transaction. Consult a lawyer if you doubt the form's witness for your
1954 WOLCOTTS FORMS, INC. purpose and use. Wcicotts makes no representation or warranty,express or implied,with respect
to the merchantability or fitness of this form for an intended use or p #r pie _u
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6. USE.
Tenant shall use the Premises only for
offices for the Redlands Qlice jDppY m nd
affiliated staff
and for no other purpose withoutthe Landlord's prior written consent.
Tenant shall not do,bring or keep anything in or about the Premises that will cause a cancellation of any insurance covering the Premises or the
building in which the Premises are located. If the rate of any insurance carried by the Landlord is increased as a result of Tenant's use,Tenant shall
pay to Landlord within ten (10) days after written demand from Landlord, the amount of any such increase. Tenant shall comply with all laws
concerning the Premises or Tenant's use of the Premises, including without limitation,the obligation at Tenant's cost to alter,maintain, or restore
the Premises in compliance and conformity with all laws relating to the condition,use,or occupancy of the Premises by Tenant during the term of
this Lease. Tenant shall not use or permit the use of the Premises in any manner that will tend to create waste or a nuisance or, if there shall be
more than one tenant of the building containing the Premises,which shall unreasonably disturb any other tenant.
Tenant hereby accepts the Premises in their condition existing as of the date that Tenant possesses the Premises,subject to all applicable zoning,
municipal, county and state laws, ordinances, regulations governing or regulating the use of the Premises and accepts this Lease subject thereto
and to all matters disclosed thereby'. Tenant hereby acknowledges that neither the Landlord nor the Landlord's agent has made any representation
or warranty to Tenant as to the suitability of the Premises for the conduct of Tenant's business.
7. TAXES.
(a) Real Property Taxes.
Landlord shall pay all real property taxes and general assessments levied and assessed against th
term of this Lease. e Premises during the
If it shall be Tenant's obligation to pay such real property taxes and assessments hereunder, Landlord shall use its best efforts to cause the
Premises to be separately assessed from other real property owned by the Landlord. If Landlord is unable to obtain such a separate assessment,
the assessor's evaluation based on the building and other improvements that are a part of the Premises shall be used to determine the real property
taxes. If this evaluation is not available, the parties shall equitably allocate the property taxes between the building and other improvements that
are a part of the Premises and all buildings and other improvements included in the tax bill, In making the allocation,the parties shall reasonably
evaluate the factors to determine the amount of the real property taxes so that the allocation of the building and other improvements that are a part
of the Premises will not be less than the ratio of the total number of square feet of the building and other improvements that are a part of the
Premises bears to the total number of square feet in all buildings and other improvements included in the tax bill.
Real property taxes attributable to land in the Premises shall be determined by the ratio that the total number of square feet in the Premises bears
to the total number of square feet of land included in the tax bill.
(b) Personal Property Taxes.
Tenant shall pay prior to the delinquency all taxes assessed against and levied upon the trade fixtures,furnishings,equipment and other personal
property of Tenant contained in the Premises. Tenant shall endeavor to cause such trade fixtures,furnishings and equipment and all other personal
property to be assessed and billed separately from the property of the Landlord. If any of Tenant's said personal property shall be assessed with
Landlo d's property,Tenant shall pay to Landlord the taxes attributable to Tenant within ten(10)days after the receipt of a written statement from
Landlo,d setting forth the taxes applicable to Tenant's property.
8. UTILITIES.
Tenant shall make all arrangements and pay for all water, gas, heat, light, power, telephone and other utility services supplied to the Premises
together with any taxes thereon and for all connection charges. If any such services are not separately metered to Tenant,the Tenant shall pay
a reasonable proportion,to be determined by Landlord, of all charges jointly metered with other premises. "
9. MAINTENANCE AND REPAIRS.
(a) Landlord's Obligations.
Except as provided in Article 12, and except for damage caused by any negligent or intentional act or omission of Tenant, Tenant's agents,
employees, or invitees, Landlord at its sole cost and expense shall keep in good condition and repair the foundations, exterior walls, and exterior
roof of the Premises. Landlord shall also maintain the unexposed electrical, plumbing and sewage systems including, without limitation, those
portions of the systems lying outside the Premises;window frames,gutters and down spouts on the building, all sidewalks,landscaping and other
improvements that are a part of the Premises or df which the Premises are a part. The Landlord shall also maintain the heating,ventilating and air-
conditioning systems servicing the Premises. Landlord shall resurface and restripe the parking area on or adjacent to the Premises when necessary.
Landlord shall have thirty(30)days after notice from Tenant to commence to perform its obligations under this Article 9,except that Landlord shall
perform its obligations immediately if the nature of the problem presents a hazard or emergency situation. If the Landlord does not perform its
obligat.ons within the time limit set forth in this paragraph, Tenant can perform said obligations and shall have the right to be reimbursed for the
amount that Tenant actually expends in the performance of Landlord's obligations. If Landlord does not reimburse Tenant within thirty (30) days
after demand from Tenant, Tenant's sold remedy shall be to institute suit against the Landlord,and Tenant shall not have the right to withhold from
future rent the sums Tenant has expended.
(b) Tenant's Obligations.
Subject to the provisions of Sub-paragraph(a)above and Article 12,Tenant at•Tenant's sole cost and expense shall keep in good order, condition
and repair the Premises and every part thereof including,without limitation,all Tenant's personal property, fixtures, signs,store fronts,plate glass,
show windows, doors, interior walls, interior ceiling, and lighting facilities.
If Tenant fails to perform Tenant's obligation as stated herein,Landlord may at its option(but shall not be required to),enter the Premises,after
ten(10) days prior written notice to Tenant, put the same in good order, condition and repair, and the costs thereof together with interest thereon
at the rate of ten (10%) percent per annum shall become due and payable as additional rental to Landlord together with Tenant's next rental
installment.
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10. ALTERATIONS AND ADDITIONS.
(a) Tenant shall not, without the Landlord's prior written consent, make any alterations, improvements or additions in or about the Premises
except for non-structural work which does not exceed $1,000.00 in cost. As a condition to giving any such consent,the Landlord may require the
Tenant to remove any such alterations,improvements,or additions at the expiration of the term,and to restore the Premises to their prior condition
by giving Tenant thirty(30)days written notice prior to the expiration of the term that Landlord requires Tenant to remove any such alterations
improvements, or additions that Tenant has made to the Premises. If Landlord so elects, Tenant at its sole cost shall restore the Premises to the
condition designated by Landlord in its election before the last day of the term of the Lease.
Before commencing any work relating to the alterations,additions,or improvements affecting the Premises,Tenant shall notify Landlord in writing
0 of the expected date of the commencement of such work so that Landlord can post and record the appropriate notices of non-responsibility to protect
Landlord from any mechanic's liens,materialman liens,or any other liens. In any event,Tenant shall pay,when due,all claims for labor and materials
furnished to or for Tenant at or for use in the Premises. Tenant shall not permit any mechanic's liens or materialman's liens to be levied against the
Premises for any labor or material furnished to Tenant or claimed to have been furnished to Tenant or Tenant's agents or contractors in connection
with work of any character performed or claimed to have been performed on the Premises by or at the direction of Tenant. Tenant shall have the
right to assess the validity of any such lien if, immediately on demand by Landlord, Tenant procures and records a lien release bond mdeting the
requirements of California Civil Code Section 3143 and shall provide for the payment of any sum that the claimant may recover on the claim(together
with the costs of suit, if it is recovered in the action),
,Unless the Landlord requires their removal as set forth above, all alterations,improvements or additions which are made on the Premises by the
Ter%ant shall become the property of the Landlord and remain upon and be surrendered with the Premises at the expiration of the term.
Notwithstanding the provisions of this paragraph,Tenant's trade fixtures,furniture,equipment and other machinery,other than that which is affixed
to the Premises so that it cannot be removed without material or structural damage to the Premises,-shall remain the property of the Tenant and
removed by Tenant at the expiration of the term of this Lease.
11. INSURANCE; INDEMNITY.
(a) Fire Insurance.,
Landlord at its cost shall maintain during the term of this Lease on the Premises a policy or policies of standard fire and extended
coverage insurance to the extent of at least ninety (90%) percent of full replacement value thereof. Said insurance policies shall be issued in the
names of Landlord and Tenant, as their interests may appear.
Tenant at it wing the term of this Leasall it
cost shall aintaiee as personal property, Tenant's provements, and:ltei n or about
the Premise
y of standar
ratpoll: rnfire and extended coverage i ranee,with vandalism and maliciou mischief endorsements,to ?extent of their
full repla ant value. The oceeds from any such policy all be used by Tenant for the repla ment of personal property the restoration of
Tenan ' improvements or aerations.
Liability Insuran
Tenant at its sot cost and expense shall maint n during the term of this Lease p is liability and property dam a insurance with a single
a shall
ma'n
combined liability mit of five hundred th.usan $500,000.00) dollars, and pro damage limits of not les that one hundred thousand
(5100,000.00) o lars,insuring against all lia i ty of Tenant and its authorized re esentatives arising not
t of andconnection with Tenant's u
f the Premises. Both public ability insurance and property dam a insurance shall insure per
or occupant o cc.
itm:n� a perfo once by Tenant of the or n'
provisions Sub-paragraph(d)below,b the limits of such insurance shall however, limit the liability ., enant hereunder. Both and
Tenant all be named as additional in reds,and the policies shall contai cross-liability endorsements. If .ena'nt shall fail to procure - maintain I
such* surance the Landlord may, b t shall.not be required to,procure nd maintain same-at the expen of Tenant and the cost t reof,together
wi interest thereon at the rate f ten (10%) percent per annum hall become due and payable a additional rental to Lan rd together with
nant's next rental instalime
(c) MIver of Subrogation.
Tenant and Landlord each waives any and all rights of recovery against the other,or against the officers,employees,agents,and representatives
of the other,for loss of or damage to such waiving party or its property or the property of others under its control, where such loss or damage.is
insured against under any insurance policy in force at the time of such loss or damage. Each party shall cause each insurance policy obtained by
it hereunder to provide that the insurance company waives all right of recovery by way of subrogation against either party in connection with any
damage covered by any such policy,
(d) Hold Harmless.
Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising from Tenant's use or occupancy of the Premises
or from the conduct of its business of from any activity, work, or things which may be permitted or suffered by Tenant in or about the Premises
including all damage, costs, attorney's fees,expenses and liabilities incurred in the defense of any claim or action or proceeding arising therefrom.
Except for Landlord's willful or grossly negligent conduct,Tenant hereby assumes all risk of damage to property or injury to person in or about the
Premises from any cause, and Tenant hereby waives all claims in respect thereof against Landlord.
(a) Exemption of Landlord from Liability,
Except for Landlord's willful or grossly negligent conduct,Tenant hereby agrees that Landlord shall not be liable for any injury to Tenant's business
or loss of income therefrom or for damage to the goods,wares, merchandise,or other property of Tenant,Tenant's employees,invitees,customers
or any other person in or about the Premises;nor shall Landlord be liable for injury to the person of Tenant. Tenant's employees,agents,contractors,
or invitees, whether such damage or injury is caused by or results from fire,steam, electricity, gas, water or rain, or from the breakage, leakage,
obstruction or other defects of pipes,sprinklers,wires,appliances,plumbing,air-conditioning,or fighting fixtures, or from any other cause,whether
such damage results from conditions arising upon the Premises or upon other portions of the building in which the Premises are a part,or from any
other sources or places. Landlord shall not be liable to Tenant for any damages arising from any act or neglect of any other tenant, if any, of the
building in which the Premises are located.
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12. DAMAGE OR DESTRUCTION.
(a) Damage -Insured.
If,during the term of this Lease,the Premises and/or the building and other improvements in which the Premises are located are totally or partially
destroyed rendering the Premises totally or partially inaccessible or unusable, and such damage or destruction was caused by a casualty covered
under an insurance policy required to be maintained hereunder, Landlord shall restore the Premises and/or the building and other improvements in
which the Premises are located into substantially the same condition as they were in immediately before such damage or destruction,provided that
the restoration can be made under the existing laws and can be completed within one hundred twenty (120) working days after the date of such
destruction or damage. Such destruction or damage shall not terminate this Lease.
if the restoration cannot be made in said 120 day period,then within fifteen (15) days after the parties hereto determine that the restoration
cannot be made in the time stated in this paragraph, Tenant may terminate this Lease immediately by giving notice to Landlord and the Lease will
be deemed cancelled as of the date of such damage or destruction. If Tenant fails to terminate this Lease and the restoration is permitted under
the existing laws, Landlord, at its option, may terminate this Lease or restore the Premises and/or any other improvements in which the Premises
are located within a reasonable time and this Lease shall continue in full force and effect. if the existing laws do not permit the restoration, either
party can terminate this Lease immediately by giving notice to the other party.
Notwithstanding the above,if the Tenant is the insuring party and if the insurance proceeds received by Landlord are not sufficient to effect such
repair, Landlord shall give notice to Tenant of the amount required in addition to the insurance proceeds to effect such repair. Tenant may, at
Tenant's option,contribute the required amount,but upon failure to do so within thirty(30)days following such notice,Landlord's sole remedy shall
be,at Landlord's option and with no liability to Tenant,to cancel and terminate this Lease. if Tenant shall contribute such amount to Landlord within
said thirty (30) day period, Landlord shall make such repairs as soon as reasonably possible and this Lease shall continue in full force and effect.
Tenant shall in no event have any right to reimbursement for any amount so contributed .
(b) Damage- Uninsured.
In the event that the Premises are damaged or destroyed by a casualty which is not covered by the fire and extended coverage insurance which
is required to be carried by the party designated in Article 11(a) above, then Landlord shall restore the same; provided that if the damage or
destruction is to an extent greater than ten(10%) percent of the then replacement cost of the improvements on the Premises(exclusive of Tenant's
trade fixtures and equipment and exclusive of foundations and footings),then Landlord may elect not to restore and to terminate this Lease. Landlord
must give to Tenant written notice of its intention not to restore within thirty(30)days from the date of such damage or destruction and,if not given,
Landlord shall be deemed to have elected to restore and in such event shall repair any damage as soon as reasonably possible. In the event that
Landlord elects to give such notice of Landlord's intention to cancel and terminate this Lease,Tenant shall have the right,within ten(10)days after
receipt of such notice,to give written notice to Landlord of Tenant's intention to repair such damage at Tenant's expense, without reimbursement
from Landlord,in which event the Lease shall continue in full force and effect and Tenant shall proceed to make such repairs as soon as reasonably
possible. If the Tenant does not give such notice within such 10 day period,this Lease shall be cancelled and be deemed terminated as of the date
of the occurrence of such damage or destruction.
(c) Damage Near the End of the Term.
if the Premises are totally or partially destroyed or damaged during the last twelve (12) months of the term of this Lease, Landlord may, at
Landlord's option, cancel and terminate this Lease as of the date of the cause of such damage_b
election to do so within 30 days after the date of the occurrence oy giving written notice to Tenant of Landlord's
f such damage; provided, however, that, if the damage or destruction occurs
within the last 12 months of the term and if within fifteen(15) days after the date of such damage or destruction Tenant exercises any option to
extend the term provided herein, Landlord shall restore the Premises if obligated to do so as provided in subparagraph (a) or (b) above.
(d) Abatement of Rent.
It the Premises are partially or totally destroyed or damaged and Landlord or Tenant repairs or restores them pursuant to the provisions of this
Article 12,the rent payable hereunder for the period during which such damage, repair or restoration continues shall be abated in proportion to the
degree to which Tenant's reasonable use of the Premises is impaired. Except for the abatement of rent, if any, Tenant shall have no claim against
Landlord for any damages suffered by reason of any such damage, destruction, repair or restoration.
(e) Trade Fixtures and Equipment.
If Landlord is required or elects to restore the Premises as provided in this Article, Landlord shall not be required to restore Tenant's
improvements, trade fixtures, equipment or alterations made by Tenant, such excluded items being the sole responsibility of the Tenant to restore
hereunder.
(f) Total Destruction-Multitenant Building.
If the Premises are a part of a multitenant building and there is destruction to the Premises and/or the building of which the Premises are a part
that exceeds Fifty (50%) percent of the then replacement value of the Premises and/or the building in which the Premises are a part from any cause
whether or not covered by the insurance described in Article 11 above, Landlord may, at its option, elect to terminate this Lease(whether or not
the Premises are destroyed) so long as Landlord terminates the leases of all other tenants in the building of which the Premises are a part,effective
as of the date of such damage or destruction.
13. CONDEMNATION.
If the Premises or any portion thereof are taken by the power of eminent domain, or sold by Landlord under the threat of exercise of said power
(all of which is herein referred to as "condemnation"), this Lease shall terminate as to the part so taken as of the date the condemning authority
takes title or possession,whichever occurs first, if more than twenty(20%)percent of the floor area of any buildings on the Premises,or more than
twenty (20%) percent of the land area of the Premises not covered with buildings, is taken by condemnation, either Landlord or Tenant may
terminate this Lease as of the date the condemning authority takes possession by notice in writing of such election within twenty (20)days after
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landlord shall have notified Tenant of such taking or, in the absence of such notice, then within twenty (20)days after the condemning authority
shall have taken possession.
If,this Lease is not terminated by either Landlord or Tenant as provided hereinabove,then it shall remain in full force and effect as to the portion
of the Premises remaining,provided that the rental shall be reduced in proportion to the floor area of the buildings taken within the Premises as it
bears to the total floor area of all buildings located on the Premises. In the event this Lease is not so terminated,then Landlord agrees at Landlord's
sole cost and expense, to as soon as reasonably possible restore the Premises to a complete unit of like quality and character as existed prior to
the condemnation.
y All awards for the taking of any part of the Premises or any payment made under the threat of the exercise of the power of eminent domain shall
be the property of the Landlord, whether made as compensation for the diminution of the value of the leasehold or for the taking of the fee or as
severance damages; provided, however, that Tenant shall be entitled to any award for loss or damage to Tenant's trade fixtures and removable
personal property.
Each party hereby waives the provisions of Code of Civil Procedure 1265.130 allowing either party to petition the Superior Court to terminate
this Lease in the event of a partial taking of the Premises.
Rent shall be abated or reduced during the period from the date of taking until the completion of restoration by Landlord,but all other obligations
of Tenant under this Lease shall remain in full force and effect. The abatement or reduction of the rent shall be based on the extent to which the
restoration interferes with Tenant's use of the Premises.
1�4. ASSIGNMENT AND SUBLETTING.
Tenant shall not voluntarily or by operation of Jaw assign,transfer,sublet,mortgage,or otherwise transfer or encumber all or any part of Tenant's
interest in this Lease or in the Premises without Landlord's prior written consent which consent shall not be unreasonably withheld. Any attempted
assignment,transfer,mortgage,encumbrance,or subletting without such consent shall be void and shall constitute a breach of this Lease. If Tenant
is a corporation, any dissolution, merger, consolidation or other reorganization of Tenant, or the sale or other transfer of a controlling percentage
of the capital stock of Tenant, or the sale of at least fifty-one (51%) percent of the value of the assets of Tenant, shall be deemed a voluntary
assignment. The phrase"controlling percentage" means the ownership of,and the right to vote,stock possessing at least fifty-one(51%) percent
of the total combined voting power of all classes of Tenant's capital stock issued, outstanding, and entitled to vote for the election of directors.
This paragraph shall not apply to corporations the stock of which is traded through an exchange or over the counter.
Regardless of Landlord's consent,no subletting or assignment shall release Tenant or Tenant's obligation to pay the rent and to perform all other
obligations to be performed by Tenant hereunder for the term of this Lease. The acceptance of rent by Landlord from any other person shall not
be deemed a waiver by Landlord of any provision hereof. Consent to one assignment or subletting shall not be deemed consent to any subsequent
assignment or subletting.
15. DEFAULT.
(a) Events of Default.
The occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Tenant:
(1) Failure to pay rent when due, if the failure continues for five (5) days after written notice has been given to Tenant.
(2) Abandonment and vacation of the Premises (failure to occupy the Premises for fourteen (14) consecutive days shall be deemed an
abandonment and vacation).
(3) Failure to perform any other provision of this Lease if the failure to perform is not cured within thirty(30)days after written notice thereof
has been given to Tenant by Landlord. If the default cannot reasonably be cured within said thirty(30) day period,Tenant shall not be in default
under this Lease if Tenant commences to'cure the default within the thirty (30) day period and diligently prosecutes the same.to completion.
(4) The making by Tenant of any general assignment, or general arrangement for the benefit of creditors; the filing by or against Tenant of
a petition to have Tenant adjudged a bankrupt or a petition for reorganization or arrangement under any law relating to bankruptcy unless the same
is dismissed within sixty (60)days;the appointment of a trustee or receiver to take possession of substantially all of Tenant's assets located at the
Premises or of Tenant's interest in the Lease, where possession is not restored to Tenant within thirty (30) days; or the attachment, execution or
other judicial seizure of substantially all of Tenant's assets located at the Premises or of Tenant's interest in the Lease, where such seizure is not
discharged within thirty (30)days.
Notices given under this paragraph shall specify the alleged default and the applicable lease provisions, and shall demand that Tenant perform
the provisions of this Lease or pay the rent that is in arrears as the case may be, within the applicable period of time. No such notice shall be
deemed a forfeiture or a termination of this Lease unless Landlord so elects in the notice.
(b) Landlord's Remedies,
The Landlord shall have the following remedies if Tenant commits a default under this Lease. These remedies are not exclusive but are cumulative
and_in addition to any remedies now or hereafter allowed by law.
Landlord can continue this Lease in full force and effect, and the Lease will continue in effect so long as Landlord does not terminate Tenant's
right to possession, and the Landlord shall have the right to collect rent when due. During the period that Tenant is in default, Landlord can enter
the Premises and relet them, or any part of them, to third parties for Tenant's account. Tenant shall be liable immediately to the Landlord for all
costs the Landlord incurs in reletting the Premises,including,without limitation,brokers'commissions,expenses of rernodeling the Premises required
by the reletting, and like costs. Reletting can be for a period shorter or longer than the remaining term of this Lease. Tenant shall pay to Landlord
the rent due under this Lease on the dates the rent is due, less the rent Landlord receives from any reletting. No act by Landlord alloyed by this
paragraph shall terminate this Lease unless Landlord notifies Tenant that Landlord elects to terminate this Lease. ,after Tenant's default and for so
long as Landlord has not terminated Tenant's right to possession of the Premises, if Tenant obtains Landlord's consent,Tenant shall have the right
to assume or sublet its interest in the Lease, but Tenant shall not be released from liability. Landlord's consent to the proposed assignment or
subletting shall not be unreasonably withheld,
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If Landlord elects to relet the Premises as provided in this paragraph, any rent that Landlord receives from such reletting shalt apply first to the
payment of any indebtedness from Tenant to Landlord other than the rent due from Tenant to Landlord;secondly,to all costs,including maintenance,
incurred by Landlord in such reletting; and third, to any rent due and unpaid under this Lease. After deducting the payments referred to in this
paragraph, any sum remaining from the rent Landlord receives from such reletting shall be held by Landlord and applied in payment of future rent
as rent becomes due under this Lease. In no event shall tenant be entitled to any excess rent received by Landlord. If,on the date rent is due under
this Lease,the rent received from the reletting is less than the rent due on that date,Tenant shall pay to Landlord, in addition to the remaining rent
due, all costs, including maintenance, that Landlord shall have incurred in reletting that remain after applying the rent received from reletting as
provided in this paragraph.
Landlord can, at its option, terminate Tenant's right to possession of the Premises at any time. No act by Landlord other than giving written
notice to Tenant shall terminate this Lease. Acts of maintenance, efforts to relet the Premises, or the appointment of a receiver on Landlord's
initiative to protect Landlord's interest in this Lease shall not constitute a termination of Tenant's right to possession. In the event of such
termination, Landlord has the right to recover from Tenant:
(1) The worth, at the time of the award, of the unpaid rent that had been earned at the time of the termination of this Lease;
(2) The worth, at the time of the award,of the amount by which the unpaid rent that would have been earned after the date of the termination
of this Lease until the time of the award exceeds the amount of the loss of rent that Tenant proves could have been reasonably avoided;
(3) The worth,at the time of the award,of the amount by which the unpaid rent for the balance of the term after the time of the award exceeds
the amount of the loss of rent that Tenant proves could have been reasonably avoided; and
(4) Any other amount, including court costs, necessary to compensate Landlord for all detriment proximately caused by Tenant's default,
"The worth at the time of the award," as used in (1) and (2) of this paragraph is to be computed by allowing interest at the maximum rate an
individual is permitted by law to charge, "The worth at the time of the award," as referred to in (3) of this paragraph is to be computed by
discounting the amount-at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one (1%) percent.
If Tenant is in default under the terms of this Lease, Landlord shall have the additional right to have a receiver appointed to collect rent and
conduct Tenant's business. Neither the filing of a petition for the appointment of a receiver nor the appointment itself shall constitute an election
by Landlord to terminate this Lease,
Landlord at any time after Tenant commits a default, can cure the default at Tenant's cost and expense. If Landlord at any time, by reason of
Tenant's default, pays any sum or does any act that requires the payment of any sum, the sum paid by Landlord shall be due immediately from
Tenant to Landlord at the time the sum is paid, and if paid at a later date shall bear interest at the maximum rate an individual is permitted by law
to charge from the date the sum is paid by Landlord until Landlord is reimbursed by Tenant. The sum, together with interest thereon, shall be
considered additional rent.
16. SIGNS. t-
Tenant shall not have the right to place. construct or maintain any sign, advertisement, awning, banner, or other exterior decorations on the
building or other improvements that are a part of the Premises without Landlord's prior, written consent,which consent shall not be unreasonably
withheld.
17. EARLY POSSESSION.
In the event that the Landlord shall permit Tenant to occupy the Premises prior to the commencement date of the term of this Lease, such
occupancy shall be subject to all the provisions of this Lease. Said early possession shall not advance the termination date of this Lease.
18. SUBORDINATION.
This Lease,at Landlord's option,shall be subordinate to any ground lease,mortgage,deed of trust,or any other hypothecation for security now
or hereafter placed upon the real property of which the Premises are a part and to any and all advances made on the security thereof and to all
renewal,modifications,and extensions thereof. Notwithstanding any such subordination,Tenant's right to quiet possession of the Premises shall
not be disturbed if Tenant is not in default and so long as Tenant shall pay the rent and observe and perform all the other provisions of this Lease,
unless this Lease is otherwise terminated pursuant to its terms. If any mortgagee,trustee, or ground lessor shall elect to have this Lease prior to
the lien of its mortgage or deed of trust or ground lease, and shall give written notice thereof to Tenant, this Lease shat-be deemed prior to such
mortgage,deed of trust or ground lease, whether this Lease is dated prior to or subsequent to the date of such mortgage,deed of trust or ground
lease,or the date of recording thereof. Tenant agrees to execute any documents requiring to effect such subordination or to make this Lease prior
to the lien of any mortgage, deed of trust,or ground lease, as the case may be, and failing to do so within ten (10)days after written demand from
Landlord does hereby make, constitute and irrevocably appoint Landlord as Tenant's attorney in fact and in Tenant's name, place and stead to do
SO.
19. SURRENDER.
On the last day of the term hereof,or on any sooner termination,Tenant shall surrender the Premises to Landlord in good condition,broom clean.
ordinary wear and tear accepted. Tenant shall repair any damage to the Premises occasioned by its use thereof,or by the removal of Tenant's trade
fixtures,furnishings and equipment which repair shall include the patching and filling of holes and repair of structural damage. Tenant shall remove
all of its personal property and fixtures on the Premises prior to the expiration of the term of this Lease and if required by Landlord pursuant to Article
10(a) above, any alterations, improvements or additions made by Tenant to the Premises. If Tenant fails to surrender the Premises to Landlord on
the expiration of the Lease as required by this paragraph, Tenant shall hold Landlord harmless from all damages resulting from Tenant's failure to
vacate the Premises,including,without limitation,claims made by any succeeding tenant resulting from Tenant's failure to surrender the Premises,
20. HOLDING OVER.
If the Tenant,with the Landlord's consent, remains in possession of the Premises after the expiration or terminati%of the term of this Lease,
such possession by Tenant shall be deemed to be a tenancy from month-to-month at a rental in the amount of the last rrJonthly rental plus all other
charges payable hereunder, upon all the provisions of this Lease applicable to month-to-month tenancy.
Page 6 of 8
210. BINDING ON SUCCESSORS AND ASSIGNS.
The terms,conditions and covenants of this Lease shall be binding upon and shall inure to the benefit of each of the parts hereto,their h
personal representatives, successors and assigns. eirs,
22. NOTICES.
Whenever under this Lease a provision is made for any demand, notice or declaration of any kind, it shall be in writing and served either
personally or sent by registered or certified United States mail, postage prepaid, addressed at the addresses set forth below:
TO LANDLORD AT: p.Q" BOX-1289 , Redlands , TENANT AT:
CA. 92373' with Co to 411 Brookside Ave. 35 ads St
Redlands, CA 923'73 RedlandsCA 92373
Such notices shall be deemed to be received within forty-eight (48) hours from the time of mailing, if mailed as provided for in this
paragraph.
23. LANDLORD'S RIGHT TO INSPECTION.
Landlord and Landlord's agent shall have the right to enter the Premises at reasonable times for the purpose of inspecting same, showing
the same to prospective purchasers or lenders, and making such alterations,repairs, improvements or additions to the Premises or to the building
of which the Premises are a part as Landlord may deem necessary or desirable. Landlord may at any time place on or about the Premises any
ordinary "For Sale" signs and Landlord may at any time during the last one hundred twenty(120) days of the term of this Lease place on or
about the Premises any ordinary "For Sale or Lease" signs, all without rebate of rent or liability to Tenant.
24. CHOICE OF LAW.
This Lease shall be governed by the laws of the state where the Premises are located.
25. ATTORNEY'S FEES.
If either Landlord or Tenant becomes a party to any litigation or arbitration concerning this Lease, the Premises, or the building or other
improvements in which the Premises are located, by reason of any act or omission of the other party or its authorized representatives, and not
by reason of any act or omission of the party that becomes a party to that litigation or any act or omission of its authorized representatives,
the party that causes the other party to become involved in the litigation shall be liable to that party for reasonable attorney's fees and court
costs incurred by it in the litigation.
If either party commences an action against the other party arising out of or in connection with this Lease, the prevailing party shall be
entitled to have and recover from the losing party reasonable attorney's fees and costs of suit.
26. LANDLORD'S LIABILITY.
The term"Landlord" as used in this Lease shall mean only the owner or owners at the time in question of the fee title or a Lessee's interest
in a ground lease of the Premises, and in the event of any transfer of such title or interest,Landlord herein named(and in case of any subsequent
transfers to the then successor) shall be relieved from and after the date of such transfer of all liability in respect to Landlord's obligations
thereafter to be performed. The obligations contained in this Lease to be performed by Landlord shall be binding upon the Landlord's successors
and assigns, only during their respective periods of ownership.
27. WAIVERS.
No waiver by Landlord of any provision hereof snail be deemed a waiver of any other provision hereof or of any subsequent breach by
Tenant of the same or any other provision. Landlord's consent to or approval of any act shall not be deemed to render unnecessary the
obtaining of Landlord's consent to or approval of any subsequent act by Tenant. The acceptance of rent hereunder by Landlord shall not be
a waiver of any preceding breach by Tenant of any provision hereof, other than the failure of Tenant to pay the particular rent so accepted,
regardless of Landlord's knowledge of such preceding breach at the time of its acceptance of such rent.
28. INCORPORATION OF PRIOR AGREEMENTS.
This Lease contains all agreements of the parties with respect to any matter mentioned herein. No prior agreement or understanding
pertaining to any such matter shall be effective. This Lease may be modified only in writing, and signed by the parties in interest at the time
of such modification.
28. TIME.
Time is of the essence of this Lease.
30. SEVERABILITY.
The unenforceability, invalidity,or illegality of any provision of this Lease shall not render the other provisions hereof unenforceable, invalid
or illegal.
31. ESTOPPEL CERTIFICATES.
Each party,within ten (10)days after notice from the other party, shall execute and deliver to the other party a certificate stating that this
Lease is unmodified and in full force and effect, or in full force and effect as modified, and stating the modification. The certificate shall also
state the amount of minimum monthly rent,the dates to which rent has been paid in advance, and the amount of any security deposit or prepaid
rent, if any, as well as acknowledging that there are not, to that party's knowledge, any uncured defaults on the part of the other party,
or specifying such defaults, if any, which are claimed. Failure to deliver such a certificate within the ten 0 0) day period shall be conclusive
Page 7 of 8
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upon the party failing to deliver the certificate to the benefit of the party requesting the certificate that this Lease is in full force and effect,that then
are no uncured defaults hereunder, and has not been modified except as may be represented by party arty requesting the certificate.
� 32. COVENANTS AND CONDITIONS.
a
Each provision of this Lease performable by Tenant shall be deemed both a covenant and a condition.
33. SINGULAR AND PLURAL.
When required by the context of this Lease,the singular shall indicate the plural.
34. JOINT AND SEVERAL OBLIGATIONS.
"Party" shall mean Landlord and Tenant; and if more than one person or entity is the Landlord or Tenant,the obligations imposed on that party
shall be joint and several.
35.
additional year periods upon the same terms and conditions herein contained,except for fixed minimum mo als upon
by Tenant to Landlord of written notice of its election to exercise such option(s) at lease ninety90 daexpirationt p or
( !
extended)term hereof. The parte option notice i the
ies hereto shall have thirty(30)days after the Landlord rec . of the original n which to agree on the minimum
monthly rental during the extended term(s). If the parties agree on the mi ' onthly rent for the extended term(s)during the period,they shall
immediately execute an amendment to this Lease statin 'mum monthly rent. In the event that there is more than one option to extend the
term of this Lease,the parties hereto shall a the minimum monthly rent as set forth herein for each extended term of this Lease. if the parties
hereto are unable to agree minimum monthly rent for the extended term(s) within said thirty (30) day period,the option notice shall be of
no effect a ease shall expire at the end of the term. Neither party to this Lease shall have the right to have a court or other third party set
ti
36. ADDENDUM.
Any addendum attached hereto and either signed or initialled by the parties shall be deemed a part hereof and shall supersede any conflicting
terms or provisions contained in this Lease.
37. Parking: During daylight hours tenant and tenants invitees shall avoid
parking in the spaces_in the two marked rows of spaces immediately east of
the building and in the marked .row immediately south of the building.
Tenant recognizes that Landlord has rented the downstairs portion of the
building to an antique mall for sale of antiques at retail. Tenant agrees
to cooperate with the downstairs tenant so as to avoid interference with
the normal conduct of the antique business. Except as herein provided
tenant may use the paved .areas east acid south of the building for parking.
38. Interior Premises: Tenant has inspected the premises and agrees to
accept them in "as is" condition. During the term of the lease tenant shal
provide janitor service as required.
The parties hereto have 'xec this Lease on the date first above written.
LANDLORD:
TENANT:
BY:
By: A t J arriso ayor
Y:
orri Poyz r ity Clerk
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