Standard Lease Agreement

STANDARD LEASE AGREEMENT

The Department of Management Services Standard Lease Agreement form is designed to aid the Lessor and the Lessee in the preparation of a contract document that protects the interest of both parties and can be expeditiously executed and approved.

All leases of real property must be on the Department of Management Services’ Standard Lease Agreement form. Except for Article III, Article IV, and Article VI, no provision of this five page form may be changed, or additional covenants or conditions added thereto, without the prior, written approval of the Department of Management Services. Alterations to the printed content of the Lease Agreement must be initialed by the Lessor and the Lessee, with original initials on all copies, indicating acceptance. Follow the below instructions to complete this form.

(1) LEASE NO.: Enter lease number assigned by DMS on an Electronic Request for Space Need.

(2) DAY: Enter the numerical day lease is signed by lessor and lessee, example: 13th.

(2a.) DATE: Enter month and year lease is signed by lessor and lessee.

(3) LESSOR: Enter exact name(s) of lessor as indicated on disclosure statement:

· If lessor is an individual the full name(s) should be spelled out for legal clarity.

Example: John L. Doe not J. L. Doe.

· If lessor is a partnership, the lease should specify who the lessor is as follows:

Name , Name , and Name , a partnership, d/b/a

J. L. Properties”

· If the Lessor is a Trust, the lease should specify lessor as follows:

XYZ Trust recorded in Official Records, Book 75, page 100, of County, Florida.

· If the Lessor is a Florida corporation, the full name of the corporation followed by

“a Florida Corporation” should be used. Example, Jones Housing, Inc., a Florida corporation.

· If the Lessor is an out-of-state corporation, the full name of the corporation followed by

“a (name of the State of incorporation) corporation”, authorized to do business in the

State of Florida. Example, Smith Housing, Inc., a Texas corporation, authorized to do

business in the State of Florida.

· If the Lessor is represented by an agent, the lease should specify who the lessor is as follows:

XYZ, Inc., A Florida Corporation

(name of owner)

And the lease should be executed by the lessor in the following manner:

Lessor: XYZ, Inc.

By: Johnson Management Services, Inc., Agent

Edwin A. Johnson, President

An agent’s authority to execute must be supported by a Power of Attorney, lawfully executed. To be lawfully executed, the Power of Attorney should include the specific description or the building to be covered by the management contract.

(3a.) F.E.I.D. or S.S. : Identification number either Federal ID or Social Security,

should be the same number as is on the disclosure form.

(4) DEPARTMENT: Enter department or agency name as applicable.

(5) DIVISION: Enter division, region or district as applicable.

(6) BUREAU: Enter bureau if applicable.

(7) PREMISES: Enter the name and location of building.

(8) DESCRIPTION: Provide a specific description of premises to be leased including the complete address, building name, room suite or room numbers, floor number and zip code. If the entire building is being leased, so state. Examples:

Entire building, known as the Knight Building, at 1809 Wright Avenue, Midway, Florida 11122-3344

Suites 107, 109, 115, 116 and 120, Herring Building, at 901 South 3rd Avenue, Tampa, Florida 3442-3433

(9) SQUARE FEET: Total usable area of leased premises measured by using the Department of Management Services’ Standard Method of Space Measurement, rounded to the nearest square foot.

(10) APPROXIMATE PERCENT OF BUILDING LEASED: Square feet leased divided by the net rentable square footage in the building times 100. Example 10,000s.f./40,000s.f. times 100 = 25%

(11) NET BUILDING: Net rentable square footage in the building being leased.

(12) RATE: Enter rate with two decimal places only. Example $11.36. See Rental Rate Addendum

(13) PARKING: Enter number of parking spaces required to be provided.

(14) COMMENCEMENT: Enter the day, month and year the lease commences.

(15) TERMINATION: Enter the day, month and year the lease terminates.

(16) RENTALS: Enter the beginning monthly rate alphabetically followed by numerical. Example: Four thousand two hundred twenty-four and 25/100 ($4,224.25).

If rental amount changes from year to year during the term of the lease, the following should be entered.

For RATE, type “See Addendum “ ( addendum for rent schedule)

For RENTALS, type “See Addendum “(addendum for rent schedule)

(17) RENTAL PAYMENT: Enter the address where payments to the lessor are to be sent. If payments are to be made to someone other than the lessor, indicate full name and address of party to whom payments are to be made. Zip code must be given.

(18) RENEWAL: Enter the number of renewals and years of each. Examples, if you have two three year renewals, enter 2/3 year. If the lease rate changes in the renewal periods you will need to add “See Addendum “(addendum for rent schedule for renewal periods)

(19) RIGHT TO TERMINATE: Enter the County in which premises are located. This condition allows termination only in the event a state-owned facility becomes available.

(20) LESSOR NOTICES: Enter the mailing address to be used for serving notices to the lessor, including zip code.

(21) LESSEE NOTICES: Enter the mailing address to be used for serving notices to the lessee, including zip code.

(22) INVOICES: Enter the mailing address lessee wants invoices to be sent.

(23) ADDITIONAL COVENANTS: Check if a schedule or document separate from the lease agreement and affecting any conditions of the lease is to be a part of the lease agreement. This schedule or document should be attached and signed by the lessor and lessee with original signatures of all copies.

(24) NO ADDITIONAL COVENANTS: Check if lease agreement without attachments constitutes all conditions of the lease.

(25) LESSOR(INDIVIDUAL) AND WITNESS: Two witnesses are required to attest the signature of individual(s). Their names should be typed under signature blank. Example:

Signed, sealed and delivered in the presence of:
______
Witness Signature (25)
______
Print or Type Name of Witness
______
Witness Signature
______
Print or Type Name of Witness
AS TO LESSOR / Lessor, if INDIVIDUAL (s):
______(SEAL)
______
Print or Type Name
(SEAL)
______
Print or Type Name

(26) LESSOR (CORPORATION ETC.) AND WITNESS: Two witnesses are required to attest the signature. Their names should be typed under signature blank. The Corporate, Trust or Partnership name needs to be typed and with the corporation, the corporate seal affixed and attested by the secretary of the corporation. Example:

Signed, sealed and delivered in the presence of:
______
Witness Signature (27)
______
Print or Type Name of Witness
______
Witness Signature
______
Print or Type Name of Witness
AS TO LESSEE / LESSEE:
STATE OF FLORIDA
DEPARTMENT OF
By:______
______
Print or Type Name
______
Print or Type Title

(27) AGENCY SIGNATURES: The witnesses’ signature blanks should be completed the same as above. The “Agency Head” blank can be signed by the person with signature authority and his title should be written out. Example:

(28) RENTAL RATE ADDENDUM: This is an example of a rental rate schedule. For the renewal periods identify as such in the heading.

STATE OF FLORIDA

DEPARTMENT OF MANAGEMENT SERVICES

LEASE AGREEMENT

LEASE NO.: (1)

THIS LEASE AGREEMENT, entered into this (2) day of (2a) , 20 ., between (3) party of the first part, hereinafter called the Lessor whose Federal Identification Number (F.E.I.D. or S.S.) is (3a) , and the

State of Florida Department of (4)

Division of (5)

Bureau of (6)

party of the second part, hereinafter called the Lessee,

W I T N E S S E T H :

That the Lessor, for and in consideration of the covenants and agreements hereinafter mentioned to be kept and performed by the Lessee, has demised and leased to the Lessee, for the term and under the conditions hereinafter set out, those certain premises in the

(7)

(Name of Building) (City) (Zip Code) (County)

Florida, described as follows: (8)

which shall constitute an aggregate area of (9) square feet of net rentable space measured in accordance with the Department of Management Services' Standard Method of Space Measurement, and which comprises approximately (10) % of the (11) net square feet in the building at the rate of $ (12) per square foot per year. The Lessor shall also provide (13) parking spaces for the non-exclusive use of the Lessee as part of this lease agreement.

I TERM

TO HAVE AND TO HOLD the above described premises for a term commencing on the _(14)__day of_____(14)______,20 (14) to and including the_(15)___day of ____(15)______, 20__(15)___.

II RENTALS

The Lessor hereby leases to the Lessee and the Lessee hereby leases from the Lessor the above described premises for the term set out in this lease and the Lessee agrees to pay the Lessor the sum of (16) ($ (16) ) per month for the rental period described in Article I of this lease. The rent for any fractional part of the first month shall be prorated. The rent shall be payable the month following the month of occupancy in accordance with Section 215.422, Florida Statutes. The rentals shall be paid to the Lessor at

(17)

(Address) (City) (Zip Code)

III HEATING, AIR CONDITIONING AND JANITORIAL SERVICES

1.a. The Lessor agrees to furnish to the Lessee heating and air conditioning equipment and maintain same in satisfactory operating condition at all times for the leased premises during the term of the lease at the expense of the Lessor.

b. The Lessor agrees to maintain thermostats in the demised premises to achieve an average zone temperature of 75 degrees Fahrenheit during the heating and cooling seasons and certifies that boilers herein have been calibrated to permit the most efficient operation.

*2. The Lessor agrees to furnish janitorial services and all necessary janitorial supplies including the provision of recycling trash disposal for the leased premises during the term of the lease at the expense of the Lessor.

3. All services required above shall be provided during the Lessee's normal working hours, which are normally from 7:30 a.m. to 5:30 p.m., Monday through Friday excluding state holidays.

IV LIGHT FIXTURES

1.a. The Lessor agrees to install in the demised premises light fixtures for the use of the Lessee.

*b. The Lessor shall be responsible for replacement of all bulbs, lamps, tubes and starters used in such fixtures for the purpose of furnishing light.

2. The Lessor certifies that the lighting levels within the demised premises are maintained at and do not exceed the following levels: 10 foot-candles in halls and corridors; 30 foot-candles in other public areas; a minimum of 50 foot-candles in office, conference rooms, and other levels as set forth in the State Energy Management Plan, Volume II, Section F.

FM 4054 (R 05/04)

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Lease No.______

V MAINTENANCE AND REPAIRS

1. The Lessor shall provide for interior maintenance and repairs in accordance with generally accepted good practices, including repainting, the replacement of worn or damaged floor covering and repairs or replacement of interior equipment as may be necessary due to normal usage. The Lessee shall, during the term of this lease, keep the interior of the demised premises in as good a state of repair as it is at the time of the commencement of this lease, reasonable wear and tear and unavoidable casualties excepted.

2. The Lessor shall maintain and keep in repair the exterior of the demised premises during the term of this lease and shall be responsible for the replacement of all windows broken or damaged in the demised premises, except such breakage or damage caused to the exterior of the demised premises by the Lessee, its officers, agents or employees.

3. The Lessor shall maintain the interior and exterior of the demised premises including grounds and parking area so as to conform to all applicable health and safety laws, ordinances and codes which are presently in effect and which may subsequently be enacted during the term of this lease and any renewal periods.

4. The Lessor agrees to furnish pest control services for the leased premises during the term of the lease at the expense of the Lessor.

*VI UTILITIES

That the Lessor will promptly pay all gas, water, sewer, solid waste, power and electric light rates or charges which may become payable during the term of this lease for the gas, water, sewer and electricity used and disposal of solid waste generated by the Lessee on the premises; and if the lease is for 5,000 square feet or greater, separately metered for all energy and fuels which may be consumed by Lessee, alone, Lessor will provide Lessee, in a form and manner agreed upon, timely and accurate data on Lessee's monthly consumption or use of electricity, natural gas, LP gas and/or fuel oil, as appropriate, pursuant to Section 255.257, Florida Statutes.