LEAP OFFICE SPACE LEASE

This lease agreement (“Lease”) is entered into on this the day of ______, by and between The Legal Aid Society of Orange County, a California 501(c)3 organization, (“LASOC” and “Landlord”) and

______, a resident of California (“Tenant”).

Background

WHEREAS, the mission of LASOC is to provide legal services to low-income individuals and seniors to promote equal access to the justice system through advocacy, legal counseling, innovative self-help services, in-depth legal representation, economic development, and community education;

WHEREAS, LASOC has founded the Lawyer Entrepreneur Assistance Program (“LEAP”), a program designed to facilitate the training of newly admitted attorneys in the practice of law as solo-practitioners in order to increase access to justice for low income individuals that do not qualify for LASOC’s services;

WHEREAS, As a component of LEAP, LASOC has elected to provide a communal workspace for LEAP participants at a low cost;

WHEREAS, Tenant is an attorney who wishes to engage in the practice of law and desires to lease office space in which to build a law practice;

Accordingly, in consideration of the mutual promises set forth in this Agreement the Parties agree as follows:

I.Term

(a)Subject to the terms and conditions set forth in this agreement, LASOC, Landlord hereby leases to Tenant the premises located at 2121 N. Tustin Ave., Santa Ana, CA 92705 (“Leased Premises”).

(b)The term of this Lease shall begin on the commencement date (“Commencement Date”) of ______, and shall continue month to month until terminated by either party. The Commencement Date shall mean the date on which the Tenant shall commence to conduct business on the leased premises (“Leased Premises”), so long as such date is not in excess of thirty (30) days subsequent to execution hereof. The Termination Date shall mean the date on which the Tenant shall vacate the premises.

II.Termination

(a)Either the Tenant or LASOC may terminate this Lease prior to the Termination Date by giving the other party thirty (30) days written notice of termination.

III.Security Deposit.

(a)Prior to occupying the Leased Premises, the Tenant is responsible for depositing $175 as a security (“Security Deposit”) with the Landlord. This Security Deposit is security that Tenant will comply with all the terms of this Lease. This Security Deposit may not be used to pay the last month’s rent without the Landlord’s prior written consent.

(b)If the Tenant defaults on this Lease prior to the official move-out date, the Landlord may be able to keep all or part of this Security Deposit to cover unpaid rent and or/damage to the Leased Premises.

(c)Upon Tenant’s move-out date, the Landlord will inspect and fully document the condition of the Leased Premises.

(d)Within 30 days of the end of this Lease agreement, if the Tenant has supplied the Landlord with a forwarding address and the Tenant has complied with all terms of this Lease and returns the Leased Premises to the Landlord in the same good condition as when Tenant moved into the Leased Premises, the Landlord will return the $175 security deposit but will not be liable for plus any interest earned or the Landlord will provide the Tenant with a written notice including an itemized list as to why the full Security Deposit amount is not being returned and a check for any remaining Security Deposit owed to the Tenant after such deductions have been made. The Landlord may use as much of the Security Deposit as necessary to pay for damages resulting from the Tenant’s move-in, occupancy or move-out and demand that the Tenant replace the amount of the Security Deposit used by the Landlord.

(e)If the Landlord sells the property, the Landlord will forward the deposit to the new owner and then be released of all liability to return the Security Deposit. The new property owner will take over full responsibility for holding and returning the Security Deposit.

IV.Rent

(a)Tenant agrees to pay to LASOC rent (“Rent”), the sum of $______175______per month payable on the first day of each and every month, and continuing through the term of this Lease.

(b)Rent may be subject to change with thirty (30) days notice of any changes.

(c)If any installment of Rent due from Tenant is not received by LASOC within 5 calendar days after the date due, or if a check is returned, Tenant shall pay LASOC, as a late charge (“Late Charge”), an additional sum of $50.00 added to the rent for each month the Tenant fails to pay Rent.

(d)All rent shall be paid by Tenant at the office of LASOC or any other place or places that LASOC may from time to time designate by written notice given to Tenant.

V.Use of Premises

(a)The Leased Premises shall be used for general office purposes by Tenant and for no other use or uses without the prior express written consent of LASOC.

(b)The Leased Premises consists of a shared space that will be used by the Tenant concurrently with other participants enrolled in LEAP and LASOC staff and volunteers.

(c) LASOC shall furnish Tenants and the other tenants of the Leased Premises with a system to coordinate use of the offices.

(d)Tenant’s access to a work desk may be limited to the extent that other tenants occupy the space at any given time. Tenant’s use 0f the offices, desks, conference rooms etc. on the Leased Premises shall be on a first come, first serve basis with priority given to Tenants who need access for meetings with clients.

(e)Use of the Leased Premises shall include the shared use of a conference room, reception, restroom, electricity, water, and internet access through a wireless connection.

(f)Use of the Leased Premises shall include the shared use of a printer and copier machine on a reasonable cost-per-use basis to be determined by LASOC.

(g)Any mail received at the Leased Premises that are addressed to Tenant shall be placed in a mailbox established for Tenant's use. However, Tenant is responsible for his or her own incoming or outgoing mail.

(h)Use of the Leased Premises shall include use of a workroom designated for LEAP participants at the Legal Aid Society of Orange County headquarters at 2101 N. Tustin Ave., Santa Ana, CA 92705 and is available, if not already reserved, on a first come first serve basis during LASOC’s normal operating hours.

(i)Tenant shall not commit or permit the commission of any acts on the Leased Premises nor use or permit the use of the Leased Premises in any way that:

  1. Increases the existing rates for or causes cancellation of any fire, casualty, liability, or other insurance policy insuring the building in which the Leased Premises is located (“Building”) or its contents;
  2. Violates or conflicts with any law, statute, ordinance, or governmental rule or regulation, whether now in force or hereinafter enacted.
  3. Obstructs or interferes with the rights of other tenants or occupants of the Building or injures or annoys them; or
  4. Constitutes the commission of waste on the Leased Premises or the commission or maintenance of a nuisance as defined by the laws of California.

(j)Tenant shall not make any alteration, addition, or improvement to the Leased Premises without the written consent of LASOC.

(k)No sign, placard, picture, name, advertisement, or notice visible from outside the Tenant’s premises shall be displayed in or on the Building without the express written consent of LASOC, and LASOC may remove, at the expense of the offending Tenant, any sign, placard, picture, name, advertisement, or notice so displayed.

(l)Tenant shall not bring or allow any animals to be brought onto the property except as required by law.

(m)Additionally, there shall be no smoking on the premises.

(n)Tenant shall not spend the night at the Leased Premises.

VI.Shared Use Rules

(a)LASOC may enter the Leased Premises at any time without prior notice to Tenant.

(b)Tenant may display personal identifying information in its Leased Premises as appropriate for a space within a law office during the time they use the Leased Premises .

(c)LASOC shall have the right to create, amend and, distribute rules and regulations for the Building that, from time to time in the judgment of LASOC, are required for the orderly and safe conduct of Building operations.

(d)LASOC reserves the right to exclude and expel from the Building any person who, in the judgment of LASOC, is intoxicated or under the influence of any intoxicating beverage or drug or who in any manner violates any of these rules and regulations or creates, in the judgment of LASOC, a disturbance in the Building.

VII.Tenant Access

(a)LASOC shall furnish Tenant with one key to Leased Premises.

(b)Tenant acknowledges that locks to Leased Premises may not be re-keyed at termination of each tenancy or lost key.

(c)LASOC may install and maintain an electronic keycard entry system and shall furnish Tenant with two keycards. In the event that LASOC elects to install such a system Tenant shall promptly return all keys to LASOC.

(d)Tenant shall immediately report the loss of any key or keycard to LASOC.

(e)If any Tenant desires extra keys to any door, Tenant must obtain them from LASOC.

(f)Tenant shall pay all costs and charges related to loss of any keys or opening devices.

(g)Tenant may not remove or change locks.

VIII.Maintenance and Repairs

(a)Except as otherwise provided in this lease, LASOC shall perform, at LASOC’s sole expense, all repairs and maintenance for the Leased Premises and the Building.

(b)Except for cases of emergency, LASOC shall make all repairs required as soon as is practicable.

(c)Tenant shall return any portion of the Leased Premises used by Tenant to the same clean condition found on the Commencement Date prior to vacating the portion of the Leased Premises.

IX.Parking Rights and Obligations

(a)Tenant shall have the opportunity to park one vehicle in the parking lot of the Leased Premises, subject to availability.

(b)Parking will be available on a first come first serve basis. Overflow parking may be available next door at 2101 N. Tustin Ave.

(c)LASOC shall provide Tenant with a permit to be displayed in Tenant’s vehicle at all times when the vehicle is parked at the Leased Premises.

(d)LASOC shall designate a group of the parking spots at the Leased Premises as “Client Parking.” These spots will be reserved for the use by the clients of Tenant and the other tenants.

(e)Tenant shall not park in the “Client Parking” reserved spots.

(f)LASOC may tow any vehicle that does not display a permit or any Tenant vehicle parked in Client Parking, at the sole expense of Tenant.

X.Utilities Furnished by LASOC

(a)LASOC shall, at LASOC’s own cost and expense, provide the following utilities to the Leased Premises and the Building:

  1. Water and electricity for the Leased Premises;
  2. Heating and air conditioning for the Leased Premises from 9 am to 6 pm Monday through Friday;
  3. Wi-fi internet access, subject to network internet connectivity.

XI.Receptionist

(a)LASOC may elect to furnish the leased premises with a receptionist to provide services to LASOC staff and volunteers.

(b)LASOC may elect to allow the receptionist to provide services to Tenant at LASOC’s sole discretion. Such an election will not constitute a contractual obligation for LASOC to continue providing receptionist services to Tenant

©LASOC may change, limit, or cancel receptionist services at any time without prior notice to Tenant; and any change, limitation, or cancellation shall have no effect on this Lease and Tenant shall not be entitled to damages or any other relief as a result of any change, limitation or cancellation of any receptionist services provided to Tenant.

XII.Personal Property

(a)Tenant agrees at all times of this lease that all of Tenant’s personal property, including trade fixtures and equipment of Tenant that may be on or in the Leased Premises from time to time, are the sole responsibility of Tenant, and that LASOC shall not be responsible for the loss, theft, damage, or destruction of Tenant’s personal property at, on, or in the Leased Premises.

XIII.Indemnification

(a)LASOC shall not be liable to Tenant, and Tenant hereby waives all claims against LASOC, for any injury or damage to any person or property in or about the Leased Premises or any part of the Leased Premises by or from any cause whatsoever, except injury or damage to Tenant resulting from the acts or omissions of LASOC or LASOC’s authorized agents.

(b)Tenant’s or guest’s personal property and vehicles are not insured by LASOC against loss or damage due to fire, theft, vandalism, rain, water, criminal or negligent acts of others, or any other cause. Tenant shall comply with any requirement imposed on Tenant by LASOC’s insurer to avoid:

  1. an increase in LASOC’s insurance premium (or Tenant shall pay for the increase in premium); or
  2. loss of insurance.

(c)Tenant shall hold LASOC harmless from and defend LASOC against any and all claims or liability for any injury or damage to any person or property whatsoever occurring in, on, or about the Leased Premises or any part of it, and occurring in, on, or about any common areas of the Building when that injury or damage was caused in part or in whole by the act, neglect, fault of, or omission of any duty by Tenant, its agents, servants, employees, or invitees.

XIV.Destruction or Condemnation of Leased Premises or Building

(a)If the Leased Premises or the Building of which it is a part is damaged or destroyed by any cause not the fault of Tenant, the rent payable under this lease shall be abated for the time and to the extent Tenant is prevented from occupying the Leased Premises in its entirety.

XV.Assignment and Subletting

(a)Tenant shall not encumber, assign, sublet, or otherwise transfer this Lease, any right or interest in this lease, or any right or interest in the Leased Premises.

(b)Tenant shall not sublet the Leased Premises or any part of it.

(c)Tenant shall not allow any non-tenant to occupy or use the Leased Premises or any part of it without the prior written consent of LASOC except in the ordinary course of business.

(d)Any encumbrance, assignment, transfer, or subletting without the prior written consent of LASOC, whether voluntary or involuntary, by operation of law or otherwise, is void and shall, at the option of LASOC, terminate this lease.

XVI.Tenant’s Obligations Upon Vacating Premises

(a)Upon termination of this Agreement, Tenant shall:

  1. give LASOC all copies of all keys or opening devices to Leased Premises, including any common areas;
  2. vacate and surrender Leased Premises to LASOC, empty of all persons;
  3. vacate any/all parking and/or storage space;
  4. clean and deliver Leased Premises to LASOC in the same clean condition found on the Commencement Date;
  5. remove all debris; and
  6. give written notice to LASOC of Tenant’s forwarding address.

(b)Any and all alterations or improvements made by or caused to be made by Tenant, with or without LASOC’s consent, become the property of LASOC upon termination of this Lease.

(c)LASOC is not liable for the reimbursement to Tenant for any and all loss of property suffered by Tenant due to alterations or improvements made by either LASOC or Tenant.

(d)LASOC may charge Tenant for restoration of the Leased Premises to the condition it was in prior to any alterations or improvements.

XVII.Acts Constituting Breach by Tenant

(a)The following shall constitute a default under and a breach of this lease by Tenant:

  1. The nonpayment of rent when due, when the nonpayment continues for 5 days after written notice to pay rent or surrender possession of the Leased Premises has been given by LASOC to Tenant;
  2. A failure to perform any provision, covenant, or condition of this lease other than one for the payment of rent, when that failure is not cured within 30 days after written notice of the specific failure is given by LASOC to Tenant;
  3. A failure to abide by the rules and regulations for the Building as set by the LASOC when that failure is not cured within 10 days after written notice of the specific failure is given by LASOC to Tenant;
  4. The breach of this lease and abandonment of the Leased Premises before expiration of the term of this lease;
  5. The filing by or against Tenant of a petition to have Tenant adjudged as bankrupt or of a petition for reorganization or arrangement under the federal bankruptcy law.
  6. The notices provided for in this section are not intended to replace, but rather are in addition to, any required statutory notices for unlawful detainer proceedings under Code of Civil Procedure Section 1161 et seq.

XVIII.LASOC’s Remedies

(a)If Tenant breaches or is in default under this lease, LASOC, in addition to any other remedies given LASOC by law or equity, may terminate this lease and all rights of Tenant under the lease and recover from Tenant: