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GBA
SAMPLEPROPERTYLEASE
STATEOFGEORGIA No.ofTwo
COUNTYOFFULTON ExecutedCopies
LEASEAGREEMENT–SPECIMEN
BYANDBETWEEN
THEGEORGIABUILDINGAUTHORITY
AND
{NAMEOFTENANT}
THISLEASEAGREEMENT(hereinafterreferredtoas“Lease”),madethisdayof___________,2012,
betweenGEORGIABUILDINGAUTHORITY(hereinafterreferredtoas“Landlord”),apubliccorporationcreatedbyan
ActoftheGeneralAssemblyofGeorgia (Ga.Laws1951, p. 699, as amended),whose agentforpurposesofthis
LeaseisStevenL.Stancil.,ExecutiveDirectorandwiththebusinessaddressforpurposeshereofat1MartinLuther
King,Jr.Drive,S.W.,Atlanta,Georgia30334and{NAMEOFTENANT},(hereinaftercalled“Tenant”)andbusiness
address for purposes of this Lease is {insert business Address}, and whose mailing address is {insert mailing
address};
WITNESSETH
1. PREMISES. Landlordherebydemisesand leasestoTenant,andTenanthereby acceptsandleasesfrom
Landlord,subjecttothetermsandconditionshereof,thepremisesbeingandsituatedat{insertaddressof
propertytobeleased} comprisingthe portionof theBalconyLevelfloortotaling{insert squarefootage}
squarefeetandbeingmoreparticularlyidentifiedonafloorplanofsaidbuildingdesignated“ExhibitA”,
attachedheretoandmadeaparthereof,andwiththeforegoingpremiseshereinafterknownandreferred
toasthe“Premises”,fortheexpresspurposeof{insertpurposeofbusiness}andfornootherpurpose.
2.TERM.TheinitialtermofthisLease,hereinaftercalledthe“TERM”,shallcommenceon{insertbaseterm
of lease} at the Base Rent as hereinbelow defined, and will continue pursuant to Paragraph 4 within
unless,however,soonerterminatedashereindefined.
3.BASERENT. As full consideration for the leased Premises and access thereto, Tenant covenants and
agreestopayrent,hereinaftercalled“BaseRent”,toLandlord,attheabove‐statedbusinessaddress,orat
suchotheraddressoraddressesasmaybedesignatedinwritingfromtimetotimebytheLandlord,forthe
Premises beginning not later than five (5) working days from Tenant’s occupancy, use and inventory
stockingofthePremisesinanticipationandpreparationforconductingacommercialbusinesstherefrom,
andcontinuingduringtheTermthetotalbasedmonthlyrental,dueandpayableinadvanceonorbefore
but not later than the first (1st) day of each and every calendar month as follows: {use chart below if
applicable,ex.ifratechanges}
Period
MonthlyBaseRent


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


TenantshallpaytoLandlordpromptlyallrentwhenitisdueandpayable,withoutdemandandwithout
offset,deduction,orcounterclaim.
4. RENEWAL/EXTENSION. {Delete paragraph if no extension offered}Provided that Tenant is not then in
uncureddefaultunderthisLeaseandshallhavefullycompliedwithallitstermsandconditions,exceptas
modified in writing by the parties, and subject to the right of Landlord and Tenant, respectively, to
terminate the tenancy, this Lease shall renew, upon notice given by Tenant to Landlord and Landlords
approvalwithinsixty(60)daysofthetermsexpiration,fortwo(2)additionalone(1)yearperiods.Tenant
waivesallsucceedingopportunitiesforrenewalbyterminatinganyonerenewalperiod.Duringanysuch
renewalorextensionterm,theprovisionsofthisleaseshallcontinuetoapply.
5. LIMITATIONSON LIABILITY. Landlord shall not be liable to Tenant, nor shall Tenant be entitled to any
abatement of rent for Landlord’sfailure to furnish, or delay in furnishing, any service described within,
whethersuchfailureordelayiscausedbyrepairs,renewals,orimprovementsorbayanystrike,lockout,or
otherlaborcontroversy,orbyanyaccident,ordinarynegligenceofLandlordoritsemployees,orcasualty
whatsoever, or by the act or failure to act, or default of Tenant or any other person whomsoever and
whetherthereasonthereforeandtheactcausethereofiswithinorwithoutthecontrolofLandlord;nor
shallLandlordbeliableforanyact,default,ornegligenceofanyemployeeofLandlordinreferencetosuch
services;andnosuchfailureordelaytofurnishanyserviceorservicesbyLandlordoranyfailuretoactor
negligenceofLandlord’semployeesshallbeanactualorconstructiveevictionofTenant,norshallanysuch
eventoperatetorelieveTenantfromthepromptandpunctualperformanceofeachandallthecovenants
tobeperformedhereinbyTenant;norshallLandlordbeliabletoTenantfordamagetopersonorproperty
causedbydefectsinthecooling,heating,electric,water,elevator,sewer,orsewage,orotherapparatusor
system. Landlordshall not be liable for the theft, mysterious disappearance,or loss of any propertyof
TenantwhetherfromthePremisesoranyotherpartoftheBuilding.LandlordshallnotbeliabletoTenant
oranyotherpersononaccountofanyevent,happening,oroccurrencewithinthePremises.Landlordshall
not be liable for any such interference, disturbance, or breach whether caused by another tenant of
Landlord or any other person, nor shall Tenant be relieved from any obligation herein because of such
interference,disturbance,orbreach.
TenantherebyreleasesLandlordfrom any claimsfordamage to anypersonortothe Premisesandthe
Building,andtothefixtures,personalproperty,Tenant’simprovementsandalterationsofeitherLandlord
orTenantinoronthePremisesandtheBuilding,whicharisefrom,orareallegedtoarisefromTenant’s
useofthePremises.
LandlordshallnotbeliabletoTenantforexcludinganypersonfromthePremisesorBuildingduringtimes
otherthantheregularhoursestablishedinthisLease,orforadmissionofanypersontothePremisesor
Buildingatanytime,orfordamagesorlossortheftresultingtherefromwhichaffectanyperson,including
Tenant.
6.REPAIRS. During the Term ofthisLeaseorany Renewal/Extensionhereof,Landlordshall maintain and
repair the premises, and then only if not brought about by any act of neglect of Tenant or Tenant’s
invitees. However, Landlord shall have no duty to Tenant to make any improvements to the Premises
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exceptstructuralrepairsnecessaryforsafetyandtenantability,andthenonlyifnotbroughtaboutbyany
actorneglectofTenant,orTenant’sinvitees.LandlordshallhavetherighttoenterthePremisesatsuch
times as Landlord deems necessary to inspect and examine same, to make such repairs, additions,
alterations, and improvements as Landlord desires to make to the Premises or Building, to exhibit the
Premises to prospective purchasers or tenants, and for the purpose of removing anything from the
PremiseswhichdoesnotconformtothisLease.Landlordshallalsobeallowedtotakeanyandallneeded
materialsintoandthroughthePremisesthatmayberequiredtomakesuchrepairs,additions,alterations,
andimprovements,allwithoutbeingliabletoTenantinanymannertherefore.Whilesuchworkisbeing
performedin,on,oraboutthePremises,therentprovidedherein shall in no wise abate, and Tenant
waivesany claimandcauseofactionagainstLandlordfordamagesbyreasonoflossorinterruptionto
Tenant’sbusinessandprofitstherefrombecauseoftheprosecutionofanysuchworkoranypartthereof.
7. TENANT’SDUTIES.TenantagreesthatTenantshall:
a. Maintainandpayallchargesforgarbagecollection servicesorothersanitaryservicesrenderedto
theleasedPremisesorusedbyTenantinconnectiontherewith.IfTenantfailstomaintainandpay
chargesforgarbagecollectionorothersanitaryservices,Tenantwillbedeemedinbreachofcontract
andcontractwillbevoid.
b. Indemnify Landlord against any loss, damage, or expense to the Premises and to the heating,
cooling, water, electric, sewer, or sewage, and other apparatus and systems, including, without
limitation, wires and lights, and to any part of the Building including fixtures and appurtenances
arisingduetoanyactorneglectofTenant,Tenant’semployees,agents,orvisitors.Tenantagrees
thatitsuseofelectricalcurrentshallneverexceedthecapacityofexistingfeeders,risers,orwiring
installation.Onlyafterapproval,inwritingbytheLandlord,anyandalladditionalelectricalwiring
shall be performed by an electricalcontractororotherwisesupervised by such contractor, and
Tenantshallbearthewholeexpenseofsuchadditionalmaterialsandinstallation.
c. Makenostructuralchanges,alterationsoradditionsinortothePremises,includingbyillustration
and not limitation installation and/or attachment of security items and equipment without first
obtaining Landlord’s written consent, and Landlord reserves the right to approve designers,
contractors, and sub‐contractors who will perform work in the Building. All such work, including
erections, additions, fixtures, and leasehold improvements, whether temporary or permanent in
character,exceptonlythemoveableofficefurnitureofTenant,whicharemadeorplacedinorupon
thePremiseseitherbyTenantorLandlord,shallbetheLandlord’spropertyandshall remainupon
and in the Premises at the termination of this Lease whether by lapse of time or otherwise, all
withoutcompensationor payment to Tenant.Notwithstandingthe grantingofLandlord’swritten
consenttoanysuchwork,TenantagreesthatifLandlordsorequests,Tenantwillremoveallorany
part of such improvements before the termination of this Lease, and restore the Premises to its
formercondition.IfTenantmakesanystructuralchangeintheBuilding,thenTenantshallbeliable
for all damages and injuries caused thereby, notwithstanding the granting to Tenant of Landlord
consent.Tenantagreestopaythecostofallrepairs,alterations, and additions performed by
Tenant, to suffer no liens to be placed against the Building on account thereof, and to indemnify
Landlordagainstallclaimswhichariseinconnectionstherewith.
d. BeforetheterminationofthisLease,removefromthePremises and the Building all of Tenant’s
personal propertywhichthisLeaseallows Tenant to remove,and surrenderthe Premises, and the
keysthereto,toLandlordinthesameconditionasexistedatthebeginningoftheTermofthisLease,
withonlytheeffectsofnaturalwearandtearandsuchcasualtyasiscoveredbyinsuranceexcepted.
Tenant has the affirmative duty to perform, and pay the cost of, all restoration work required to
conformtotheprovisionsoftheParagraph7,andtheprovisionshereofshallsurvivethetermination
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of this Lease. Such property of Tenant as Tenantfails to removeeitherfromthePremisesorthe
BuildingaftertheterminationofthisLeaseshallbeconsideredasabandonedbyTenantandmaybe
disposedofbyLandlordinanymannerwhatsoever,withoutaccountingtoTenantforsameorbeing
liableinanywaytoTenantforsuchdisposition.
e. NotusethePremisesforanyillegalpurposeorviolateanystatute,regulation,rule,ororderofany
governmentalbody,norcreateorallowtoexistanynuisanceortrespass,nordoanyactinorabout
thePremises,norbringanythingonorinthePremisesortheBuildingwhichwillinanywayincrease
therateofinsuranceonthePremisesortheBuilding,nordefaceorinjurethePremisesorBuilding.
TenantagreesthatTenant willnotat anytimeoverload thefloorofthePremises.Tenantagrees
that Landlord shall have theright to prescribe the weight, position,and manner of installation of
heavy articles such as safes, machines, filing systems, and cabinets, and other equipment which
Tenant may use in the Premises. Installation of articles and equipment shall be done in such a
mannerastonotcauseorcreateunnecessaryloadsontheBuilding’sfloor.Innoeventshallweight
beplaceduponanyfloorbyTenantsoastoexceedaloadof50poundspersquarefootwithoutthe
priorwrittenapprovalofLandlordwhichapproval,ifgranted,shallnotconstituteareleaseofTenant
fromliabilitytherefore.
f. Give Landlord written notice at least sixty (60) daysinadvance of the date on which Tenant may
desiretoassignthisLeaseorsubletthePremisesoranyparthereof,whichnoticeshallspecifythe
nameandbusinessoftheproposedassigneeor sublessee,the amountandlocationofthespaced
affected,theproposedeffectivedateofthesublettingorassignment,andtheproposedrentaltobe
paidtoTenantbysuchsubtenantorassignee.Landlordshallthenhaveaperiodofthirty(30)days
followingreceiptofsuchnoticewithinwhichtonotifyTenantinwritingthatLandlordelectseither
(1)toterminatethisLeaseastothespacesoaffectedasofthedatesospecifiedbyTenant,inwhich
eventTenantwillonthatdateberelievedofallfurtherobligationstopayrenthereunderastosuch
space, subject to the rightof Tenant to withdraw itsrequestforpermissiontoassignorsubletin
ordertoavoidterminationoftheLeasebyLandlord,or(2)topermitTenanttoassignorsubletsuch
space,inwhicheventiftheproposedrentalratebetweentheTenantandsublesseeisgreaterthan
therentalrateoftheLease,thensuchexcessrentalshallbedeemedadditionalrentowedbyTenant
toLandlordunderthisLease,andtheamountofsuchexcessshallbepaidbyTenanttoLandlordin
the same manner that Tenant pays the Base Rent hereunder and in addition thereto, or (3) to
withhold consent, which consent may not be unreasonably withheld, to Tenant’s assignment or
subleasingsuchspaceandtocontinuethisLeaseinfullforceandeffectastotheentirePremises.As
illustrationandnotlimitation,ifLandlordwithholdsconsentbecauseTenant’sproposedsubtenantis
a competitor either of Landlord or of the State, or because in the Landlord’s judgment such
subtenancywouldmaketheBuildinglessattractivetoothertenantsoftheBuilding,theninanysuch
eventLandlord’swithholdingofsuchconsentshallnotbedeemedunreasonable.IfLandlordshould
failtonotifyTenantinwritingofsuchelectionwithinsaidthirty(30)dayperiod,Landlordshallbe
deemed to have elected option (3) above. No assignment or subletting by Tenant shall relieve
TenantofanyobligationunderthisLease,itbeingexpresslyunderstoodandagreedthatinanysuch
circumstances,TenantshallcontinuetobefullyboundandobligateduntoLandlordforperformance
of this Lease in its entirety and to its Term and any renewal, including payment of all monies
rightfully due and owing Landlord thereunder. Any attempted assignment or sublease by Tenant
withoutthewrittenconsentofLandlordhavingbeenfirsthadandobtainedshallbevoid.
g. AtTenant’ssolecostandexpense,complywithallstatutes,regulations,rules,ordinances,andorder
ofanygovernmentalbody,departmentoragencythereof,whichshallnoworhereafter,fromtimeto
time,beestablishedapplicabletoTenantastheyrelatetothePremisesincluding,withoutlimitation,
theAmericansWithDisabilitiesActof1990(“ADA”),andshalltake,asotherwiseprovidedherein,all
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action necessary to cause the Premises, as determined by Tenant to be necessary or required for
compliancewiththeADA,shallbeperformedbyTenantatTenant’sexpense,withLandlord’swritten
consentasprovidedherein.TotheextentthatLandlord’sobligationsunderTitleIIofsaidActrequire
Landlordto makemodifications tocommonareasof theBuildingunderLandlord’scontrol,Tenant
agreestocooperateingoodfaithwithLandlord’seffortstocomplywithTitleII.
h. Indemnify and hold harmless from any liability whatsoever, including reasonable attorney’s fees,
imposed on Landlord by any other tenant in the Building or by any other person whomsoever is
causedby,orclaimedonaccountof,anyactorneglectofTenantoritsagentsoremployees.
i. Reportimmediately inwritingtoLandlordany defectiveconditioninorabout the Premises orthe
BuildingwhichisknowntoTenant.
8. INDEMNIFICATION.ItisexpresslyunderstoodandagreedthatLandlordisundernoobligationtoinsure
Tenant’spossessionsorproperty.Tenantassumesallriskoflossinregardtoallitspropertyorinventory
locatedonthePremises(orintheBuilding),andwillholdLandlordharmlessforallclaimsthereto,whether
byTenantorThirdPartieswhosepropertyorpossessionsareonthePremises(orintheBuilding)because
ofTenant’sacts.
The Premises are to be used and enjoyed at the sole risk of Tenant. Tenant hereby waives, releases,
discharges,relinquishes,andagreestoindemnify,protect,saveharmless,theStateofGeorgia(including
the State Tort Claims Trust Fund and other self‐insured funds) and all of its State entities, the Georgia
BuildingAuthority(asLandlord)andallrespectiveofficers,employees,directors,andagentsofandfrom
anyandallclaims,demands,liabilities,losses,costs,orexpensesforanylossincludingbutnotlimitedto
bodilyinjury(includingdeath),personalinjury,propertydamage,expenses,andattorney’sfees,growing
outof,orotherwisehappeninginconnectionswiththisLease,duetoanyactoromission(whether
intentionalornegligent)onthepartoftheTenant,Tenant’sagents,employees,orothersworkingatthe
directionofTenantoronTenant’sbehalf,orduetoanybreachofthisLeasebytheTenantorduetothe
applicationorviolationofanypertinentFederal,State,orlocallaw,rule,orregulationbytheTenant.
Thisindemnificationapplieswhether:(a)theactivitiesinvolvethirdpartiesoremployeesoragentsofthe
Tenant or State entity (Landlord); (b) the State or Landlord is partially or wholly responsible for this
situation giving rise to the claim; or (c) a claim results in a monetary obligation that exceeds any
contractualcommitment;provided,however,thisindemnificationdoesnotapplytotheextentofthesole
negligence of the Landlord or State of Georgia and their respectiveofficeroremployees.This
indemnificationextendstothesuccessorsandassignsoftheTenant,andthisindemnificationsurvivesthe
terminationoftheLeaseandthedissolutionor,totheextentallowed by law, the bankruptcy of the
Tenant.IfandtotheextentsuchdamageorlossascoveredbythisindemnificationiscoveredbytheState
Tort Claims Fund (the “Fund”) established and maintained by the State of Georgia Department of
AdministrativeServices (“DOAS”),the TenantagreestoreimbursetheFundforsuchmoniespaidoutby
theFund.TothefullextentpermittedbytheConstitutionandthelawsoftheStateofGeorgiaandthe
termsoftheFund,theTenantandTenant’sinsurerswaiveanyrightofsubrogationagainsttheStateof
Georgia, its officers, employees and agents, the Fund, and insurers participating thereunder,tothe full
extentofthisindemnification.
9. INSURANCECERTIFICATES.TheTenantshallprocuretheinsurancepoliciesattheTenant’sownexpense
andshallfurnishtheLandlordaninsurancecertificatelistingtheLandlordasthecertificateholder.The
insurance certificate must document that the liability insurance coverage purchased by the Tenant
includescontractualliabilitycoveragetoinsuretheindemnityagreementasstated.Also,thecertificate
shallrequirethirty(30)dayswrittennoticetoLandlordbeforecancellationorotherchange.Inaddition,
theinsurancecertificatemustprovidethefollowing:
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a. Nameandaddressofauthorizedagent;
b. Nameandaddressofinsured;
c. Nameofinsurancecompany;
d. Descriptionofcoverageinstandardterminology;
e. Policynumber;
f. Policyperiod;
g. Limitsofliability;
h. NameandaddressofLandlordascertificateholder;
i. AcknowledgementofnoticeofcancellationtotheLandlord;
j. Signatureofauthorizedagent;
k. Telephonenumberofauthorizedagent;and
l. DetailsofspecialpolicyexclusionsincommentssectionofInsuranceCertificate
TheTenantalsoagreestopurchaseandhavetheauthorizedagentstateontheInsuranceCertificatethat
the following types of insurancecoveragehavebeenpurchasedby the Tenant: (a) Commercial General
Liability Insurance Policy(“CGL”),(b)Workers’ Compensation Insurance,and(c)BuildersRisk Insurance.
Thiscoverageandtherespectiverequirementsarefurtherdescribedhereinbelow.
10. INSURANCEREQUIREMENTS.
a. Commercial General Liability Insurance Policy. The Tenant shall procure and maintain a primary
CommercialGeneralLiabilityInsurancePolicy,includingproductsandcompletedoperationsliability
and contractual liability coverage, covering bodily injury, property damage liability, and personal
injury with liability limits withliabilitylimitsof One Million Dollars ($1,000,000.00) per occurrence
and of Two Million Dollars ($2,000,000.00) in the general aggregate, and a commercial umbrella
excessliabilitypolicy,on an “occurrence basis”withlimitsof Two Million Dollars ($2,000,0000.00)
peroccurrenceandTwoMillionDollars($2,000,000.00)intheaggregate.Thepolicyorpoliciesshall
nametheofficers,agents,andemployeesoftheStateofGeorgiaasadditionalinsured,byonlywith
respecttoclaims,whicharenotcoveredbytheGeorgiaTortClaimsAct,O.C.G.A.50‐21‐20etseq.
(Supp.1992).TheCGLpolicymustprovideprimarylimitsoveranyotherliabilitypolicyprovidedby
theStateforanyclaimsnotcoveredbytheGeorgiaTortClaimsAct.However,theCGLpolicymust
indemnify the State for any claims coveredby the Georgia Tort Claims Act. The policy orpolicies
must be on an “occurrence” basis unless waived by the State. The CGL policy shall include
contractualliabilitycoverage,whichshallbeendorsedtostatethatindemnityobligationsspecifiedin
thisLeaseareinsuredbythecarrier.TheCGLpolicypurchasedbytheTenantmustbeissuedbya
companyauthorizedtoconductbusinessintheStateofGeorgiaorbyacompanyacceptabletothe
Stateifthecompanyisanalieninsurer.TheCGLpolicymustbe endorsed to include separate
aggregatelimitsperproject,venture,orbusinessundertaking.
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b. Workers’CompensationInsurance.Toinsurethestatutorylimits as established by the General
Assembly of the State of Georgia, the workers’ compensation policy must include Coverage B‐
Employer’sliabilitylimitsinaccordancewiththefollowingprescribedterms:(1)forBodilyInjuryby
Accident,theamountshallbefivehundredthousanddollars($500,000.00)foreachaccidentand(2)
for Bodily Injury by Disease, the amount shall be five hundred thousand dollars ($500,000.00) for
eachemployee.(NOTE:aself‐insurermustsubmitacertificatefromtheGeorgiaBoardofWorkers’
Compensationstatingthatsaidself‐insurerqualifiestopayitsownworkers’compensationclaims.)
Except as otherwise stated forTenant’semployees,theTenantshall require all others performing
workatTenant’sdirectionoronTenant’sbehalfunderthisLeasetoobtainaninsurancecertificate
showingproofofWorkers’CompensationCoverage.
c. BuildersRiskInsurance.Whicheverthecaseunderthecircumstances,thecontractor,sub‐contractor,
or Tenant shall provide, on new construction work or projects, construction additions, or facility
alterations involving the BuildingorPremises,aBuilder’sRisk completed value form with all risk
coverage. The policy therefore must identify and include the Landlord and contractor, sub‐
contractor,orTenant(whicheverthecase)asnamedinsured.Thepolicylimitshall,ataminimum,
beequaltothecostofthenewconstruction,addition,oralterationproject.
11.DEFAULT.Intheeventthatanyoneormoreofthefollowingcircumstancesoccurs:(a)Therentpayable
underthis Leaseisnotpaidat thetimeandplacewhenandwheredue; (b)ThePremisesaredeserted,
vacated,orbecomeunoccupiedandinsobeingcausestooccurasituationorcircumstanceswhichinthe
reasonableopinion ofthe Landlord,exclusively, isdisadvantageoustoLandlordfromabusiness orlegal
perspective;(c)Tenantshallbecomeinsolvent,ortransferpropertyinfraudofcreditors;(d)Tenantshall
makeanassignmentforbenefitofcreditors;(e)AreceiverisappointedforanyofTenant’sassets;or(f)
Tenantbreachesor fails to comply withanyterm,provision,condition,or covenant of thisLease,other
thanthepaymentofrent,oranyoftherulesandregulationsnoworhereafterestablishedbyLandlordto
governtheoperationofthePremisesorBuilding,andshallnotcorrectandcuresuchbreachorfailureto
complywithinfive(5)daysafterwrittennoticebyLandlordofsuchbreachorfailure,thenandthereafter
Landlordshallhavetheoptiontodoandperformanyofthefollowinginadditionto,andnotinlimitation
of,anyotherremedyorrightpermittedLandlordbylaworbythisLease:
a. TerminatethisLease,inwhicheventTenantshallimmediatelysurrenderpossessionofthePremises
to Landlord. If Tenant shall fail to surrender the Premises, Landlord may immediately obtain
possessionbyfilingfordispossessorypursuanttoO.C.G.A.44‐7‐50,etseq.,withoutprejudicetoany
otherremedyLandlordmayhaveeitherbylaworotherwise,forrent,backrent,damages,breachof
contract,orotherwise,andTenantagreestopayallreasonablecostsandattorney’sfeesofanysuch
action, toincludethecostof administrative collection or mitigation effortsoranylossor damage
whichLandlordmay sufferby reasonofsuchLeasetermination,whether through inabilitytorelet
thePremisesorthroughdecreaseinrentorbydamagestothePremises,orotherwise;
b. EndeavortoreletthePremisesastheagentofTenantandreceiverenttherefore,butLandlordisnot
obligatedtodoso;andinsucheventTenantshallbeliabletoLandlordforanydeficiencywhichmay
arisebyreasonofsuchrelettingduringtheremainderoftheTerm,butnotentitledtoanysurplusso
arising, and Tenant shall be liable for the cost of all renovations, repairs, and redecorating which
LandlordperformstoreletthePremises.
PursuitofanyoneoftheabovetworemediesshallnotprecludeLandlord’spursuitofanyotherremedies
providedinthisLeaseorprovidedotherwisebyLaw.
12. POSSESSION.IfLandlordisunabletodeliverpossessionofthePremisestoTenantatthecommencement
of the Term because of the retention of possession thereof by other parties than Landlord or because
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Landlord is unable for any reason by reasonable efforts to have the Premises ready for occupancy by
Tenant, then Landlord shall not be liable to Tenant for damages, and this Lease shall not terminate;
provided, however, that Tenantshallnot have obligation to pay rent hereunder until possession of the
PremisesisdeliveredtoTenant.
13. DAMAGETOBUILDING.IfduringtheTermthePremisesortheBuildingis,becauseoffireorotherperil,
eitherdestroyedorpartiallydestroyedsoastorenderthePremisesorBuildingwhollyunfitforoccupancy,
andifinthejudgmentofLandlordthedamageresultingcannot berepaired withinsixty (60)daysfrom
suchdamage, ortheBuildingoranypartthereofisso injuredordestroyedtheLandlordshall decideto
demolish, rebuild, or reconstruct the Building or any part thereof, this Lease shall, at the option of the
Landlord,terminatefromthedateofsuchdamage,destruction,ordecision,andTenantshallimmediately
surrenderthePremisestoLandlord,andinsucheventTenantshallcontinuetooweandpayrentuptobut
notbeyondthetimeofsuchsurrender.IfthePremisesortheBuildingshallbeslightlyinjuredordamaged
by fire or other peril so as not to render the Premises unfit for occupancy, Landlord shall repair such
damage within a reasonable time after written notice to Landlord of such damage. If any such event
statedinthisParagraph13occurs,LandlordshallnotbeliabletoTenantforinconvenience,annoyance,
lossofprofits,expenses,oranyothertypeofinjuryordamageresultingfromtherepairofanypartorall
ofthePremisesorBuildingorforterminationofthisLeaseas provided in this Paragraph 13. Tenant
assumestheriskofanyandalldamagetoitspersonalpropertyinoronthePremisesorBuildingfromany
perilwhatsoever.
14. GOVERNMENTALREQUIREMENTS.IfLandlordshallberequiredinordertomaintaintheBuildingasan
office building, or otherwise, by any governmental authority to repair, alter, remove, construct,
reconstruct,orimproveanypartorallofthePremisesorBuilding,suchactionshallbemadebyandat
Landlord’s expense but shall not in any way affect Tenant’s obligations under this Lease, and Tenant
waives all claim for injury, damage, or abatement of rent becauseofsuchrepair,alterations, removal,
construction,reconstruction,orimprovement;provided,however,ifsuchactionbyLandlordshallrender
thePremisesuntenantableandifLandlordcannotcompletesuchactswithinsixty(60)daysafternoticeto
ittoperformsuchactsbythegovernmentalauthority,Landlordmayatitsoptionuponwrittennoticeto
Tenant delivered not later than seventy (70) days after the date of notice to Landlord by such
governmentalauthority,mayterminatethisLease,inwhicheventrentshallbeapportionedandpaidupto
and including the date the Premises became untenantable. If any such repairs, alterations, removal,
construction, reconstruction, or improvement shall be required by Tenant’s use or occupancy for any
purposeotherthantosetforthinParagraph1hereof,thensuchactionshallbeandbyTenant’sexpense.
15. CONDEMNATION.IfthePremisesshallbetakenbyanyauthorizedentitybyeminentdomain,thisLease
shallterminateasofthedatewhenpossessionthereofistakenbythecondemningauthorityandallrights
ofTenantinthisLeaseshallimmediatelyceaseandterminate.Tenantshallhavenorightorclaimtoany
partofanyawardmadetoorreceivedbyLandlordforsuchtaking,oragainstLandlordforsuchtaking,or
againstLandlordforthevalueofanyunexpiredTermofthisLease.
16. SUBORDINATION.TenantacknowledgesandagreesthatLandlordistheowneroftheBuilding,thatallof
the rights and undertakings of Tenant under this Lease are subject to the interestof, and inure to the
benefit of Landlord, and that Landlord may assign its interest in this Lease or any part hereof or right
hereunder;andifsuchassignmentoccurs,TenantagreesthatitshallbeboundunderthisLeasetosuch
assignee upon receipt of written notice thereof from Landlord. Upon Tenant’s receipt of such notice
LandlordshallthenandthereafterberelievedofallliabilityunderthisLease,andTenantagreestolook
solelytoLandlord’sassignee for the performanceofLandlord’sduties and obligations underthisLease.
ThisLeaseissubjecttoallmortgagesanddeedstosecuredebtwhichmaynoworhereafterencumberthe
Building, and to all renewals, modifications, consolidations, replacements and extensions thereof. This
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clauseshallbeself‐operativeandnofurtherinstrumentorsubordinationneedberequiredbytheholderof
anysuchsecurityinstrument.Inconfirmationofsuchsubordination,however,TenantshallatLandlord’s
requestexecutepromptlyanyappropriatecertificateorinstrumentwhichLandlordmayrequest.Tenant
herebyconstitutesandappointsLandlordtheTenant’sattorney‐in‐facttoexecuteanysuchcertificateor
instrumentforandonbehalfofTenant.Intheeventoftheenforcementofanyoftheremediesprovided
forbylaworbysuchmortgageordeedtosecuredebt,Tenantwill,uponrequestofanypersonorparty
succeedingtotheinterestofLandlordasaresultofsuchenforcement,automaticallybecometheTenant
ofsuchsuccessorininterestwithoutinterruptionorchangeinthetermsorotherprovisionsofthisLease;
provided, however, that such successor in interest shall not beboundby(i)anypaymentofrentor
additionalrentformorethanonemonthinadvanceexceptprepaymentsinthenatureofsecurityforthe
performancebyTenantofitsobligationsunderthisLeaseor(ii)anyamendmentormodificationofthis
Leasemadewithoutthewrittenconsentoftheholderofanysuchsecurityinstrumentafternoticethereof
is given to Tenant. Upon request by such successor in interest, Tenant shall execute and deliver an
instrumentorinstrumentsconfirmingtheattornmenthereinprovidedfor.
17.NORENEWAL. Upon any termination or upon the expiration of the Term or the renewal extensions
thereto,Tenant’stenancyhereofshallbeterminatedbythemerepassageoftimewithoutfurtherwritings
orotherformalities.IfTenantremainsinpossessionofthePremisesaftersuch expiration,withoutany
new written lease having been executed between Landlord and Tenant, Tenant shall be a tenant at
sufferanceandnotatenantatwill,notwithstandingthatTenanthaspaidanyrent,norshallanyotheract
constitutearenewalofthisLeasenorconstituteanyleasefor any additionalperiod. Thereshallbeno
renewal of this Lease nor any other entitlement to possession of the Premises by Tenant after the
expirationoftheTermandtheextensionstheretobyoperationoflaw,andTenantherebywaivesanyright
ofpossessionthatmayexistunderpresentlawandalllawswhich may be hereinafter enacted, to the
fullestextentitispossibleforTenanttodoso.
18. NOTICES. Any written notice required or allowed by this Lease to either Landlord or Tenant shall be
deemeddeliveredthree(3)daysaftermailing(whetherornotreceived)whenmailedbyregisteredmail
deposited, postage prepaid, in any United States Mailbox or by certified mail return receipt requested
whendeposited,postageprepaid,inaUnitedStatesgeneralorbranchpostoffice,properlyaddressedto
eitherofthepartiesattheirrespectiveaddressasstipulatedhereinbefore.
19. TERMINATION BY TENANT. Notwithstanding any other provision herein contained that speaks to the
terminationofthisLeasewithorwithoutcause,Tenantshallhavetherightandprivilegetoterminatethis
Lease at any time during its Term or any extension thereof for any reason whatsoever by providing
Landlord with written notification, via United States Certified Mail‐Return Receipt Requested, at least
thirty(30)daysinadvanceoftermination.Thereafter,thisLeaseshallterminateandendwithoutfurther
writings or other formalities, and provided that all outstandingdutiesandobligationsof the respective
parties rightfully due and owing up to the effective date of termination of the Lease, including the
paymentofallrents,shallhavebeenperformedtothesatisfactionandacceptanceofthereceiverpartyto
suchperformance.IfTenantremainsinpossessionofthePremisesaftersuchtermination,Tenantshallbe
atenantatsufferanceandnotatenantatwill,notwithstandingthatTenanthaspaidanyrent,norshall
anyotheractconstitutearenewalofthisLeasenorconstituteanyleaseforanyadditionalperiod.There
shallbenorenewalofthisLeasenoranyotherentitlementtopossessionofthePremisesbyTenantafter
suchterminationbyoperationoflaw, andTenanthereby waives anyrightofpossessionthatmayexist
underpresentlawandalllaws,whichmayhereafterbeenacted,tothefullestextentpossibleforTenant
todoso.
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20. TERMINATION BY LANDLORD. Except as otherwise set out within, Landlord shall have the right to
terminatethisLeasewithorwithoutcausebyprovidingTenantwithnotlessthanthirty(30)daysprior
writtennoticeoftermination.
21.NOWAIVER.ThefailureofeitherpartytothisLeasetoinsistupontheperformanceofanyoftheterms
andconditionsofthisLease,orthewaiverofanybreachofanyofthetermsandconditionsoftheLease,
shallnotbeconstruedasthereafterwaivinganysuchtermsandconditions,butthesameshallcontinue
andremaininfullforceandeffectasifnosuchforbearanceorwaiverhadoccurred.
22.WAIVER. Tenant hereby waives and renounces for Tenant any and all homestead or exemption rights
whichhemayhaveunderorbyvirtueoftheConstitutionandlawsoftheUnitedStates,Georgia,andany
otherStateasagainstanydebtTenantmayoweLandlordunderthisLeaseandherebytransfers,conveys,
andassignstoLandlordallhomesteadorexemptionrightswhichmaybeallowedorsetaparttoTenant,
including such as may be set apart in any bankruptcy proceeding, to pay any debt Tenant may owe
Landlordhereunder.IfanyrentorotherdebtowingbyTenanttoLandlordhereunderiscollectedbyor
throughanattorneyatlaw,TenantagreestopaytoLandlordtheamountoftheactualcostofcollection,
includingbutnotlimitedtoattorneys’fees.TenantherebywaivesTenant’srighttoatrialbyjuryofany
issues arising in any action or proceeding in any way connected with this Lease or Tenant’s use or
occupancyofanypartofthePremisesorBuilding.Tenantwaivesthebenefitsofallexistingandfuture
rentcontrollegislationandstatutesandsimilargovernmentalrulesandregulations,whetherintime of
warornot,totheextentpermittedbylaw.
23. NOCONVEYANCE;ASSIGNMENT.NoestateshallpassoutofLandlordonaccountoftheexecutionofthis
Lease;Tenanthasonlyausufructwhichisnotsubjecttolevyandsale.Tenantmayassignorsubletthe
PremisespursuanttothetermsandconditionssetforthinParagraph7(f)hereof.
24. PRESERVATIONOFCLAIMS.TheterminationoftheprivilegeoftheLeaseshallnotoperatetocutoffany
claimsor causeofactioninfavorofLandlordwhichaccruedorarosepriortotheeffectivedateofsuch
termination.
25. TIMEOFTHEESSENCE.AlltimelimitsstatedhereinareoftheessenceoftheLease.Areferencetoday,
month,oryearshallmeancalendarday,month,oryearunlessotherwisespecificallyindicated.
26. INVALIDITY;GOVERNINGLAW.IfanyclauseorprovisionofthisLeaseorotherrulesandregulationsare
orbecomeillegal,invalid,orunenforceablebecauseofpresentorfuturelawsoranyruleorregulationof
anygovernmentalbodyorentityeffectiveduringtheTerm,theintentionofthepartiesheretoisthatthe
remainingpartsofthisLeaseshallnotbeaffectedtherebyunlesssuchinvalidityisessentialtotherightsof
bothparties,inwhichthelattereventLandlordorTenanthastherighttoterminatethisLeasebywritten
noticetotheotherparty.ThisLeaseshallbeconstruedunder,andgovernedby,thelawsoftheStateof
Georgia.
27.CAPTIONS.Thecaptionsappearingimmediatelyprecedingthetextofeachoftheparagraphsofthelease
areforthepurposeofconvenienceonlyandshallbecompletelydisregardedinconstruingtheLease.
28. SEVERABILITY.IfanyprovisionofthisLeaseoranyparthereofshouldberuledvoidorunenforceableor
contrarytopublicpolicybyanycourt,thentheremainingpartofsuchprovisionandallotherprovisionsof
thisLeaseshallsurviveandbe,andanyinvalidportionshallbeconstruedorreformedtopreserveasmuch
oftheoriginalwords,terms,purpose,andintentasshallbepermittedbylaw.
29.PRONOUNS.Thewords“Landlord”and“Tenant”asusedhereinshallincludetherespectivecontracting
party,whethersingularorplural,andwhethertheindividual,masculineorfeminine,orapartnership,joint
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venture, business trust, corporation, or other entity as well as the heir, personal representatives,
successors, andassignsofsuchrespectiveparty, and where thecontextsorequiresorpermits,shallbe
construedtoincludetheofficers,employees,partners,agents,servants,andcontractorsoftheparty.
30. SPECIALSTIPULATIONS.ThisLeaseincludesthefollowingaddedprovisions:
a. Except as otherwise provided for hereinbelow, Tenant acknowledges and agrees that Tenant is
leasing the Premises on an “As‐is, Where‐is” basis and that Landlord shall have no obligation
whatsoevertomakeanyimprovements,repairs,ormodificationstothePremisesatanytimepriorto
orduringtheTermofthisLease.
b. FromtimetotimeduringtheTermofthisLeaseoranyRenewalthereof,Landlordmayperformor
have performed on its behalf repairs, renovations, alterations, improvements, changes, or
modifications to the Building and Tenant acknowledges that such activity will likely temporarily
interferewithTenant’s quietuse and enjoymentofthe Premises.Landlordshallmake reasonable
efforts to minimize any inconvenience and disruptiontoTenant, but in no event shall Landlord be
liabletoTenantinanymannertherefore.Whilesaidworkisbeing prosecuted on or about the
Premises,therentprovidedhereinshallinnowiseabate,andTenantwaivesanyclaimandcauseof
action against Landlord for damages by reason of loss or interruption to Tenant’s business and
profitstherefrombecauseoftheprosecutionofanysuchworkoranypartthereof.
c. AnyapprovalgrantedTenant byLandlordinconjunctionwiththeoperationofthisLeaseshallnot
constituteareleasefromliabilityintheparticularmattertowhichtheapprovalshallapply.
d. All plans and specifications associated with Tenant’s occupancy and use of the Premises and
involvingtheequipment,structures,andmaterialsassetoutherein,andwhetherforthepurposeof
changes, alterations, or modifications of earlier or existing placements or arrangements of the
Premises,shallbesubjecttoreviewandapprovalbyLandlordpriortotheirimplementation.
e. TenantshallplaceanderectnoexteriorsigninginandaboutthePremiseswithoutpriorconsentof
Landlord.
31.ENTIRETY.ThisleaseembodiestheentireunderstandingofLandlordandTenantandtherearenofurther
orother leases,agreements,orunderstandings,writtenororal,ineffectbetweenLandlordand Tenant,
relatingtothesubjectmatterhereof.ThisLeasemaybeamendedormodifiedonlybyaninstrumentof
equalformalitysignedbybothLandlordandTenant.
IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed in duplicate
counterparts,eachofwhichshallbedeemedtobeanoriginal,thedayandyearfirstabovewritten.
“Landlord” “Tenant”
GEORGIABUILDINGAUTHORITY {INSERTTENANTNAME}
By: By:
Witness: Witness:
NotaryPublic: NotaryPublic:
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MyCommissionExpires: MyCommissionExpires:
(NotarySeal) (NotarySeal)