[{"id":"551173a3-9cd0-4b43-9a54-d8de3c6a49ca","order":1,"text":"LETTER OF INTENT TO LEASE","fontSize":"22","textAlign":"center","bold":true,"underline":false,"marginBottom":"4","cflou":false,"active":true},{"id":"3a3fa87e-86be-4f09-84a6-976b0538ed1b","order":2,"text":"Commercial Premises — Non-Binding Except Where Expressly Stated","fontSize":"12","textAlign":"center","bold":false,"underline":false,"marginBottom":"30","cflou":false,"active":true},{"id":"680bd142-16b2-45cd-bc99-bfc272538518","order":3,"text":"[Tenant's legal name]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"af84e220-0a8f-4897-9df8-9ad2bf8872f1","order":4,"text":"[Tenant's street address]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"651773be-9f81-492b-9b09-20fa6cdf0c50","order":5,"text":"[Tenant's city, state and ZIP code]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"26","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"a5293b3f-f42b-465f-81cd-87b345059768","order":6,"text":"[Landlord's legal name]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"6571c436-7863-41ea-b990-de4ef170057c","order":7,"text":"[Landlord's street address]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"28dc2807-1f28-45ff-b877-7bc2dd43313c","order":8,"text":"[Landlord's city, state and ZIP code]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"26","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"19bc3745-6df9-45a9-bcd4-d906482667fb","order":9,"text":"[Date of this Letter]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"26","cflou":false,"active":true},{"id":"6563aee2-4952-4b1b-8a3f-abf46e0fdee1","order":10,"text":"[Landlord's legal name]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"404a2b44-0619-495b-83ab-6b42a8f401e8","order":11,"text":"[Landlord's street address]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"e75c2a2e-a289-4cef-8e07-eb29718fb322","order":12,"text":"[Landlord's city, state and ZIP code]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"26","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"9e149611-7134-4ebb-9685-748d8a33cf51","order":13,"text":"[Tenant's legal name]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"901adf5b-b450-42d0-9172-0db5a61f1436","order":14,"text":"[Tenant's street address]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"0","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"10966511-44ea-4b16-8443-fad2ddadd42e","order":15,"text":"[Tenant's city, state and ZIP code]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"26","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"93a5873c-e009-4d47-87fa-1a32681c5a5d","order":16,"text":"Re: Proposed lease of [Suite or unit], [Street address of the Building]","fontSize":"14","textAlign":"left","bold":true,"underline":false,"marginBottom":"22","cflou":false,"active":true},{"id":"6c82fd89-206a-439f-bcbd-ffc90f07ab21","order":17,"text":"Ladies and Gentlemen:","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"16","cflou":false,"active":true},{"id":"b69930b2-821d-4287-96a7-77ba5757d247","order":18,"text":"This letter of intent (this "Letter") sets forth the principal business terms upon which [Tenant's legal name] ("Tenant") proposes to lease from [Landlord's legal name] ("Landlord") the premises described below.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"5c9046da-4a4b-44be-a89a-8ef1577d7136","order":19,"text":"This letter of intent (this "Letter") sets forth the principal business terms upon which [Landlord's legal name] ("Landlord") proposes to lease to [Tenant's legal name] ("Tenant") the premises described below.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Landlord","type":"add","operator":"="}]},{"id":"c28c1fe3-6633-4ff6-a2cc-cd610c115ddf","order":20,"text":"This Letter is submitted for discussion purposes only and is intended to serve as the basis for the negotiation of a definitive written lease agreement (the "Lease"). Except for the sections expressly identified below as binding, this Letter is not intended to, and does not, create any legally binding or enforceable obligation of either party, and neither party shall have any obligation to the other unless and until the Lease has been negotiated, executed and delivered by both of them.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"d06fdb8f-5f85-4f35-82fb-85cb65ca7540","order":21,"text":"The principal terms proposed are as follows.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"10f8adc5-42b2-482e-ab1a-55ca586e548e","order":22,"text":"1. THE PARTIES","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S01"},{"id":"8d981216-f5d5-4896-acfe-3d4041a858e7","order":23,"text":"Landlord: [Landlord's legal name], a limited liability company, whose address for notices is [Landlord's street address], [Landlord's city, state and ZIP code].","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"90606b53-6657-4b1d-87aa-1d9ecc3ec704","order":24,"text":"Tenant: [Tenant's legal name], a limited liability company, whose address for notices is [Tenant's street address], [Tenant's city, state and ZIP code].","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"ae3689c9-ae4b-4937-8e25-05fb1bb5802d","order":25,"text":"Landlord and Tenant are referred to in this Letter individually as a "Party" and collectively as the "Parties". Each Party represents that the person signing this Letter on its behalf is authorized to do so for the limited purposes described in the section entitled "Non-Binding Nature of This Letter".","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"d7b526cf-42db-4098-8d62-0f60c6a72f1a","order":26,"text":"2. THE PREMISES","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S02"},{"id":"98a87de1-8f4c-4b69-a542-cd2e50b91132","order":27,"text":"The premises to be leased consist of approximately [Rentable square feet] rentable square feet designated as [Suite or unit] of the building located at [Street address of the Building], [City, state and ZIP code] (the "Building"). The space so described is referred to as the "Premises".","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"88010e06-ac1d-45cd-8f75-3c74cda763a7","order":28,"text":"The rentable area stated above is an approximation. The Parties intend that the rentable area of the Premises and of the Building be confirmed before execution of the Lease, in accordance with the measurement standard to be specified in the Lease, and that the rent stated below, any tenant improvement allowance and Tenant's proportionate share be adjusted accordingly. The Lease will identify the Premises by a floor plan attached as an exhibit.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"8ee1902d-cfec-460f-b823-b9aeab559a70","order":29,"text":"3. PERMITTED USE","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S03"},{"id":"b429e18d-3dcf-45ce-bc18-bbfc99f16780","order":30,"text":"The Premises shall be used solely for [Permitted use], and for no other purpose without Landlord's prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"3478f171-22ee-44f1-a402-6018cd3590a3","order":31,"text":"Tenant's use shall at all times comply with all applicable laws, ordinances and codes, with all covenants, conditions and restrictions of record, and with the rules and regulations of the Building. Landlord makes no representation or warranty that the Premises may lawfully be used for the use described above. Confirmation of zoning and of the availability of all licenses, permits and certificates of occupancy required for Tenant's intended use shall be Tenant's responsibility, at Tenant's sole cost.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"7cd2d206-3c99-454c-b625-5e41737be9ac","order":32,"text":"4. LEASE TERM, COMMENCEMENT AND EARLY ACCESS","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S04"},{"id":"415b760a-c008-44fd-b9b9-adf91f2900f3","order":33,"text":"The lease term is anticipated to commence on or about [Target commencement date] (the "Commencement Date").","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"f47a89aa-b3a7-42cc-bc4c-932bd7930806","order":34,"text":"The initial term of the Lease (the "Term") shall be [Number of months] full calendar month(s), commencing on the Commencement Date and expiring at 11:59 p.m. local time on the last day of the last such calendar month, unless sooner terminated or extended in accordance with the Lease. Rent shall commence on the Commencement Date, subject only to any abatement expressly provided for in this Letter.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"54f59b47-19bb-446a-ad4d-ef2ac2278da0","order":35,"text":"Landlord shall permit Tenant to enter the Premises up to [Days of early access] day(s) before the Commencement Date for the purpose of installing its trade fixtures, equipment, furniture, cabling and signage, provided that such entry does not materially interfere with the completion of any work being performed by Landlord. Early entry shall be subject to every term of the Lease other than the obligation to pay rent, and Tenant shall carry the insurance required by the Lease throughout any period of early entry.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"92c5756e-8445-4967-a038-b7968284141e","order":36,"text":"If Landlord is unable to deliver possession of the Premises by the anticipated Commencement Date, the Lease shall not be void or voidable and Landlord shall not be liable for any resulting loss or damage, but the Commencement Date and the expiration date shall be postponed until possession is delivered. An outside delivery date, and the Parties' respective remedies if that date is not met, shall be negotiated and set forth in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"7fbad85b-7286-4af0-a9e2-076318b037c0","order":37,"text":"5. BASE RENT","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S05"},{"id":"c83aaf52-195a-498e-b0b5-236a9d03baa6","order":38,"text":"Base rent for the Premises ("Base Rent") shall be $[Annual rate per rentable square foot] per rentable square foot of the Premises per annum, payable in equal monthly installments of $[Monthly installment], in advance, on or before the first day of each calendar month of the Term.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"45937aa2-1bda-4810-945b-297207e4260c","order":39,"text":"Base Rent for any partial calendar month shall be prorated on a per diem basis. Base Rent shall be payable in lawful money of the United States, without prior notice or demand and without deduction, offset or abatement of any kind, except as may be expressly provided in the Lease. Late payments shall bear a late charge and interest at rates to be specified in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"ec36bf38-12e7-4831-894e-e023a37a43a5","order":40,"text":"Commencing on the first anniversary of the Commencement Date, and on each anniversary of that date during the Term, Base Rent shall increase by [Percentage]% over the Base Rent payable during the immediately preceding twelve (12) month period.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"5c9a3de1-fa9b-49a7-959a-f04fc612c4f4","value":"annual","type":"add","operator":"="}]},{"id":"333c7e26-1b7e-4399-8bf1-347b5ce357d4","order":41,"text":"Base Rent shall increase during the Term in accordance with a fixed schedule of rent steps to be agreed by the Parties and set forth in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"5c9a3de1-fa9b-49a7-959a-f04fc612c4f4","value":"steps","type":"add","operator":"="}]},{"id":"d2619dcf-2d3a-45f2-b333-647d931467d0","order":42,"text":"Base Rent shall remain fixed at the amount stated above for the entire Term, without escalation.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"5c9a3de1-fa9b-49a7-959a-f04fc612c4f4","value":"flat","type":"add","operator":"="}]},{"id":"7fdc4477-8feb-4785-9359-f126d1aea5ec","order":43,"text":"6. RENT ABATEMENT","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d148c43d-6a4b-4331-aebf-8120f94e8220","value":"yes","type":"add","operator":"="}],"marginTop":"22","sectionNum":"S06"},{"id":"0e13ac4f-39ca-4852-803f-eb1e65ccc03b","order":44,"text":"Provided that Tenant is not then in default under the Lease beyond any applicable notice and cure period, Base Rent shall be abated in full for the first [Months of abated rent] full calendar month(s) of the Term.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d148c43d-6a4b-4331-aebf-8120f94e8220","value":"yes","type":"add","operator":"="}]},{"id":"de321b47-2360-44ac-839a-530b0cdcd923","order":45,"text":"The abatement described above applies to Base Rent only. Tenant shall remain responsible during any abatement period for all additional rent payable under the Lease, including any amount payable under the section entitled "Operating Expenses, Real Estate Taxes, Insurance and Utilities", and for every other sum payable under the Lease. If the Lease is terminated as a result of Tenant's default before the expiration of the Term, the unamortized portion of the abated Base Rent shall, to the extent permitted by applicable law, become immediately due and payable as additional rent.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d148c43d-6a4b-4331-aebf-8120f94e8220","value":"yes","type":"add","operator":"="}]},{"id":"c57b1e7c-cd47-48b1-8a91-26429beac2d8","order":46,"text":"7. OPERATING EXPENSES, REAL ESTATE TAXES, INSURANCE AND UTILITIES","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S07"},{"id":"3da3d4d1-d179-4a9e-a15a-26fb1e023d6d","order":47,"text":"The Lease shall be a triple net lease. In addition to Base Rent, Tenant shall pay, as additional rent, its proportionate share of all real estate taxes and assessments, insurance premiums and operating expenses of the Building and of the common areas, including common area maintenance charges, in each case as those items are defined and limited in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"90533f02-18ce-44ba-b59e-150910a6d345","value":"nnn","type":"add","operator":"="}]},{"id":"1861cf9c-8bdd-43e5-ab90-177f558da50a","order":48,"text":"The Lease shall be a modified gross lease. Base Rent shall include Tenant's proportionate share of real estate taxes, insurance premiums and Building operating expenses incurred during the base year of [Base year]. Beginning with the following calendar year, Tenant shall pay, as additional rent, its proportionate share of the increase in those taxes, premiums and operating expenses over the base year amounts.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"90533f02-18ce-44ba-b59e-150910a6d345","value":"modgross","type":"add","operator":"="}]},{"id":"161c07c8-36ef-4491-a218-d0dfe7a0131b","order":49,"text":"The Lease shall be a full service gross lease. Base Rent shall include all real estate taxes, insurance premiums, Building operating expenses and Building standard services incurred during the base year of [Base year], and Tenant shall pay, as additional rent, its proportionate share of the increase in those amounts over the base year amounts.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"90533f02-18ce-44ba-b59e-150910a6d345","value":"fsg","type":"add","operator":"="}]},{"id":"dc07ff3c-2bdc-4857-84dd-f0732751b533","order":50,"text":"Tenant's proportionate share shall be a fraction, the numerator of which is the rentable area of the Premises and the denominator of which is the rentable area of the Building, subject to confirmation of both measurements in the Lease. The Lease will contain customary exclusions from operating expenses, a right for Tenant to audit Landlord's statements, and a cap on controllable operating expenses to be negotiated by the Parties.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"11654cb8-001a-4b6f-9370-eb6df1619827","order":51,"text":"Except to the extent the cost of a utility is already included in Base Rent under the arrangement described above, Tenant shall pay directly, or reimburse Landlord for, all utilities separately metered or submetered to the Premises. Throughout the Term, Tenant shall maintain commercial general liability insurance, property insurance covering its trade fixtures, personal property and improvements, business interruption insurance and workers' compensation insurance in statutory amounts, in each case in amounts and with insurers reasonably acceptable to Landlord and naming Landlord and Landlord's lender as additional insureds. The Lease will contain mutual waivers of subrogation.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"a3901cbb-9d72-4c45-a3b4-e352f6659725","order":52,"text":"8. SECURITY DEPOSIT","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S08"},{"id":"9cfba386-a4b0-48c2-b3a8-cfa39c457cc6","order":53,"text":"Upon execution of the Lease, Tenant shall deliver to Landlord a security deposit in the amount of $[Security deposit amount], to be held by Landlord as security for the full and faithful performance of Tenant's obligations under the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"9bc729d2-80ea-4e4f-9d66-904da9d89752","order":54,"text":"The security deposit may be delivered in cash or, subject to Landlord's approval, in the form of an unconditional and irrevocable standby letter of credit issued by a financial institution acceptable to Landlord. The conditions governing the application, replenishment, reduction and return of the security deposit shall be set forth in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"96d952d3-42bd-4df3-9f39-08966e7a37fb","order":55,"text":"9. TENANT IMPROVEMENTS AND CONDITION OF DELIVERY","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S09"},{"id":"c61c4368-fc2d-4663-a410-d56778a7e25c","order":56,"text":"Landlord shall provide Tenant with a tenant improvement allowance of $[Allowance per rentable square foot] per rentable square foot of the Premises, to be applied toward the cost of design, permitting and construction of Tenant's initial improvements to the Premises.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"allowance","type":"add","operator":"="}]},{"id":"a4a1b0ec-f14e-46ea-a57f-a81f4a233aaa","order":57,"text":"The allowance shall be disbursed in accordance with the procedures, and subject to the conditions, retainage and lien waiver requirements, to be set forth in the work letter attached to the Lease. Any cost of the initial improvements in excess of the allowance shall be borne solely by Tenant. Plans and specifications for the initial improvements shall be subject to Landlord's prior written approval, which shall not be unreasonably withheld, conditioned or delayed.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"allowance","type":"add","operator":"="}]},{"id":"cd2056ba-2d70-4a90-9bbf-70e1be2d0e48","order":58,"text":"Landlord shall, at its sole cost and expense, deliver the Premises to Tenant with Landlord's work substantially completed on a turnkey basis, in accordance with the scope of work described immediately below.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"turnkey","type":"add","operator":"="}]},{"id":"1835c903-a84f-47f8-8fc6-7dc51d6eb22d","order":59,"text":"Scope of Landlord's work: [Description of Landlord's work]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"turnkey","type":"add","operator":"="}]},{"id":"e6d95a4b-1841-4812-a221-b8e0b6977f5b","order":60,"text":"Plans and specifications implementing that scope of work shall be prepared by Landlord and approved by Tenant, such approval not to be unreasonably withheld, and shall be attached to the Lease as a work letter. Landlord's work shall be performed in a good and workmanlike manner, using building standard materials, and in compliance with all applicable laws.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"turnkey","type":"add","operator":"="}]},{"id":"def25497-e185-4700-8b78-7ed3e43a272a","order":61,"text":"Landlord shall deliver the Premises to Tenant in their AS-IS, WHERE-IS condition, with no obligation to perform or pay for any improvement, alteration or work, other than to deliver the Premises broom clean, free of occupants and personal property, and with the base building systems serving the Premises in good working order as of the date of delivery.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"asis","type":"add","operator":"="}]},{"id":"8b3bf674-0de8-491b-97a7-eef3e577a152","order":62,"text":"All improvements desired by Tenant shall be designed, permitted and constructed by Tenant at Tenant's sole cost and expense, subject to Landlord's prior written approval of the plans, the contractors and the insurance carried by them, which approval shall not be unreasonably withheld, conditioned or delayed.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"f27201c1-f378-4ac9-bd71-6ec9dc9c1b68","value":"asis","type":"add","operator":"="}]},{"id":"d7cfd10a-736d-4c58-b013-d49f01329b76","order":63,"text":"Tenant's acceptance of possession of the Premises shall not be deemed a waiver of latent defects or of Landlord's obligation to complete punch list items identified within the period to be specified in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"a13b341a-6b7a-4075-bc0b-2fe7a89349ce","order":64,"text":"10. MAINTENANCE, REPAIRS AND SERVICES","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S10"},{"id":"8029e765-f49e-4778-b27e-64873f29a86b","order":65,"text":"Landlord shall maintain, repair and, when necessary, replace the roof, foundation, structural elements, exterior walls and exterior windows of the Building, the base building mechanical, electrical, plumbing, life safety and fire sprinkler systems, and the common areas, parking areas and landscaping serving the Building, in each case in good order and repair and in a condition consistent with comparable buildings in the market in which the Building is located.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"de68af38-fce2-49c2-9883-776743551755","order":66,"text":"Tenant shall maintain, repair and replace, at its sole cost, the interior non-structural portions of the Premises, including its trade fixtures, equipment, interior finishes, doors and plate glass, together with any heating, ventilating and air conditioning equipment exclusively serving the Premises, and shall keep the Premises in a clean, safe and sanitary condition.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"bba3ca24-2681-4808-a408-a89aeccff844","order":67,"text":"The extent to which the cost of Landlord's maintenance obligations, and the cost of any capital repair or replacement, is included in Base Rent or passed through to Tenant as additional rent shall be governed by the section entitled "Operating Expenses, Real Estate Taxes, Insurance and Utilities". The Parties intend that the cost of any capital item passed through to Tenant be amortized over its useful life, determined in accordance with sound accounting principles, and that Tenant pay only the amortized portion attributable to the Term.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"127305ab-3587-4e1a-a6e5-54f733148c9b","order":68,"text":"The building services Landlord will furnish, the hours during which they will be furnished, and the charge, if any, for services requested outside those hours, shall be described in the Lease and shall be consistent with that allocation of operating expenses.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"a74b9adb-4209-4c97-89f4-4eb86e25c762","order":69,"text":"Upon the expiration or earlier termination of the Lease, Tenant shall surrender the Premises in good order and repair, ordinary wear and tear and damage by casualty excepted, and shall remove its trade fixtures, equipment, signage and cabling. Whether Tenant must remove any alteration or improvement made during the Term shall be determined by Landlord at the time it approves the plans for that alteration or improvement, and not afterwards.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"a577ecf7-2616-4ec9-bfad-556f36369098","order":70,"text":"11. COMPLIANCE WITH LAW, ACCESSIBILITY AND ENVIRONMENTAL MATTERS","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S11"},{"id":"1453fc54-f814-4ff7-aa3b-c6a956591312","order":71,"text":"Landlord shall maintain the base building and the common areas of the Building in compliance with all applicable laws, including the Americans with Disabilities Act and applicable state and local accessibility requirements. The condition in which the Premises themselves are delivered shall be governed by the section entitled "Tenant Improvements and Condition of Delivery".","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"6c786624-3a7f-4d9a-8b71-c354b2a27c2f","order":72,"text":"Tenant shall be responsible for compliance with applicable laws within the Premises to the extent that compliance is triggered by Tenant's particular use of the Premises or by any alteration or improvement made by or for Tenant.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"24b30b38-bf56-4d0c-9ba2-b6149eba4860","order":73,"text":"Tenant shall not use, generate, store, release or dispose of any hazardous or toxic substance, material or waste regulated under any applicable federal, state or local environmental law ("Hazardous Materials") in, on or about the Premises or the Building, except for customary cleaning, office and business supplies used, stored and disposed of in quantities and in a manner consistent with applicable law. The Lease will contain a mutual environmental indemnity allocating responsibility for Hazardous Materials to the Party whose act or omission gave rise to the condition.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"dbc0f8ca-32ed-4e83-83a7-4326bf2cb35d","order":74,"text":"Landlord's representations concerning the presence of Hazardous Materials at the Building, together with any environmental report or site assessment in Landlord's possession, shall be addressed during the review described in the section entitled "Due Diligence and Conditions Precedent".","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"8472039f-46e9-445e-a563-d14ae605b1a7","order":75,"text":"12. PARKING","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S12"},{"id":"8fdfe9c4-b047-4c38-b0a1-07b0b65b0484","order":76,"text":"Tenant shall be entitled to use [Number of parking spaces] parking space(s) in the parking areas serving the Building, on an unreserved and non-exclusive basis, at no additional charge during the initial Term unless otherwise provided in the Lease. Parking rights shall be subject to the rules and regulations of the Building, to the rights of other tenants and to applicable law.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"b15ef341-58d8-47df-8c85-cfd9c42358de","order":77,"text":"13. SIGNAGE","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S13"},{"id":"b9b00f72-b279-43a8-943d-ccd709219a40","order":78,"text":"Subject to Landlord's prior written approval of the size, design, materials, location and method of installation, and subject to all applicable laws, recorded restrictions and permits, Tenant shall have the right to install building standard signage identifying Tenant at the entrance to the Premises, together with a listing in the Building directory, if any. All signage shall be installed, maintained and removed at Tenant's sole cost and expense, and Tenant shall repair any damage caused by its installation or removal.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"6d5b5309-1ca8-46ed-b540-438bbb5cc535","order":79,"text":"14. RENEWAL OPTION","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"80b573c6-db7f-4a25-a7f9-3bd05bbc0c8e","value":"yes","type":"add","operator":"="}],"marginTop":"22","sectionNum":"S14"},{"id":"25e82ba5-d053-48f3-83d8-8770d714c0b6","order":80,"text":"Provided that Tenant is not then in default beyond any applicable notice and cure period and is in occupancy of the Premises, Tenant shall have [Number of options] option(s) to extend the Term, each for an additional period of [Years per option] year(s), exercisable by written notice given to Landlord not less than nine (9) months, and not more than twelve (12) months, before the expiration of the then current Term.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"80b573c6-db7f-4a25-a7f9-3bd05bbc0c8e","value":"yes","type":"add","operator":"="}]},{"id":"876abbcf-25c6-4048-83eb-4f7924976963","order":81,"text":"Base Rent during each extension period shall equal the then prevailing fair market rental rate for comparable space in comparable buildings in the market in which the Building is located, determined in accordance with the procedure, including any broker determination or arbitration mechanism, to be set forth in the Lease. All other terms of the Lease shall continue to apply during any extension period, except that no further tenant improvement allowance, rent abatement or extension option shall apply unless expressly agreed in writing.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"80b573c6-db7f-4a25-a7f9-3bd05bbc0c8e","value":"yes","type":"add","operator":"="}]},{"id":"f3076717-b55c-4c5b-9060-dd6100b4da92","order":82,"text":"Each extension option shall be personal to the originally named Tenant and to any permitted transferee described in the section entitled "Assignment and Subletting", and shall not benefit any other assignee or subtenant.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"80b573c6-db7f-4a25-a7f9-3bd05bbc0c8e","value":"yes","type":"add","operator":"="}]},{"id":"e0733082-5067-4bd6-abbc-01121c2da61f","order":83,"text":"15. EXCLUSIVE USE","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d08f75b6-35ab-4caf-b679-456eae1bef94","value":"yes","type":"add","operator":"="}],"marginTop":"22","sectionNum":"S15"},{"id":"5dc09c85-6ca5-4e63-bb76-9f33e0c6d840","order":84,"text":"So long as Tenant is open and operating in the Premises for the permitted use and is not in default beyond any applicable notice and cure period, Landlord shall not lease, or permit the occupancy of, any other space in the Building, or in the shopping center or project of which the Building forms a part, to any tenant or occupant whose primary business is the protected use described immediately below.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d08f75b6-35ab-4caf-b679-456eae1bef94","value":"yes","type":"add","operator":"="}]},{"id":"05437636-7d8b-4434-a8b2-ff57a6d91605","order":85,"text":"Protected exclusive use: [Description of the protected use]","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d08f75b6-35ab-4caf-b679-456eae1bef94","value":"yes","type":"add","operator":"="}]},{"id":"410a4412-9655-4e7e-9ecd-38716097c5b2","order":86,"text":"The exclusive right described above shall not apply to any tenant or occupant occupying space under a lease or other agreement in effect on the date of the Lease, nor to any renewal, extension, expansion, assignment or subletting under any such lease or agreement. Customary exceptions, de minimis thresholds and the remedies available to Tenant in the event of a violation, which may include an abatement of Base Rent or a right to terminate, shall be negotiated and set forth in the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"d08f75b6-35ab-4caf-b679-456eae1bef94","value":"yes","type":"add","operator":"="}]},{"id":"dd859d1a-d887-4b56-a363-672149ab8992","order":87,"text":"16. ASSIGNMENT AND SUBLETTING","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S16"},{"id":"7ff91f1e-349b-43ba-9914-aded98e11721","order":88,"text":"Tenant shall not assign the Lease, or sublet all or any portion of the Premises, without Landlord's prior written consent, which shall not be unreasonably withheld, conditioned or delayed. The Lease will address Landlord's right of recapture, Landlord's right to share in any excess consideration received by Tenant, and customary permitted transfers to affiliates of Tenant and to successors by merger, consolidation or acquisition of substantially all of Tenant's assets. No assignment or subletting shall release Tenant from liability under the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"c2b98da5-df9a-4b1f-824a-6d7643fb2ea2","order":89,"text":"17. GUARANTY","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"77370491-1206-4cfe-b1f9-dd2fb7b99816","value":"yes","type":"add","operator":"="}],"marginTop":"22","sectionNum":"S17"},{"id":"6066574e-cbb6-4424-8ec9-857880cbadb9","order":90,"text":"As a material inducement to Landlord to enter into the Lease, [Name of the guarantor] shall execute and deliver to Landlord, concurrently with the execution of the Lease, a guaranty of all of Tenant's obligations under the Lease, in form and substance satisfactory to Landlord.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"77370491-1206-4cfe-b1f9-dd2fb7b99816","value":"yes","type":"add","operator":"="}]},{"id":"8d72a84f-9225-475e-b9ef-42e235e60d71","order":91,"text":"The guarantor shall deliver financial statements and such other information as Landlord may reasonably request in connection with Landlord's evaluation of the proposed guaranty. Whether the guaranty is unlimited or is limited in duration or in amount, and the conditions of any release or burn-off, shall be agreed by the Parties and set forth in the guaranty instrument.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"77370491-1206-4cfe-b1f9-dd2fb7b99816","value":"yes","type":"add","operator":"="}]},{"id":"d92e4e94-c8dd-4bf2-9fc5-36d2ffa965f7","order":92,"text":"18. BROKERAGE","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"27219cd5-f6cf-4be5-9d1f-faf178cf828b","value":"yes","type":"add","operator":"="}],"marginTop":"22","sectionNum":"S18"},{"id":"019c673a-cfce-4ee8-b730-7fa8c6ba7817","order":93,"text":"Broker representing Landlord: [Landlord's broker].","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"4","cflou":false,"active":true,"displayConditions":[{"field":"27219cd5-f6cf-4be5-9d1f-faf178cf828b","value":"yes","type":"add","operator":"="}]},{"id":"e2850fef-8594-4a2e-aab3-8036ddc946e8","order":94,"text":"Broker representing Tenant: [Tenant's broker].","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"27219cd5-f6cf-4be5-9d1f-faf178cf828b","value":"yes","type":"add","operator":"="}]},{"id":"7232e9c4-2c92-494a-908d-25d81c7ec494","order":95,"text":"Any brokerage commission payable in connection with the Lease shall be paid by Landlord pursuant to a separate written commission agreement, and shall be earned and payable only if and when the Lease is executed and delivered by both Parties. Each Party shall indemnify, defend and hold the other harmless from any claim for a commission or finder's fee asserted by any other broker or agent claiming through that Party.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"27219cd5-f6cf-4be5-9d1f-faf178cf828b","value":"yes","type":"add","operator":"="}]},{"id":"a63d885c-ffbc-4b4f-be84-e18d62c008a5","order":96,"text":"19. DUE DILIGENCE AND CONDITIONS PRECEDENT","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S19"},{"id":"1322dc6d-ffc7-44c3-ace9-4320de9f3808","order":97,"text":"Tenant's willingness to enter into the Lease is expected to be conditioned upon Tenant's satisfaction, in its reasonable discretion, with its due diligence review of the Premises and the Building; upon confirmation that the permitted use is allowed under applicable zoning and under all restrictions of record; and upon Tenant obtaining every permit and approval required for its intended use and for its initial improvements.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"ca539c1c-9cd9-4ba7-bc4c-a11590d02afa","order":98,"text":"Landlord's willingness to enter into the Lease is expected to be conditioned upon Landlord's approval of Tenant's financial condition and creditworthiness and, where required, upon the consent of Landlord's lender and of any other party whose consent is required under an existing loan, ground lease, declaration or superior instrument.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"bb847fa5-badf-4501-87cd-37b9379484fc","order":99,"text":"Landlord's review shall also include the financial condition of the proposed guarantor.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"77370491-1206-4cfe-b1f9-dd2fb7b99816","value":"yes","type":"add","operator":"="}]},{"id":"24fd989d-a66a-414e-bc78-6764beffe72f","order":100,"text":"Each Party shall cooperate reasonably and in good faith in the satisfaction of these conditions. Nothing in this section obligates either Party to enter into the Lease or to waive any condition.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"8f639bb1-0ca1-4cc4-b1f6-8790452588c7","order":101,"text":"20. DEFINITIVE LEASE AGREEMENT","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S20"},{"id":"49459b11-693d-48fb-9917-aaf00b3f34fd","order":102,"text":"Landlord shall cause a draft of the Lease to be prepared and delivered to Tenant within [Days to deliver the draft] day(s) after the date on which this Letter is countersigned. The Parties shall thereafter negotiate in good faith with the objective of executing and delivering the Lease within [Days to sign the lease] day(s) after delivery of that first draft.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"372dc8c8-d695-4b36-b2d7-14b6a88816cf","order":103,"text":"The Lease will be prepared on Landlord's standard form for the Building, as modified by the terms of this Letter and by such other terms as the Parties may agree. The Lease will contain the representations, covenants, conditions, default and remedy provisions, subordination, non-disturbance and attornment provisions, estoppel obligations, holdover, casualty, condemnation, surrender and restoration provisions, and such other terms as are customary for leases of comparable premises in the market in which the Building is located.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"2ad5f023-7301-4eb2-a49a-ffef00f89c2e","order":104,"text":"The failure of the Parties to execute and deliver the Lease within the period described above shall not give rise to any liability on the part of either Party, and either Party may then discontinue negotiations without further obligation.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"a3bb9419-2e8c-4649-8286-9ff81de27af0","order":105,"text":"21. NON-BINDING NATURE OF THIS LETTER","fontSize":"16","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"marginTop":"22","sectionNum":"S21"},{"id":"82197829-63ed-4656-855d-b1c5ed486931","order":106,"text":"This Letter is an expression of the Parties' present intentions and a summary of the principal business terms under discussion. Except only for the sections entitled "Confidentiality", "Exclusive Negotiation Period", "Governing Law and Venue" and "Acceptance, Expiration and General Provisions", which the Parties intend to be binding and enforceable, this Letter does not constitute an offer, a contract, a lease, a binding agreement to lease, an option or an agreement to negotiate, and it creates no legal rights or obligations whatsoever.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"19831e3d-11a9-4244-8fe1-dc7fcaf9cf8c","value":"yes","type":"add","operator":"="}]},{"id":"d628947c-9db6-42ff-97d6-71c70dc34496","order":107,"text":"This Letter is an expression of the Parties' present intentions and a summary of the principal business terms under discussion. Except only for the sections entitled "Confidentiality", "Governing Law and Venue" and "Acceptance, Expiration and General Provisions", which the Parties intend to be binding and enforceable, this Letter does not constitute an offer, a contract, a lease, a binding agreement to lease, an option or an agreement to negotiate, and it creates no legal rights or obligations whatsoever.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"19831e3d-11a9-4244-8fe1-dc7fcaf9cf8c","value":"no","type":"add","operator":"="}]},{"id":"a0bde8a1-19ff-4729-81ea-a96e25770206","order":108,"text":"Neither Party shall be bound with respect to the subject matter of this Letter unless and until the Lease has been negotiated, approved, executed and delivered by both Parties, and then only in accordance with the terms of the Lease. Either Party may terminate discussions at any time, for any reason or for no reason, without liability to the other.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"b4c789c8-efe3-47e2-8ae1-0f08e8f86f2b","order":109,"text":"No prior or subsequent conduct, correspondence, course of dealing, delivery of documents or partial performance shall be deemed to create a binding obligation, and neither Party may rely on any statement, promise, projection or understanding that is not set forth in a fully executed Lease. Neither Party shall be liable to the other for any cost, expense, lost opportunity or damages of any kind, whether direct, indirect, special, punitive or consequential, arising out of the negotiations contemplated by this Letter or out of the failure of the Parties to execute the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"73424abf-1bab-4e15-bb9a-3dd09879ec15","order":110,"text":"Each Party shall bear its own costs and expenses, including legal, architectural, engineering and consulting fees, incurred in connection with the negotiation of this Letter and of the Lease.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"f9186d09-ea9f-44c6-b45b-edf1f5ca29a1","order":111,"text":"22. 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The disclosing Party shall remain responsible for any breach of this section by any person to whom it makes such a disclosure.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"88e11cca-ba34-4ab9-89cc-7133ef1b2cde","order":115,"text":"Confidential Information does not include information that is or becomes generally available to the public other than as a result of a breach of this section, that was lawfully in a Party's possession without restriction before its disclosure by the other Party, or that is independently developed without use of the other Party's Confidential Information. A Party may disclose Confidential Information to the extent required by applicable law, regulation, subpoena or order of a court or governmental authority, provided that, to the extent legally permitted, it first gives the other Party prompt written notice so that the other Party may seek a protective order.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"20c7fcba-7a0a-4b23-ba9b-5ed7019b9b40","order":116,"text":"The obligations of this section shall survive the expiration or termination of this Letter and shall continue for two (2) years from the date of this Letter, unless the Lease is executed, in which event the confidentiality provisions of the Lease shall govern. Each Party acknowledges that a breach of this section may cause irreparable harm for which monetary damages would be an inadequate remedy, and that the non-breaching Party shall be entitled to seek injunctive relief in addition to any other remedy available at law or in equity.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"8b6427e5-9afd-45f6-9080-c41471c4ef49","order":117,"text":"23. 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Landlord shall promptly notify Tenant of any unsolicited offer or proposal it receives with respect to the Premises during the Exclusivity Period.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"19831e3d-11a9-4244-8fe1-dc7fcaf9cf8c","value":"yes","type":"add","operator":"="}]},{"id":"8ebd4220-671c-417b-8aa0-f4683102bb72","order":120,"text":"The Exclusivity Period shall terminate automatically upon the earlier of the execution and delivery of the Lease by both Parties and the delivery by either Party of written notice that it has elected to discontinue negotiations.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"19831e3d-11a9-4244-8fe1-dc7fcaf9cf8c","value":"yes","type":"add","operator":"="}]},{"id":"4e93d5fc-fa9e-4415-affc-e574b171e9d2","order":121,"text":"24. 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The Parties irrevocably submit to the exclusive jurisdiction of the state and federal courts sitting in the county in which the Building is located, and each Party waives any objection based on improper venue or forum non conveniens.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"3993e9ab-3c2a-45bc-a26f-2b8e087a70b9","order":124,"text":"EACH PARTY KNOWINGLY, VOLUNTARILY AND IRREVOCABLY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS LETTER.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"3ff9008d-be81-4971-a5a3-8a431a14957b","order":125,"text":"25. 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The Party submitting this Letter may withdraw or modify it in writing at any time before it has been countersigned and returned.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"18eb328a-9301-4075-bbac-3b0542db34bd","order":128,"text":"This Letter may be executed in counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same instrument. Signatures transmitted electronically, including in portable document format or through an electronic signature platform, shall have the same force and effect as original signatures. This Letter may be amended only by a writing signed by both Parties.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"fa2b076e-e96d-4e9b-9338-7d19022f12c3","order":129,"text":"Any notice or communication required or permitted under the binding provisions of this Letter shall be in writing and shall be delivered by hand or by nationally recognized overnight courier to the address of the receiving Party set forth in the section entitled "The Parties", or by electronic mail to the address used by that Party in the correspondence relating to the proposed transaction, and shall be deemed given upon receipt.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"c43becf8-b2e6-4d47-b1a8-289e06ce20aa","order":130,"text":"Neither Party may assign this Letter, or any of its rights or obligations under the binding provisions of this Letter, without the prior written consent of the other Party. If any binding provision of this Letter is held to be invalid or unenforceable, the remaining binding provisions shall continue in full force and effect. No failure or delay by either Party in exercising any right under the binding provisions of this Letter shall operate as a waiver of that right. The headings used in this Letter are for convenience of reference only and do not affect its interpretation.","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"10","cflou":false,"active":true},{"id":"c7801e8d-6aa2-4371-8565-d2904c28ec27","order":131,"text":"Very truly yours,","fontSize":"14","textAlign":"left","bold":false,"underline":false,"marginBottom":"24","cflou":false,"active":true,"marginTop":"24"},{"id":"d8771f70-f388-4d5a-8e97-ebf7dcd94edc","order":132,"text":"[Tenant's legal name]","fontSize":"14","textAlign":"left","bold":true,"underline":false,"marginBottom":"10","cflou":false,"active":true,"displayConditions":[{"field":"776d4b7d-fb85-4d18-8ccf-974cb69b7f98","value":"Tenant","type":"add","operator":"="}]},{"id":"a2e4b3ed-c6b9-4368-a644-a0a8f6682814","order":133,"text":"By: 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