Exhibit 10.30
LIONBRIDGE US,
INC.
760 WHALERS WAY, BUILDING C,
SUITE 110
FORT COLLINS,
COLORADO
TABLE OF
CONTENTS
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ARTICLE I
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1
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1.1
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DESCRIPTION
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1
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1.2
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EXCEPTION
AND RESERVATION
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1
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1.3
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DEFINITIONS
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1
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ARTICLE II
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2
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2.1
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TERM
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2
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2.2
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MINIMUM
RENT
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2
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2.3
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ADDITIONAL
SERVICES PROVIDED
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2
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2.4
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ADDITIONAL
RENT
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2
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2.5
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OPERATING
EXPENSES
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3
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2.6
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SECURITY
DEPOSIT
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3
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2.7
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PAYMENT OF
CHARGES
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4
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2.8
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CURRENCY
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4
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ARTICLE III
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4
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3.1
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TENANT’S USE
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4
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3.2
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TENANT
FINISH
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4
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3.3
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UTILITIES
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5
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3.4
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SIGNS
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5
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3.5
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ARCHITECTURAL CONTROL
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5
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3.6
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ENVIRONMENTAL HAZARDS AND
INDEMNITY
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5
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ARTICLE IV
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6
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4.1
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LANDLORD’S DUTY TO REPAIR
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6
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4.2
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TENANT’S DUTY TO REPAIR
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6
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4.3
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SURRENDER OF
PREMISES
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7
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4.4
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TENANT’S ALTERATIONS
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7
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4.5
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MECHANIC’S LIEN
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8
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4.6
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ROOF
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8
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ARTICLE V
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8
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5.1
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LIABILITY OF
TENANT
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8
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5.2
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NOTICE OF
CLAIM OR SUIT
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8
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5.3
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LIABILITY
INSURANCE
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9
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5.4
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PLATE GLASS
RESPONSIBILITY
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9
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5.5
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FAILURE TO
PROCURE INSURANCE
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9
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5.6
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INCREASE IN
FIRE INSURANCE PREMIUM
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9
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5.7
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PROPERTY OF
TENANT
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9
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5.8
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WAIVER OF
SUBROGATION
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9
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5.9
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STIPULATIONS
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9
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ARTICLE VI
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9
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6.1
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PARTIAL
DESTRUCTION
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9
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6.2
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SUBSTANTIAL
DESTRUCTION
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10
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ARTICLE VII
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10
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7.1
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TENANT
ASSIGNMENT
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10
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ARTICLE VIII
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11
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8.1
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TENANT’S DEFAULT
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11
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8.2
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TENANT’S OBLIGATION
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12
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8.3
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SECURITY
INTEREST
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12
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8.4
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LEGAL
REMEDIES
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13
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8.5
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ATTORNEY’S FEES
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13
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ARTICLE IX
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13
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9.1
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CONTROL OF
COMMON AREA
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13
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9.2
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EMPLOYEE
PARKING AREA
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13
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ARTICLE X
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13
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10.1
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PARTIAL
TAKING
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13
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10.2
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SUBSTANTIAL
TAKING
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13
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10.3
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AWARD
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14
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ARTICLE XI
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14
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11.1
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LANDLORD’S RIGHT OF ENTRY
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14
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11.2
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QUIET
ENJOYMENT
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14
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11.3
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RELOCATION
OF TENANT
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14
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11.4
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WAIVER
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14
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11.5
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TRADE
FIXTURES
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14
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11.6
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SUBORDINATION
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15
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11.7
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NOTICES
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15
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11.8
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FINANCIAL
REPORTS
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15
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11.9
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RECORDING
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15
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11.10
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AMENDMENT
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15
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11.11
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DOCUMENTATION
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15
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11.12
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HOLDING
OVER-DOUBLE LAST MONTH’S RENT
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15
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11.13
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WAIVER OF
JURY TRIAL
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16
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11.14
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CONTROLLING
LAW
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16
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11.15
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TIME OF THE
ESSENCE
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16
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11.16
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NO
PARTNERSHIP
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11.17
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PARTIAL
INVALIDITY
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16
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11.18
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SUCCESSORS
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16
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11.19
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DISCLAIMER
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16
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11.20
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ADDITIONAL
PROVISIONS
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16
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EXHIBIT A
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18
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EXHIBIT B
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19
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EXHIBIT C
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20
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EXHIBIT C-1
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21
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ii
LEASE AGREEMENT
THIS LEASE AGREEMENT
(the “Lease”) is dated this 23
rd
day of December,
2008, by
and between Horizon West Property Management, Inc. a Colorado
corporation, hereinafter referred to as “Landlord”,
as agent for Morgan Holdings, LLC, GratefulDV, LLC, and DNT
Timberline Lakes, LLC (collectively, “Owner”), and
Lionbridge US, Inc., a Delaware corporation,
hereinafter referred to as “Tenant”. Mitchell M. Morgan
(“Morgan”) is the sole member of Morgan Holdings, LLC,
and David P. Veldman (“Veldman”) is the sole member of
GratefulDV, LLC. Morgan and Veldman are real estate professionals
and real estate brokers licensed in the State of Colorado acting on
their own behalf.
WITNESSETH:
ARTICLE I
PREMISES
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1.1
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DESCRIPTION. Landlord, in consideration of the Rent to be
paid and the covenants and agreements to be performed by Tenant,
does hereby lease to Tenant and Tenant leases and accepts from
Landlord, subject to the terms and conditions of this Lease, the
premises commonly known as 760 Whalers Way, Building C, in the
suite presently known as of the date of this Lease, as Suite
110, Fort Collins, Colorado, (the “Demised
Premises”) and as outlined on the attached Exhibit
“A”, said exhibit incorporated herein.
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The Demised Premises are deemed to
be 758 square feet which square footage will become the
numerator of the fraction used to determine Tenant’s Pro-rata
Share as described in Article 1.3 of this Lease.
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1.2
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EXCEPTION
AND RESERVATION. Landlord
reserves and excepts from the Demised Premises, the roof and
exterior walls of the Building of which the Demised Premises are a
part, and further reserves the right to construct additional
improvements on and around the Building of which the Demised
Premises are a part as may be reasonably necessary or advisable,
which determination shall be in the sole discretion of
Landlord.
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1.3
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DEFINITIONS. Whenever the following words or phrases are used
in this Lease, said words or phrases shall have the following
meaning:
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(a)
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“Building” shall mean the existing
building, commonly known as 760 Whalers Way, Building C, Fort
Collins, Colorado 80525, located in the Business Center, deemed to
consist of approximately 7,084 rentable square feet.
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(b)
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“Building
Common Areas” shall include hallways, entrance areas,
stairways, elevators, if any, restroom facilities, and any other
areas available for the common use by other tenants in the
Building, their employees, and business invitees.
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(c)
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“Business
Center” shall mean the Building and all of the buildings
within the five building office complex known as the Boardwalk at
the Landings Association (the “Association”), parking
facilities, common facilities, and the like, and as the same may
from time to time be altered, together with the structures which
may from time to time be included thereon by any of the owners
within the Association.
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(d)
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“Common
Area” shall include the parking areas, service roads, loading
facilities, sidewalks, and green areas of the Business Center, and
any other areas now constructed or to be constructed for the use in
common by the Tenant, other tenants in the Business Center and
their employees and business invitees, subject, however, to the
terms of this Lease and reasonable rules and regulations prescribed
from time to time by the Landlord. Tenant acknowledges that the
Common Area is controlled by the Association pursuant to a recorded
Declaration of Covenants, Conditions, and Restrictions for the
Boardwalk at the Landings Association and that Landlord is a member
of the Association.
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1
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(e)
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“Pro-rata
Share” shall mean the total amount of the item being shared,
multiplied by a fraction, the numerator of which shall be the floor
area of the Demised Premises, and the denominator of which shall be
the total net leasable square footage of the Building of which the
Demised Premises is a part. The denominator for this particular
space will be 7,084. Adjustments will be necessary if the
net leasable square footage of the Building is increased or
decreased for any reason at a later date. At the Commencement Date
of this Lease, Tenant’s Pro-rata Share is agreed to be
10.7%.
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ARTICLE II
TERMS AND RENT
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2.1
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TERM. The original term of this Lease shall be for a
period of six (6) Months, commencing on December 28,
2008 (the “Commencement Date”), and expiring at 12:00
PM (Noon) on June 30, 2009, unless sooner terminated under
the terms of this Lease.
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2.2
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MINIMUM
RENT. Tenant covenants
and agrees to pay without deductions or set-off, as minimum rent
(“Minimum Rent”) for the Demised Premises for the full
term of the Lease, the sum of Four Thousand One Hundred Sixty
Eight and 98/100 Dollars ($4,168.98), which amount shall be payable
in monthly installments without notice or demand, as
follows:
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December 28, 2008 through
December 31, 2008:
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$
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-0-
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January 1, 2009 through June 30,
2009:
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$
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694.83 Per Month
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Said Minimum Rent is payable in
advance on or before the first day of each calendar month during
the term of this Lease at the offices of the Landlord or at such
other place as the Landlord or Owner may hereinafter designate from
time to time by written notice to Tenant. Checks shall be made
payable to: Horizon West Property Management, Inc., 760 Whalers
Way, Building A, Suite #200, Fort Collins, CO 80525. Tenant agrees
that Minimum Rent payments and OER charges, as described in Article
2.4, will be subject to a late fee of five percent (5%) if
received after five (5:00) p.m. on the tenth (10th) of
the month due, and ten percent (10%) if received after five
(5:00) p.m. on the fifteenth (15th) of the
month.
If the Commencement Date of the
Lease is other than the first of the month, Tenant shall pay a
prorata portion of said monthly Minimum Rent for the remainder of
said month.
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2.3
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ADDITIONAL
SERVICES PROVIDED. Landlord shall provide the following services to
Tenant at the times and in the manner provided to other tenants of
the Building. The cost of these services, unless indicated
otherwise, shall be included in Operating Expenses, as defined in
Article 2.5.
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(a)
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janitorial
service for Building Common Areas only;
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(b)
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electrical and
gas service;
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(c)
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heating and air
conditioning services;
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(d)
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fire, casualty
and general liability Building insurance, together with rent
insurance in such sums as may be determined by Landlord;
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(e)
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water and sewer
services;
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(f)
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all exterior
maintenance;
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(i)
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all Common Area
maintenance and related taxes and insurance;
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2.4
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ADDITIONAL
RENT. In addition to all
other payments to Landlord by Tenant required hereunder, Tenant
shall pay to Landlord in each year or portion thereof during the
term of this Lease, or any renewal or extension thereof, as
Additional Rent, Tenant’s Pro-rata Share of the annual
Operating Expenses, as defined in Article 2.5
(“OER”).
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2
Landlord shall provide to Tenant a
statement of projected Tenant’s Pro-rata Share of Operating
Expenses at the beginning of each calendar year, and Tenant shall
pay the entire amount due and owing in twelve (12) equal
monthly installments together with the Minimum Rent payments, to
Landlord at the address shown in Article 2.2. In this instance,
Landlord has estimated Tenant’s share of OER for the 2009
calendar year to be based on Nine and 20/100 Dollars ($9.20) per
square foot or Six Thousand Nine Hundred Seventy Two and 00/100
Dollars ($6,972.00) on an annual basis, payable in monthly
installments of Five Hundred Eighty One and 00/100 Dollars
($581.00) commencing on January 1, 2009.
Within ninety (90) days of the
completion of the year-end accounting for the Building, or as soon
as practical thereafter, Landlord shall compute Tenant’s
Pro-rata Share of Operating Expenses and shall provide a summary to
Tenant reflecting the actual amounts incurred for such calendar
year. In the event Tenant’s Pro-rata Share of the actual
Operating Expenses for such calendar year shall exceed the
aggregate of the projected Operating Expenses installments actually
collected by Landlord from Tenant, Tenant shall pay to Landlord
within thirty (30) days following Tenant’s receipt of a
statement, the amount of such excess. However, if Tenant’s
Pro-rata Share of the actual Operating Expenses for such calendar
year is less than the aggregate of the projected Operating Expenses
installments actually collected by Landlord from Tenant, Landlord
shall pay or credit to Tenant within thirty (30) days after
Tenant’s receipt of the statement, the amount of the
overpayment of the projected Operating Expenses installments. If
the expiration or termination of this Lease occurs other than on
the last day of a calendar year, the amount to be paid by Tenant or
reimbursed to Tenant hereunder shall be a pro-rata amount based on
the ratio of the number of days of the term of this Lease in such
last calendar year to 365 days. The obligation of Tenant for the
payment of Minimum Rent and Additional Rent (collectively, the
“Rent”) shall survive the termination of this Lease.
Failure or delay of Landlord in connection with this paragraph
shall not constitute a waiver or renunciation of its rights
therein.
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2.5
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OPERATING
EXPENSES. For the purpose
of this Lease, Operating Expenses shall mean the total amounts
incurred or paid by Landlord in connection with the ownership,
management, maintenance, repair, replacement and operation of the
Building. Such expenses shall include, but shall not be limited to:
Janitorial and cleaning contracts and restroom supplies and
cleaning equipment for the Building Common Areas; all management
fees and costs for the Building; heating and air conditioning for
the Building; electricity, gas, and water and sewer usage fees for
the Building, excluding any utility usage fees for electricity,
gas, or water and sewer supplied to and paid by individual tenants;
maintenance and repair of the exterior of the Building, including
the roof, foundation and structural portions of the Building;
maintenance and repair of the Building Common Areas; the
Building’s proportionate share of all costs to maintain the
Common Area; insurance costs; landscaping services; leasing or
amortization of capital improvements made to the Building after the
date of the execution of this Lease that reduce the operating or
energy expenses, improve life safety or security systems, or are
required under any governmental law or regulation that was not
applicable at the time the Building was constructed, such cost to
be amortized over such reasonable period as determined at
Landlord’s sole discretion, together with interest on the
unamortized balance at a rate equal to ten percent (10%) per
annum at the time such capital improvement is put into service; and
taxes. Taxes, for the purposes of this paragraph, shall mean:
personal property taxes on property and equipment used in the
operation and maintenance of the Building; all real estate taxes
including state equalization factor, if any, payable (adjusted
after protest or litigation, if any) for any part of the term of
this Lease, exclusive of penalties or discounts, on the Building;
any taxes which shall be levied in lieu of any such taxes on the
gross rentals of the Building; any special assessments against the
Building which shall be required to be paid during the calendar
year in respect to which taxes are being determined; and the
expense of contesting the amount or validity of any such taxes,
charges, or assessments, including tax consultant fees, such
expense to be applicable to the period of the item
contested.
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2.6
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SECURITY DEPOSIT.
Concurrent with the execution of
this Lease by Tenant, Tenant shall pay to Landlord the sum of
Two Thousand Five Hundred Fifty and 83/100 Dollars ($2,550.83)
of which Five Hundred Eighty One and 00/100 Dollars
($581.00)
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3
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shall apply to OER and Six
Hundred Ninety Four and 83/100 Dollars ($694.83) shall apply to
Minimum Rent for the first full month of the Lease. The balance of
One Thousand Two Hundred Seventy Five and 00/100 Dollars
($1,275.00) shall remain on deposit with Owner during the term of
this Lease and any extensions as security for the payment of Rent and the full
and faithful performance by Tenant of the covenants and conditions
of this Lease. In the event of default, the sum shall be retained
by Owner and may be applied toward damages arising from such
default. Said deposit shall not be construed as liquidated damages.
Within sixty (60) days after the yielding of said premises at
the termination of this Lease by Tenant, and providing no default
has occurred, said sum shall be returned to Tenant. If any monies
are withheld from the same, the Landlord shall provide a written
accounting as to why the monies were withheld. No interest shall be
payable on the deposit. It is understood that Owner shall always
have the right to apply said deposit or portion thereof to the
curing of any default that may exist. Should Owner convey its
interest under this Lease, the deposit, or the part or portion
thereof not previously applied, shall be turned over to
Owner’s grantees or assignees; and, in the event of such a
grant or assignment, Tenant hereby releases Owner from any
liability with respect to the deposit and Tenant agrees to look
solely to such grantee or assignee and this provision shall further
apply to any subsequent grantees or assigns. Tenant agrees it will
not assign, pledge, mortgage or otherwise hypothecate its interest
in the security deposit. It is agreed that the sum is not made in
payment of Rent, but is paid solely as security by Tenant for the
full and faithful performance of the obligations and terms of the
Lease. Should the entire deposit or any portion thereof be
appropriated and applied by Owner or Landlord for the payment of
overdue Rent or any other sums due and payable to Landlord by
Tenant, then Tenant shall, upon written demand by Landlord, remit
to Landlord for delivery to Owner a sufficient amount in cash to
restore said security to the original sum deposited, and
Tenant’s failure to do so within ten (10) days after
receipt of such demand shall constitute a breach of this
Lease.
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2.7
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PAYMENT OF
CHARGES. All Rent and
other charges to be paid by Tenant shall be paid as provided in
this Lease and the nonpayment of any item when due (or with monthly
payments if not otherwise provided for herein) shall constitute a
breach and default under the terms of this Lease thereby entitling
Landlord to terminate the same and repossess itself of the Demised
Premises and to seek judgment for the unpaid Rent and any other
damage the Landlord may have suffered. If, however, Landlord elects
to waive the breach by Tenant and accepts the tendered late
payment, it is agreed that this acceptance is not a waiver by
Landlord of any rights Landlord may have regarding subsequent
default.
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2.8
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CURRENCY. All monies due from Tenant to Landlord under
this Lease, whether as Rent or otherwise, are to be paid in lawful
currency of the United States, as then exists. The parties hereto
agree that if for any reason dollars are no longer lawful currency
of the United States, then all monies due from Tenant to Landlord
hereunder shall be payable in lawful currency of the United States
as may exist at the time the particular payment is made.
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ARTICLE III
USE OF PREMISES
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3.1
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TENANT’S USE. The Demised Premises shall be used and occupied
by Tenant solely as office space and for no other purpose
without Landlord’s prior written consent. Tenant shall comply
with all rules, regulations and laws of any governmental authority
with respect to use and occupancy, and shall not violate in any
manner any of the exclusive use rights granted by Landlord to any
other tenants in the Building, which exclusive use provisions
contained in said leases are available for Tenant’s
inspection.
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3.2
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TENANT
FINISH. Tenant hereby
accepts the Demised Premises and all appurtenances thereto in their
current, “as is” condition. Tenant shall be responsible
for all tenant finish on the Demised Premises. Tenant shall first
submit to Landlord any such drawings, layouts, samples of material
and any other information Landlord deems necessary to demonstrate
the finish anticipated by Tenant. No such finish work shall be
undertaken until Landlord has given its written approval, which
written approval shall not be unreasonably withheld, provided,
however, Tenant acknowledges that no tenant finish shall be allowed
which, in the opinion of Landlord, is not consistent with the
overall scheme of the Building.
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4
All construction work done by Tenant
or Tenant’s contractor within the Demised Premises shall be
performed in a good and workmanlike manner, in compliance will all
governmental requirements and the requirements of any contract or
deed of trust to which Landlord may be a part, and in such manner
as to cause a minimum of interference with other construction in
progress or with the transaction of business in the Building.
Tenant agrees to indemnify Landlord and hold it harmless against
any loss, liability or damage resulting from such work, and Tenant
shall, if requested by Landlord, furnish bond or other security
satisfactory to Landlord against any such loss, liability or
damage.
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3.3
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UTILITIES. Landlord agrees to pay for Tenant’s
requirements of electric current, gas, sewer, heat, water, and all
other utilities and all taxes or charges on such utility services
which are used on or attributable to the Demised Premises, which
utilities shall be included in the Operating Expenses as defined in
Article 2.5 of this Lease. In no event shall Landlord be liable for
any interruption or failure in the supply of any utilities to the
Demised Premises. In the event that Tenant’s consumption
of electricity in the conduct of Tenant’s business in the
Demised Premises exceeds the average consumption of electricity for
general office space usage, then Tenant shall pay for the excess
consumption, which cost Landlord shall reasonably estimate based on
historical consumption records.
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3.4
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SIGNS. Tenant shall not place on any exterior door,
wall, or window of the Demised Premises any sign or advertising
matter without first obtaining Landlord’s written approval
and consent. Tenant agrees to maintain such sign or advertising
matter as approved by Landlord in good condition and repair. All
signs shall comply with the architectural control placed on the
Building by the Association and also shall comply with all
applicable ordinances or other governmental restrictions and the
prompt compliance therewith shall be the responsibility of the
Tenant. In this regard, Tenant acknowledges that no sign or window
treatment will be allowed which contains neon lighting without
written consent of Landlord. Any such sign shall be in line with
the overall plan of the Building. No sign shall be approved until a
colored rendering of the same has been submitted to Landlord and
approved by Landlord.
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Any signs erected or placed in or on
the Demised Premises by Tenant may be removed by Tenant during the
term hereof only with the prior written consent of Landlord. Upon
the expiration or sooner termination of this Lease, all signs
placed by Tenant must be removed and all damage caused by the
erection, maintenance, or removal of any or all signs shall be
fully repaired at the expense of Tenant.
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3.5
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ARCHITECTURAL CONTROL. Tenant acknowledges that Landlord shall have
complete architectural control over any improvements constructed in
the Building. In this regard, any improvements to be constructed by
Tenant shall not be undertaken unless all renderings,
specifications, drawings and other material as may be required by
Landlord regarding the same have been submitted to Landlord and
received Landlord’s written approval. In this regard, Tenant
acknowledges that the Demised Premises are part of the overall
scheme of design in the Building and Landlord shall have the final
decision as to any improvements constructed therein whether by
Landlord or Tenant.
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3.6
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ENVIRONMENTAL HAZARDS AND
INDEMNITY. Tenant will
not use or operate the Demised Premises in any manner such that the
Demised Premises are not in compliance with all applicable federal,
state and local environmental statutes, regulations, ordinances,
and any permits, approvals or judicial or administrative orders
issued thereunder; nor shall Tenant operate in the Demised Premises
or use any portion of the Building or any area of the Common Area
in any manner such that the Demised Premises, any area adjacent to
the Demised Premises, the Building, or the Common Area, may or do
become contaminated by any hazardous substance, pollutant or
contaminant, or petroleum, including crude oil or any fraction
thereof, giving rise to liability under any federal, state or local
environmental statute or ordinance, including without limitation
the Comprehensive Environmental Response, Compensation and
Liability Act, 42 U.S.C. § 9601 et seq ., as amended,
or under any common law claim for
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5
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personal injury or property
damage, or for injunctive relief. Whether or not Tenant or Landlord
has actual knowledge of the existence of any environmental
condition which becomes subject to this environmental indemnity,
Tenant hereby agrees to indemnify, defend and hold harmless
Landlord and its agents, affiliates, officers, directors and
employees of and from any and all liability, claims, demands,
actions and causes of action whatsoever arising out of or related
to Tenant’s contamination of the Demised Premises, any area
adjacent to the Demised Premises, any portion of the Building, or
any area of the Common Area by any hazardous substance, pollutant
or contaminate, petroleum, or the like.
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ARTICLE IV
MAINTENANCE AND
REPAIRS
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4.1
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LANDLORD’S DUTY TO REPAIR.
Landlord shall keep in good repair
and maintain the foundation, exterior walls and roof of the
Building in which the Demised Premises are located. Landlord shall
repair major Building systems, such as main electrical distribution
source, main sewage drain lines, and heating and ventilation
equipment, if any, serving the Building. Tenant acknowledges that,
provided the foregoing repairs are not required to be made by
reason of negligence of the Tenant, its agents, affiliates,
officers, directors and employees, such maintenance and any upkeep
of the exterior of the Building and the Building’s share of
any maintenance in the Common Area of the Business Center, such as
painting, repairs, striping, parking lot surface maintenance, etc.,
if undertaken by Landlord or the Association, shall be considered
Common Area maintenance and subject to the provisions of Article
2.5 above.
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Tenant agrees that if any conditions
exist within the Demised Premises, the Building, the Building
Common Areas, or the Common Area that would create the basis of a
constructive eviction of the Tenant, or a claim against Landlord
for the failure to complete any required tenant finish or to make
any repairs or undertake any maintenance for which Landlord is
responsible under the terms of this Lease, Tenant shall give
Landlord prompt notice of such condition or default in writing.
Landlord shall have thirty (30) days after receipt of said
written notice to correct or cure said condition or default. If
such condition or default is of a nature that cannot be reasonably
cured within thirty (30) days, and Landlord has begun to
attempt to cure such condition or default and continues with
reasonable diligence to do so thereafter, Landlord shall be given
the additional time reasonably necessary to complete the cure of
the condition or alleged default. Tenant shall have no claims and
shall not file any action against Landlord for constructive
eviction or any breach of this Lease for failure to complete any
required tenant finish or to make any necessary repairs or maintain
any portion of the Demised Premises, the Building, the Building
Common Areas, or the Common Area unless and until Tenant has first
provided written notice of such condition or default, and Landlord
has failed to cure or begin to cure the condition or default within
thirty (30) days after receipt of such notice.
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4.2
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TENANT’S DUTY TO REPAIR.
Except as provided for in Article
4.1 of this Lease as being required of the Landlord, Tenant
shall:
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a.
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keep and
maintain in good order, condition and repair (including any such
replacement and restoration as is required for that purpose) the
Demised Premises and every part thereof and any and all
appurtenances thereto wherever located, including but not limited
to, light fixtures, light bulbs, ballasts, carpeting or other
flooring, doors, door frames, door checks, door locks, and interior
windows, window frames, window coverings, and walls within the
Demised Premises, all electrical wiring, electrical switches and
electrical outlets serving the Demised Premises, ceiling tiles and
ceiling grids, and all HVAC airflow grills, louvers and
covers;
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b.
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use chair mats
in front of desks on all flooring areas to protect carpet and floor
material from damage and excessive wear;
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c.
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keep and maintain the Demised
Premises in a clean, sanitary
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