EXHIBIT 10.48
LEASE AGREEMENT
BETWEEN
CORPOREX KEY LIMITED PARTNERSHIP NO. 8
LANDLORD
AND
CROSS COUNTRY SEMINARS, INC.
TENANT
<PAGE>
TABLE OF CONTENTS
1.
PREMISES
2.
NON-EXCLUSIVE PARKING
3.
TERM
4.
CONDITION OF AND IMPROVEMENTS TO LEASED PREMISES
5.
OCCUPANCY PRIOR TO TERM
6.
CONTINUANCE OF OCCUPANCY
7.
SECURITY DEPOSIT
8. BASE
RENT
9.
ESCALATION OF BASE RENT
10 AITIONAL RENT
11.
MAINTENANCE OF COMMON AREAS; UTILITIES
12. TAXES AND
ASSESSMENTS
13.
INSURANCE
14. FIRE OR
OTHER CASUALTY
15. USE OF
LEASED PREMISES
16.
REPAIRS
17.
ALTERATIONS
18. FIXTURES
AND UNAUTHORIZED USE OF PREMISES
19. WINDOW
COVERINGS AND SIGNAGE
20.
INTERRUPTION OF SERVICE
21.
INDEMNIFICATION
22. WARRANTY
OF QUIET ENJOYMENT
23. ASSIGNMENT
AND SUBLETTING
24. EMINENT
DOMAIN
25.
NOTICES
26. REDELIVERY
OF PREMISES
27. DEFAULT;
REMEDIES UPON DEFAULT
28. HOLDING
OVER
29. RIGHTS
RESERVED BY LANDLORD
30. BROKER'S
COMMISSION
31. ESTOPPEL
CERTIFICATE
32. LANDLORD'S
LIABILITY
33.
INCORPORATION OF PRIOR AGREEMENTS; AMENDMENTS
34.
WAIVERS
35.
SEVERABILITY
36.
RECORDING
37. CUMULATIVE
REMEDIES
38. INTEREST
ON PAST DUE OBLIGATIONS
39. BINDING
EFFECT
40.
SUBORDINATION
<PAGE>
TABLE OF CONTENTS PAGE TWO
41.
AUTHORITY
42.
CONFLICT
43.
GOVERNING LAW; FORUM
44.
MECHANIC'S LIEN
45.
FINANCIAL STATEMENTS
46.
JOINT VENTURE
47.
HAZARDOUS SUBSTANCES
48.
ADDITIONAL EXHIBITS
EXHIBITS
--------
A.
LEASED PREMISES
B.
DEVELOPED PARCEL
C.
ALTERATIONS AND IMPROVEMENTS
D.
SCHEDULE OF RENT
E.
NOT APPLICABLE
F.
RULES AND REGULATIONS
G.
GUARANTY OF LEASE
<PAGE>
LEASE AGREEMENT
CORPOREX BUSINESS PARK
NASHVILLE, TENNESSEE
THIS LEASE AGREEMENT, hereinafter known as
the "Lease," entered into effect this
28th day of August, 2003, at Corporex
Business Park, Nashville Tennessee between
CORPOREX KEY LIMITED PARTNERSHIP NO. 8, a
Kentucky Limited Partnership, which
has a place of business at 100 E.
RiverCenter Boulevard, Suite 1100 Covington,
Kentucky 41011-1602, hereinafter known as
"Landlord," and Cross Country
Seminars, Inc., a Delaware corporation,
whose principal place of business is
1645 Murfreesboro Road, Suite J, Nashville,
Tennessee 37217 hereinafter known as
"Tenant."
WITNESSETH:
In consideration of the rent hereafter
reserved and the covenants herein
contained, each party to this Lease hereby
agrees:
(1) PREMISES:
---------
Landlord does hereby lease and demise to the Tenant and Tenant
does
hereby take and rent from Landlord, the following Leased
Premises:
Approximately Nine Thousand Seventy (9,070) square feet of the
first
floor of Corporex Business Park, Building "A," located at 1645
Murfreesboro Road, Suite J, Nashville, Tennessee 37217. That
portion
which is leased to Tenant is designated in red on the floor
plan
attached as Exhibit "A" and is hereinafter known as the "Leased
Premises." The entire building, of which the Leased Premises form
a
part, is hereinafter known as the "Building." The Building, and
other
buildings which comprise Corporex Business Park, are situated upon
a
tract of land hereinafter known as the "Developed Parcel," which
is
more particularly described in Exhibit "B."
(2)
NON-EXCLUSIVE PARKING:
----------------------
Landlord hereby grants to Tenant the right to use the off
street
parking located on the Developed Parcel surrounding the Building in
a
manner conducive to good business practice whereby Tenant uses
parking
spaces at no charge on a non-exclusive basis in common with
other
tenants of the Building. Such parking, in conjunction with the
visitors
parking area, shall be for the use of the Tenant's officers,
agents,
employees, and visitors on a non-reserved basis. Tenant's use
of
parking for employees and guests shall not exceed four (4)
parking
spaces per 1,000 square feet of rented area. Landlord reserves
the
right, however, to designate, for the specific account of
Tenant,
specific parking areas or spaces within the Developed Parcel.
<PAGE>
If the Landlord designates a portion of the parking area for
employee
parking, employees of the Tenant shall use that portion of the
parking
area, thereby leaving the remaining parking spaces in the parking
area
open for visitor in and out traffic.
(3) TERM:
-----
The term of this Lease shall be for Forty-Eight (48) months
beginning
September 1, 2003, and ending on August 31, 2007, subject however
to
the terms of Paragraph (4) and further subject to any of the
conditions
or covenants of this Lease or pursuant to law.
(4) CONDITIONS
OF AND IMPROVEMENTS TO LEASED PREMISES:
--------------------------------------------------
Immediately upon execution of this Lease, Landlord shall commence
any
alterations or improvements to the Leased Premises indicated on
Exhibit
"C."
Landlord shall proceed diligently with said work and use its
best
efforts to complete same by September 1, 2003, if this Lease is
fully
executed by August 16, 2003; but, if the alterations or
improvements
are not substantially completed or the Leased Premises be not
available
for occupancy by said date, Tenant shall have no claim against
Landlord
due to such delay, excepting only that the term of this Lease shall
not
commence until the Leased Premises are deemed to be available
to
Tenant, and the term shall expire forty eight months thereafter.
The
Leased Premises shall be deemed to be available to Tenant at
the
earlier of the time when: Tenant accepts premises "As Is."
(a) the
alterations or improvements to be made by Landlord are
substantially completed (notwithstanding the necessity of
punch list or minor repairs and adjustments still to be made
by the Landlord or notwithstanding the Tenant has not
completed installation and/or connection of its fixtures
and/or equipment); or,
(b) the Tenant
actually occupies the Leased Premises.
Immediately after the actual commencement date of this Lease has
been
determined, if at variance with Paragraph (3), Landlord and
Tenant
shall execute a written instrument fixing the commencement and
termination dates of this Lease.
Tenants
taking possession shall be conclusive evidence that Leased
Premises were then in good order and satisfactory condition, except
for
the completion of punch list items, if any.
Notwithstanding anything else to the contrary in this Paragraph
(4), if
Landlord is not able to complete alterations or improvements to
the
Leased Premises due to delays caused by Tenant, its employees,
agents
or contractors, the term of this Lease shall not be delayed, but
shall
commence according to Paragraph (3).
<PAGE>
(5) OCCUPANCY
PRIOR TO TERM
-----------------------
If permitted by law, landlord may allow Tenant to occupy the
Leased
Premises prior to the commencement of the term stated in Paragraph
3.
If Tenant occupies the Leased Premises on a day other than the
first
day of the month, the Monthly Base Rent provided for in Paragraph 8
and
the Additional Rent provided for in Paragraph 10 shall be adjusted
and
prorated so the Tenant shall only pay rent for the actual number
of
days in the month. Tenant shall also comply with all other terms
and
provisions of this Lease in the same manner as if the term had, in
fact
commenced.
(6)
CONTINUANCE OF OCCUPANCY:
-------------------------
It is further agreed by Landlord and Tenant that Tenant shall
physically occupy the Leased Premises during the entire original
term
and renewal term, if any, inasmuch as Tenant's continued occupancy
of
the Leased Premises and the regular conduct of its business therein
are
of utmost importance to the Landlord in the renewal of other leases
in
the Building, in the renting of vacant space to other tenants and
in
the maintenance of the character and quality of the Building.
Thus
should Tenant move out of the Leased Premises prior to its
lease
expiration without the consent of Landlord, the Tenant shall
have
breached its lease obligation herein and in such case Landlord
may
exercise any and all remedies for default provided by this Lease or
by
law.
(7) SECURITY
DEPOSIT:
-----------------
Tenant shall deposit with Landlord upon execution hereof the sum
of
three thousand two hundred twenty six and 44/100 Dollars
($3,226.44),
which has been previously deposited with Landlord and will be
transferred to this Lease, as security for Tenant's faithful
performance of Tenant's obligations hereunder. If Tenant fails to
pay
rent or other charges due hereunder, or otherwise defaults with
respect
to any provision of this Lease, Landlord may use, apply or retain
all
or any portion of said deposit for the payment of any rent or
other
charge in default or for the payment of any other sum to which
Landlord
may become obligated by reason of Tenant's default, or to
compensate
Landlord for any loss or damage which Landlord may suffer thereby.
If
Landlord so uses or applies all or any portion of said deposit,
Tenant
shall within ten (10) days after written demand therefor deposit
cash
with Landlord in an amount sufficient to restore said deposit to
the
full amount previously stated. Said Security Deposit shall not
earn
interest thereon for the benefit of Tenant. No trust relationship
is
created herein between Landlord and Tenant with respect to said
Security Deposit.
In the event that Tenant performs all of its obligations
hereunder,
said Security Deposit (or so much thereof as has not been used up
and
applied by Landlord as provided above) shall be returned to
Tenant
after the termination of this Lease, and after an inspection by
Landlord establishing that Tenant vacated the Leased
<PAGE>
Premises in substantially the same condition in which it was
received
by Tenant, ordinary wear and tear excepted. The Security Deposit,
which
is returned to Tenant, may, at Landlord's option, be returned to
the
last assignee, if any, of Tenant's interest hereunder.
(8) BASE
RENT:
----------
(a) As annual base rent for the use and occupancy of the Leased
Premises during the initial term, Tenant shall pay to Landlord
rent
pursuant to the schedule attached as Exhibit "D."
The annual base rent is to be payable in equal monthly
installments,
("monthly base rent") in advance on the first day of each and
every
month during the initial or extended term of this Lease, except
that
Tenant shall pay the first installment of monthly base rent upon
the
execution of this Lease.
(b) Tenant agrees to pay as supplemental base rent for the use of
said
Leased Premises an amount equal to ten percent (10%) of any
monthly
base rent payment which is not received by Landlord within five
(5)
days of the date said monthly base rent is due. Said supplemental
base
rent shall be in addition to any other amounts due under this
Lease.
(c) If this Lease commences on a day other than the first day of
the
month, the first and last monthly installments of rent provided for
in
Paragraph (8)(a) shall be adjusted and prorated so that Tenant
shall
only pay rent for the actual number of days in the first and
last
months of said term; but for all other months, Tenant shall pay
the
full monthly installment on the first day of each and every
month.
(d) Rent shall be mailed by Tenant to Landlord at Landlord's
principal
place of business or at such other place as Landlord may designate
in
writing. Rent shall be payable promptly without deduction or set
off or
prior demand thereof by Landlord. All payments shall be in U.S.
dollars, in cash or by check, all checks subject to collection.
(9) ESCALATION
OF BASE RENT:
------------------------
(a) At the beginning of and for each Lease Year, as hereinafter
defined, commencing with the first month of the second Lease Year,
the
annual base rent (and the corresponding monthly base rent as
defined in
Paragraph (8)(a) and set forth in Exhibit "D") shall be
adjusted.
(b) As used herein, the term "Lease Year" means the one year period
of
time commencing on the first day of the term of this Lease, and
each
subsequent anniversary of the first day of the term of this Lease,
and
terminating at midnight of the day preceding the next following
anniversary of the first day of the term of
<PAGE>
this Lease;
provided, however, that a different Lease Year may be
defined in Exhibit "D."
(10) ADDITIONAL
RENT:
----------------
In addition to the amounts imposed in Paragraphs (8) and (9),
Tenant
agrees to pay as additional rent for each
month during the term of this Lease,
the amounts required by Paragraphs (11),
(12) and (13).
(11) MAINTENANCE OF
COMMON AREAS; UTILITIES:
---------------------------------------
(a) Landlord shall arrange to keep the exterior parking lot,
driveways,
and sidewalks in good condition and repair, clean and free from
snow,
ice, rubbish and other obstructions; provide water and arrange
for
trash removal; arrange periodically for grass cutting, landscaping
and
yard maintenance; and arrange for illumination of the parking
lot,
grounds, and common exterior Building signs serving the
Developed
Parcel. Landlord shall also pay property management fees,
licenses,
permits, inspection fees, and the cost of all labor, contracted
labor,
materials and other services paid or incurred by Landlord in
the
operation and maintenance of the Building and Developed Parcel.
(b) For each calendar year Tenant shall reimburse Landlord for
9.07%,
nine and seven one hundredths percent (hereafter, its "Pro Rata
Share")
of the cost of the services enumerated in Paragraph (11)(a). In
the
event Tenant has advanced to Landlord sums in excess of Tenant's
Pro
Rata Share, Landlord shall rebate Tenant for the difference.
In the event Tenant has advanced to Landlord less than Tenant's
Pro
Rata Share, Tenant shall pay to Landlord, upon receipt of an
invoice,
the difference between
the Tenant's advances for the calendar year and
the amount of Tenant's Pro Rata Share.
(c) Tenant shall pay for all utilities consumed in the Leased
Premises.
Landlord, at Tenant's expense, shall install separate meters
for
natural gas (if available) and electricity. Notwithstanding
Subparagraph (11)(a), Landlord reserves the right to install a
water
meter, at Tenant's expense, for the purpose of separately
charging
Tenant for water used in the Leased Premises.
(12) TAXES AND
ASSESSMENTS:
----------------------
For each calendar year, Tenant shall reimburse Landlord for its
Pro
Rata Share of all real estate taxes and assessments levied or
charged
against the Building and the Developed Parcel, in the event Tenant
has
advanced to Landlord sums in excess of Tenant's Pro Rata Share,
Landlord shall rebate Tenant for the difference. In the event
Tenant
has advanced to Landlord less than Tenant's Pro Rata Share,
Tenant
shall pay to Landlord, upon receipt of an invoice, the
difference
between
<PAGE>
the Tenant's advances for the calendar year and the amount of
Tenant's
Pro Rata Share.
All personal property taxes charged or levied against Tenant's
furniture, fixtures and equipment in the Leased Premises shall be
paid
by Tenant.
(13) INSURANCE:
----------
(a) Landlord shall keep the Building insured against loss by fire
or
other casualty with extended coverage in an amount determined by
the
Landlord, and said policies shall include a standard waiver of
subrogation clause against Tenant.
In the event the cost of premiums on Landlord's fire and
extended
insurance increases due to the hazardous nature of the use and
occupancy by Tenant of the Leased Premises, then the entire
increase in
insurance cost shall be paid by Tenant in a lump sum upon receipt
of
invoice from the Landlord.
(b) Landlord shall at all times maintain public liability insurance
for
the common areas and the exterior of the Building as well as
the
sidewalks and the parking lot of the Developed Parcel.
(c) For each calendar year, Tenant shall reimburse Landlord for its
Pro
Rata Share of Landlord's insurance premiums, in the event Tenant
has
advanced to Landlord sums in excess of Tenant's Pro Rata Share,
Landlord shall rebate Tenant for the difference.
In the event Tenant has advanced to Landlord less than Tenant's
Pro
Rata Share, Tenant shall pay to Landlord, upon receipt of an
invoice,
the difference between the Tenant's advances for the calendar year
and
the amount of Tenant's Pro Rata Share.
(d) The Tenant covenants and agrees that it will, at all times
during
the term hereof, at its own expense, carry and keep in full force
and
effect in companies satisfactory to Landlord, public liability
insurance in form satisfactory to Landlord, with limits of (a) at
least
ONE MILLION DOLLARS ($1,000,000.00) for injury, including death, to
any
one person, and (b) at least ONE MILLION DOLLARS ($1,000,000.00)
for
injury, including death in any one casualty, and (c) at least
ONE
MILLION DOLLARS ($ 1,000,000.00) for property damage coverage.
Landlord
may increase the above limits to such greater amounts of
insurance
coverage as Landlord may from time to time reasonably require.
Tenant
shall also, at its own expense, carry plate glass insurance on
the
Leased Premises. All such policies shall name the Landlord and
the
Tenant as parties insured, and shall contain a provision that the
same
may not be canceled or changed without giving to the Landlord at
least
thirty (30) days written notice prior to expiration or cancellation
of
any such policy.
Tenant shall furnish to Landlord a certified copy of
each policy.
<PAGE>
(e) All property in the Leased Premises, in the Building or on
the
Developed Parcel, belonging to Tenant, its agents, employees or
invitees
or to any other person, shall be there at the risk of Tenant
or such other person only, and Landlord shall not be liable for
damage
thereto or theft, misappropriation, or loss thereof.
In furtherance of this provision, Tenant shall at all times and at
its
expense maintain insurance against loss by fire or other casualty
with
extended coverage on its furniture, fixtures, inventory,
equipment,
supplies and personal property, in an amount determined by Tenant;
said
policies shall include a standard waiver of subrogation clause
against
Landlord.
(f) Landlord, its agents and employees shall not be liable for
injury
to person or damage to property sustained by Tenant, by any
occupant of
the Leased Premises, the Building or the Developed Parcel, or by
any
other person, occurring or resulting directly or indirectly from
any
existing or future condition, defect, matter, or thing in the
Leased
Premises, in the Building or on the Developed Parcel or from
equipment
or appurtenances therein or from accident or from any occurrence,
act,
or from negligence or omission of any Tenant, occupant: or any
other
person; but nothing in this Subparagraph (f) shall be deemed to
relieve
Landlord from liability for damages for bodily injuries to any
person
caused by or resulting from the negligence of Landlord, its agents
or
employees.
(14) FIRE OR OTHER CASUALTY:
-----------------------
Should the Leased Premises be damaged or destroyed by any cause
and
such damage or destruction be of such a nature that it may be
repaired
or restored within a period of one hundred twenty (120) days after
the
occurrence, then this Lease shall not terminate, but it shall be
the
obligation of Landlord to repair or restore the Leased Premises
as
nearly as possible to its condition prior to such damage or
destruction, and the Landlord shall proceed promptly to make
such
repairs or restoration; provided, however, that such repairs or
restoration can be made by Landlord for an amount not in excess of
the
amount recovered by Landlord on the fire and extended insurance.
There
shall be an equitable abatement of rent during the period that
the
Leased Premises may be wholly or partially unavailable for use
by
Tenant for the operation of its business.
Should the damage or destruction be of a character that will not
permit
repair or restoration of the Leased Premises within the one
hundred
twenty (120) days after the occurrence thereof, or if the cost of
such
repair or restoration exceeds Landlord's insurance recovery,
either
Landlord or Tenant shall have the privilege of canceling the
unexpired
term of this Lease upon giving written notice to the other within
forty
five (45) days after such destruction.
<PAGE>
(15) USE OF LEASED
PREMISES:
-----------------------
(a) Tenant shall use and occupy the Leased
Premises for offices use and for no
other purpose except Cross Country Seminar,
Inc.'s business use.
(b) The Leased Premises, in its state
existing on the date that the Lease term
commences, but without regard to the use of
which Tenant will use the Leased
Premises, do not violate any covenant or
restrictions of record,, or any
applicable building code, regulation or
ordinance in effect on such Lease term
commencement date.
(c) The Tenant
hereby covenants and agrees as follows:
(i) To comply with all Federal, State, County and City laws,
ordinances, rules and regulations affecting the use or occupancy of
the
Leased Premises by Tenant or the business at any time transacted by
the
Tenant;
(ii) Not to use the Leased Premises for any disorderly or
unlawful
purpose or use inconsistent with applicable zoning;
(iii) To obtain from
appropriate governmental agencies at the Tenant's
expense any and all permits, licenses, and the like, required to
permit
Tenant to occupy the Leased Premises and to be at all times in
compliance with such permits, licenses, and the like, and all
applicable governmental ordinances and regulations;
(iv) To keep the Leased Premises clean and free from rubbish and
to
keep the windows and signs neat, clean, and in good order, all
at
Tenant's sole expense; or Landlord at its sole discretion shall
have
the right to perform these maintenance items and Tenant agrees
to
reimburse Landlord for its costs;
(v) Not to store any material, trash or refuse of any nature
whatever
within the Leased Premises or on the exterior of the Leased
Premises or
Developed Parcel nor to erect any screen or fence without the
prior
written consent of Landlord;
(vi) To refrain from keeping gasoline, other inflammable material,
any
explosives or any other hazardous substance within the Leased
Premises
or on the Developed Parcel, or from doing any act or thing which
may
make void or voidable the Landlord's insurance against fire, and
to
conform to all rules or regulations from time to time established
by
the appropriate insurance rating organization;
(vii) To comply with all the Rules and Regulations which have
been
adopted by Landlord, attached as Exhibit "F," (or which may be
hereafter adopted by Landlord) for the protection and welfare of
the
Building, the Developed Parcel and other tenants.
<PAGE>
(16) REPAIRS:
--------
(a) Tenant
Repairs
--------------
Tenant agrees that during the full term of this Lease or any
renewal
thereof, it will, at its own expense, keep the interior of the
Leased
Premises in good condition and shall not let the Leased Premises
and
equipment, fall out of repair, and that it will maintain the
Leased
Premises and equipment, and make repairs promptly as they
become
necessary. At commencement of this Lease, Landlord shall supply
the
Leased Premises with the required lamps, bulbs, ballasts, and
starters,
but replacements thereof shall be at Tenant's expense.
Interior maintenance shall be deemed to include, but shall not
be
limited to, repairs or replacements required for windows,
doors,
floors, interior walls, ceilings, painting and decorating, and
repairs
to heating, air conditioning, plumbing and electrical fixtures,
and
equipment. Tenant shall change the filters in the ventilation
system on
regular
intervals. Notwithstanding, the provisions of this
Subparagraph(16)(a), Tenant shall not be obliged to make such
repairs
as are necessitated by fire or other perils provided for by
extended
coverage clauses (whether or not caused by the active or
passive
negligence of the Tenant) for which damage or loss insurance is
carried
by the Landlord.
Tenant accepts all equipment "as is". Tenant shall at all times
after
commencement of Tenant's business operations at the Demised
Premises
maintain, at Tenant's sole cost and expense, a service contract
with a
reputable heating, ventilating and air conditioning service and
repair
firm for the provision of such service and repairs to the
Demised
Premises, which shall provide that such contract may not be
canceled,
materially changed or not renewed without at least thirty (30)
days
advance written notice to Landlord at the address in the manner
set
forth in Section 25 of the Prime Lease. A copy of such contract
shall
be deposited promptly upon commencement of Tenant's obligation
to
procure same, and a copy of each replacement thereof shall be
deposited
with Landlord promptly upon Tenant's execution of same.
(b) Landlord
Repairs
----------------
Landlord agrees that during the full term of this Lease, it will,
at
its own expense, keep the exterior structural parts and roof of
the
Building in good condition and repair and that it will make
such
repairs promptly as they become necessary. Exterior repairs shall
be
deemed to include exterior walls, roof, gutters, downspouts,
and
plumbing outside the Building. Landlord shall make such
interior
repairs and replacements as are necessitated by fire or perils
provided
for by extended coverage clauses (whether or not caused by the
active
or passive negligence of the Tenant) for which damage or loss
insurance
is carried by the Landlord and for which insurance proceeds are
recovered, including interior decorating caused by such fire or
other
perils.
<PAGE>
It is the intent of Landlord to stop the water infiltration
into
existing space and Landlord will complete such work by no later
than
September 15, 2003. This work will include sealing the building
face
below grade in the planter bed with an applied waterproofing. The
two
masonry cracks will be cleaned and caulked and the window units at
the
rear of the building will be caulked and sealed. In the event
the
repairs do not stop the infiltration of water by December 31, 2003,
to
the reasonable satisfaction of an engineer, whom Landlord and
Tenant
will select as a condition of this Lease, then Tenant shall have
the
one time right to terminate this lease, with ninety (90) days
advance
written notice. This termination right shall expire on December
31,
2003.
(17) ALTERATIONS:
------------
No alterations, modifications, additions or installations to the
Leased
Premises shall be made unless the Landlord shall first have
given
written approval of the plans and specifications thereof, and
shall
have been protected, to the Landlord's satisfaction, against any
cost
or damage incident thereto. Prior to any approved construction,
Tenant
shall first have secured all necessary building and other
permits.
Tenant agrees to make such alterations, modifications, additions
or
installations to the Leased Premises as may be required by
building,
OSHA, or other applicable regulations or local codes in the
jurisdiction in which the Leased Premises are located. All such
alterations, modifications, additions, or installations, when
made,
shall become, unless the Landlord elects otherwise as provided
in
Paragraph (16) hereof,
the property of the Landlord and shall remain
upon and be surrendered with said Leased Premises as a part thereof
at
the end of the term of this Lease.
(18) FIXTURES AND
UNAUTHORIZED USE OF PREMISES:
------------------------------------------
Tenant shall not without Lan
