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Office Leasing: Drafting and Negotiating the Lease

This book covers every aspect of negotiating and putting together an office lease.

This book covers every aspect of negotiating and putting together an office lease.

  • Negotiating the lease and contract formation
  • Dealing with defaults
  • Bankruptcy and security deposits, letters of credit
  • Green leasing issues and standards
  • Negotiating tenant rights and restrictions
  • Landlord concessions
  • Premises and common area issues
  • Utilities and services, repairs and maintenance
  • New construction, additions, alterations
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This book covers every aspect of negotiating and putting together an office lease.

  • Negotiating the lease and contract formation
  • Dealing with defaults
  • Bankruptcy and security deposits, letters of credit
  • Green leasing issues and standards
  • Negotiating tenant rights and restrictions
  • Landlord concessions
  • Premises and common area issues
  • Utilities and services, repairs and maintenance
  • New construction, additions, alterations

1

Drafting and Negotiating Office Leases

Anton N. Natsis

  • I.  HISTORICAL DEVELOPMENT OF OFFICE LEASING PRACTICE  1.1
  • II.  PRINCIPLES OF LEASE DOCUMENTATION AND NEGOTIATION  1.2
    • A.  Parties’ Leasing Perspectives
      • 1.  Landlord’s Perspective  1.3
      • 2.  Tenant’s Perspective  1.4
    • B.  Economic Risk Analysis  1.5
      • 1.  Hazardous Material Remediation  1.6
      • 2.  Property Tax Increases  1.7
    • C.  Pass-Through of Taxes and Operating Expenses  1.8
    • D.  Other Important Lease Provisions  1.9
    • E.  Attorney’s Role in Lease Negotiations  1.10
    • F.  Role of Experts and Specialists  1.11
      • 1.  Real Estate Broker  1.12
      • 2.  Real Estate Appraiser  1.13
      • 3.  Lender  1.14
      • 4.  Contractor; Architect  1.15
      • 5.  Other Experts and Specialists  1.16
  • III.  EFFECTIVE NEGOTIATING STRATEGIES AND TECHNIQUES  1.17
    • A.  Sense of Urgency  1.18
    • B.  Use of Time-Saving Techniques  1.19
    • C.  Avoiding Deal-Killing Positions  1.20
    • D.  Avoiding Ego Involvement  1.21
    • E.  Preparing for Negotiations  1.22
  • IV.  LONG-TERM TRENDS IN OFFICE LEASING
    • A.  Tenant Protections for Landlord’s Failure to Perform Occupancy-Related Obligations  1.23
      • 1.  Defining Landlord’s Obligations  1.24
        • a.  Tenant Specifications  1.24A
        • b.  Landlord’s Response  1.24B
        • c.  Maintenance and Repairs  1.24C
      • 2.  Tenant Self-Help and Rent Abatement Rights  1.25
      • 3.  Setoff to Secure Receipt of Concession Package  1.26
      • 4.  Nondisturbance Agreement  1.27
    • B.  Personal Liability of Professional Partnership Tenants  1.28
      • 1.  Cap on Partners’ Personal Liability  1.29
      • 2.  Limitations on Personal Guaranty  1.30
      • 3.  Exclusions From Personal Liability  1.31
      • 4.  Addition and Release of Partners  1.32
      • 5.  Defaults and Partnership Reporting  1.33
    • C.  Rise and Fall of Bondable Leases and Securitized Loans  1.34
      • 1.  Key Provisions  1.35
        • a.  Fair Market Rent Formulas  1.36
        • b.  Tax and Operating Expenses  1.37
      • 2.  Rating of Bondable Leases  1.37A
      • 3.  Synthetic Leases  1.37B
    • D.  Lenders’ Pre-Leasing Requirements  1.38
      • 1.  Tenant’s Pre-Term Termination Rights  1.39
        • a.  Setting Multiple Termination Dates  1.40
        • b.  Overriding Tenant’s Termination Rights  1.41
        • c.  Extending Termination Dates  1.42
        • d.  Renegotiating Termination Dates  1.43
        • e.  Force Majeure and Termination Dates  1.44
      • 2.  Landlord’s Pre-Term Termination Right  1.45
        • a.  Covenants of Performance  1.46
        • b.  Tenant’s Damages  1.47
    • E.  Landlord’s Takeover of Tenant’s Current Lease  1.48
      • 1.  Tenant’s Representations  1.49
      • 2.  Landlord’s Indemnification Obligations  1.50
      • 3.  Mitigation of Landlord’s Obligations  1.51
      • 4.  Tenant’s Setoff Rights  1.52
      • 5.  Other Takeover Issues  1.53
    • F.  Tenant Termination Rights During Lease Term  1.54
      • 1.  Calculation of Termination Fee  1.55
      • 2.  Procedural Requirements for Exercise of Termination Right  1.56
      • 3.  Effect of Termination on Tenant’s Expansion Rights  1.57
      • 4.  Effect of Termination on Tenant Privileges  1.58
    • G.  Build-to-Suit Transactions  1.59
      • 1.  Project Description
        • a.  Difficulties in Finalizing Drawings Before Execution of Lease  1.60
        • b.  Proposed Approach to Solve Project Description Problems  1.61
          • (1)  Specify Some Design and Construction Items  1.62
          • (2)  Provide Flexibility  1.63
      • 2.  Conditions Precedent  1.64
        • a.  Establishing Milestone Dates  1.65
        • b.  Satisfaction of Milestone Conditions  1.66
        • c.  Extension of Milestone Dates  1.67
        • d.  Impact of Unexpected Events on Milestone Dates
          • (1)  Right to Renegotiate  1.68
          • (2)  Right to Extend Some Milestone Dates  1.69
        • e.  Right to Terminate  1.70
        • f.  Remedies  1.71
      • 3.  Expansion Space  1.72
        • a.  Problem of Establishing Expansion Rent  1.73
        • b.  Possible Solution: Rely on Comparables  1.74
    • H.  Accessibility and Energy Use Disclosure Requirements and Energy Efficiency Standards: California Law Requirements Affecting Leases
      • 1.  Accessibility  1.75
      • 2.  Energy Use Benchmarking and Disclosure  1.76
      • 3.  Energy Efficiency Standards   1.76A
    • I.  Use and Amenity Provisions in Technology Leases  1.76B
  • V.  OPTIONS TO PURCHASE  1.77
  • VI.  STRUCTURING DEALS WITH HIGH-RISK TENANTS  1.78
    • A.  Credit Enhancements
      • 1.  Structuring Credit Enhancement  1.79
      • 2.  Types of Credit Enhancements
        • a.  Letters of Credit  1.80
        • b.  Lease Bonds  1.81
        • c.  Certificates of Deposit  1.82
        • d.  Cash  1.83
      • 3.  Bankruptcy and State Law Limitations Affecting Landlord Recoveries  1.84
        • a.  State Limitations on Security Deposits  1.84A
        • b.  Bankruptcy Limitations on Lease Termination Damages
          • (1)  Amount of Claim Against Tenant  1.85
          • (2)  Effect of Bankruptcy Law and Cap on Cash Security Deposits and, Potentially, Other Forms of Credit Enhancement  1.86
        • c.  Analysis of State Law Limitations on Lease Termination Damages  1.87
        • d.  Strategies to Maximize Recoveries of Credit Enhancement  1.88
          • (1)  Irrevocable Standby Letter of Credit  1.89
          • (2)  Tenant’s Direct Payment for Tenant Improvements and Leasing Commissions  1.90
          • (3)  Payment of Advance Rent Through Irrevocable Letter of Credit  1.91
          • (4)  Lease Bonds and Guaranties  1.91A
        • e.  Issues Relating to Letters of Credit That Are Not Renewed [Deleted]  1.92
    • B.  Stock Warrants  1.93
      • 1.  Warrants Generally  1.94
      • 2.  Typical Warrant Terms
        • a.  Number of Shares  1.95
        • b.  Calculation of Exercise Price  1.96
        • c.  Type of Stock That Landlord Should Receive  1.97
        • d.  Term of Warrant and Exercise Provisions  1.98
        • e.  How Warrant Is Exercised  1.99
      • 3.  Structuring Issues  1.100
      • 4.  Alternatives to Warrants  1.101

1A

The Process of Negotiating the Lease and Contract Formation Rules

David B. Dimitruk

  • I.  INTRODUCTION  1A.1
  • II.  CONTRACTS TO NEGOTIATE
    • A.  Formation of Contract to Negotiate  1A.2
    • B.  Distinguish Agreements to Agree  1A.3
    • C.  Distinguish Illusory Agreements  1A.4
    • D.  Duty to Negotiate in Good Faith
      • 1.  Creation of a Duty  1A.5
      • 2.  Implied Duty of Good Faith and Fair Dealing  1A.6
      • 3.  Duty to Complete Documents?  1A.7
    • E.  Fulfillment or Breach of Contract to Negotiate  1A.8
      • 1.  Framework for Evaluating: Satisfaction Clauses  1A.9
      • 2.  Evaluating Exercise of the Satisfaction Clause: Two Standards  1A.10
        • a.  Reasonable Person Standard  1A.11
        • b.  Good Faith Standard  1A.12
      • 3.  Merging the Standards  1A.13
      • 4.  Application of the Standards
        • a.  Reasonable Standard  1A.14
        • b.  Good Faith Standard  1A.15
      • 5.  Standard Applicable to Contract to Negotiate  1A.16
    • F.  Remedies for Default  1A.17
  • III.  EXISTENCE OF ENFORCEABLE LEASES
    • A.  Required Lease Elements  1A.18
    • B.  Missing and Additional Terms  1A.19
      • 1.  Court Supplies Missing Terms  1A.20
      • 2.  Limits on Additional Terms  1A.21
    • C.  Copeland’s Impact on Creation of Enforceable Leases  1A.22

2

Document Preparation

Anton N. Natsis

  • I.  GENERAL CONSIDERATIONS  2.1
  • II.  LEASE PROPOSAL  2.2
  • III.  INITIAL DRAFT OF LEASE  2.3
    • A.  Control of Drafting  2.4
    • B.  Working With Client in Preparation of Initial Draft  2.5
    • C.  Drafting and Formatting Techniques  2.6
      • 1.  [Deleted]  2.7
      • 2.  Enabling Parties to Find Provisions  2.8
      • 3.  Enabling Parties to Understand Clauses  2.9
      • 4.  Avoiding Drafting Pitfalls  2.10
        • a.  Precision  2.11
        • b.  Consistency  2.12
        • c.  Ethics  2.13
    • D.  Client’s Approval of Initial Draft  2.14
  • IV.  NONDRAFTING ATTORNEY’S REVIEW OF INITIAL DRAFT
    • A.  Review and Report to Client  2.15
    • B.  Time Required for Review and Report  2.16
    • C.  Preparation of Comments for Drafter  2.17

3

Lease Table of Contents

CEB Staff

  • I.  GENERAL CONSIDERATIONS  3.1
  • II.  DRAFTING TABLE OF CONTENTS
    • A.  When to Prepare  3.2
    • B.  Form: Table of Contents (Landlord’s and Negotiated Clause)  3.3

4

Table of Defined Terms

CEB Staff

  • I.  APPROACHES TO PLACEMENT OF DEFINITIONS IN LEASE  4.1
  • II.  FORM: TABLE OF DEFINED TERMS (LANDLORD’S AND NEGOTIATED CLAUSE)  4.2

5

Summary of Basic Lease Information

Michael P. Carbone

  • I.  GENERAL CONSIDERATIONS
    • A.  Purpose of Summary  5.1
    • B.  Special Drafting Issues
      • 1.  Format  5.2
      • 2.  Parties
        • a.  Identification  5.3
        • b.  Due Diligence  5.4
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Office Lease (Title of Lease)  5.5
    • B.  Form: Introductory Lease Covenant (Landlord’s and Negotiated Clause)  5.6
    • C.  Form: Summary of Basic Lease Information (Title of Part)  5.7
      • 1.  Form: Introductory Clause (Landlord’s and Negotiated Clause)  5.8
      • 2.  Form: Date of Lease (Landlord’s and Negotiated Clause)  5.9
      • 3.  Description of Parties
        • a.  Form: Landlord (Landlord’s and Negotiated Clause)  5.10
        • b.  Form: Tenant (Landlord’s and Negotiated Clause)  5.11
      • 4.  Premises and Building
        • a.  Form: Premises and Building (Landlord’s Clause)  5.12
        • b.  Form: Premises and Building (Negotiated Clause)  5.13
      • 5.  Lease Term
        • a.  Form: Lease Term (Landlord’s Clause)  5.14
        • b.  Form: Lease Term (Negotiated Clause)  5.15
      • 6.  Form: Base Rent (Landlord’s and Negotiated Clause)  5.16
      • 7.  Form: Additional Rent (Landlord’s and Negotiated Clause)  5.17
      • 8.  Security Deposit
        • a.  Form: Security Deposit (Landlord’s Clause)  5.18
        • b.  Form: Security Deposit (Negotiated Clause)  5.19
      • 9.  Form: Permitted Use (Landlord’s Clause)  5.20
      • 10.  Form: Liability Insurance (Landlord’s and Negotiated Clause)  5.21
      • 11.  Form: Late Charge and Interest (Landlord’s and Negotiated Clause)  5.22
      • 12.  Parking
        • a.  Form: Tenant Parking (Landlord’s Clause)  5.23
        • b.  Form: Tenant Parking (Negotiated Clause)  5.24
      • 13.  Form: Addresses for Notices and Payments (Landlord’s and Negotiated Clause)  5.25
      • 14.  Form: Brokers (Landlord’s and Negotiated Clause)  5.26
      • 15.  Form: Guarantors (Landlord’s and Negotiated Clause)  5.26A
      • 16.  Form: References; Conflicts (Landlord’s and Negotiated Clause)  5.27
      • 17.  Form: Execution (Landlord’s and Negotiated Clause)  5.28

6

Real Property, Building, and Premises

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  6.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Lease Provisions (Title of Part)  6.2
    • B.  Form: Real Property, Building, and Premises (Title of Article)  6.3
    • C.  Lease of Premises
      • 1.  Form: Lease of Premises (Landlord’s Clause)  6.4
      • 2.  Form: Lease of Premises (Negotiated Clause)  6.5
    • D.  Appurtenant Rights
      • 1.  Form: Appurtenant Rights (Landlord’s Clause)  6.6
      • 2.  Form: Appurtenant Rights (Negotiated Clause)  6.7
    • E.  Landlord’s Reservation of Rights
      • 1.  Form: Landlord’s Reservation of Rights (Landlord’s Clause)  6.8
      • 2.  Form: Landlord’s Reservation of Rights (Negotiated Clause)  6.9
    • F.  Form: Preparation of Premises; Acceptance (Landlord’s and Negotiated Clause)  6.10
    • G.  Measuring Premises and Building
      • 1.  “Rentable Area” Versus “Usable Area”  6.11
        • a.  1980 BOMA Standard  6.11A
        • b.  1996 BOMA Standard  6.11B
        • c.  2010 BOMA Standard  6.11C
        • d.  2017 BOMA Standard  6.11D
        • e.  BOMA Standards Are Voluntary; Which Standard to Use  6.11E
      • 2.  Form: Rentable Area and Usable Area (Title of Section)  6.12
        • a.  Form: Standard of Calculation (Landlord’s and Negotiated Clause)  6.13
        • b.  Verification
          • (1)  Form: Verification of Rentable Area of Premises and Building (Landlord’s Clause)  6.14
          • (2)  Form: Verification of Rentable Area and Usable Area (Negotiated Clause)  6.15
        • c.  Adjustment of Rent
          • (1)  Form: Adjustment of Rent (Landlord’s Clause)  6.16
          • (2)  Form: Adjustment of Rent (Negotiated Clause)  6.17

7

Expansion of Premises

Ray B. Gliner

  • I.  GENERAL CONSIDERATIONS  7.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Must-Take Obligations  7.2
      • 1.  Definition of “Must-Take Expansion Space”
        • a.  Form: Must-Take Space (Landlord’s Clause)  7.3
        • b.  Form: Must-Take Space (Negotiated Clause)  7.4
      • 2.  Delivery of Must-Take Space
        • a.  Form: Delivery of Must-Take Space (Landlord’s Clause)  7.5
        • b.  Form: Delivery of Must-Take Space (Negotiated Clause)  7.6
      • 3.  Terms and Conditions Applicable to Must-Take Space
        • a.  Form: Terms and Conditions Applicable to Must-Take Space (Landlord’s Clause)  7.7
        • b.  Form: Terms and Conditions Applicable to Must-Take Space (Negotiated Clause)  7.8
      • 4.  Landlord’s Must-Take Notice
        • a.  Form: Must-Take Notice (Landlord’s Clause)  7.9
        • b.  Form: Must-Take Notice (Negotiated Clause)  7.10
      • 5.  Confirming Addition of Must-Take Space
        • a.  Form: Confirmation of Must-Take Terms (Landlord’s Clause)  7.11
        • b.  Form: Confirmation of Must-Take Terms (Negotiated Clause)  7.12
    • B.  Expansion Options  7.13
      • 1.  Grant of Expansion Option; Description of Expansion Space
        • a.  Form: Expansion Option; Expansion Space (Landlord’s Clause)  7.14
        • b.  Form: Expansion Option; Expansion Space (Negotiated Clause)  7.15
      • 2.  Exercise of Expansion Option
        • a.  Form: Exercise of Expansion Option (Landlord’s Clause)  7.16
        • b.  Form: Exercise of Expansion Option (Negotiated Clause)  7.17
      • 3.  Terms and Conditions Applicable to Exercise of Expansion Option
        • a.  Form: Terms and Conditions Applicable to Exercise of Expansion Option (Landlord’s Clause)  7.18
        • b.  Form: Terms and Conditions Applicable to Exercise of Expansion Option (Negotiated Clause)  7.19
      • 4.  Delivery of Expansion Space
        • a.  Form: Delivery of Expansion Space (Landlord’s Clause)  7.20
        • b.  Form: Delivery of Expansion Space; Notice (Negotiated Clause)  7.21
      • 5.  Terms and Conditions Applicable to Expansion Space
        • a.  Form: Terms and Conditions Applicable to Expansion Space (Landlord’s Clause)  7.22
        • b.  Form: Terms and Conditions Applicable to Expansion Space (Negotiated Clause)  7.23
      • 6.  Construction of Expansion Space
        • a.  Form: As-Is Condition (Landlord’s Clause)  7.24
        • b.  Form: As-Is Condition (Negotiated Clause)  7.25
      • 7.  Form: Confirmation of Terms (Landlord’s and Negotiated Clause)  7.26
    • C.  Rights of First Offer  7.27
      • 1.  Form: Right of First Offer (Landlord’s and Negotiated Clause)  7.28
      • 2.  Superior Rights
        • a.  Form: Superior Rights (Landlord’s Clause)  7.29
        • b.  Form: Superior Rights (Negotiated Clause)  7.30
      • 3.  Landlord’s Offer of Space to Tenant
        • a.  Form: Procedure for Landlord’s Offer (Landlord’s Clause)  7.31
        • b.  Form: Procedure for Landlord’s Offer (Negotiated Clause)  7.32
      • 4.  Form: Procedure for Tenant’s Acceptance (Landlord’s and Negotiated Clause)  7.33
      • 5.  Effect of Tenant’s Election Not to Take First-Offer Space
        • a.  Form: Effect of Tenant’s Failure to Exercise First-Offer Right (Landlord’s Clause)  7.34
        • b.  Form: Effect of Tenant’s Failure to Exercise First-Offer Right (Negotiated Clause)  7.35
      • 6.  Restrictions on First-Offer Right
        • a.  Form: Restrictions on First-Offer Right (Landlord’s Clause)  7.36
        • b.  Form: Restrictions on First-Offer Right (Negotiated Clause)  7.37
      • 7.  Delivery of First-Offer Space
        • a.  Form: Delivery of First-Offer Space (Landlord’s Clause)  7.38
        • b.  Form: Delivery of First-Offer Space (Negotiated Clause)  7.39
      • 8.  Terms and Conditions Applicable to First-Offer Space
        • a.  Form: Terms and Conditions Applicable to First-Offer Space (Landlord’s Clause)  7.40
        • b.  Form: Terms and Conditions Applicable to First-Offer Space (Negotiated Clause)  7.41
      • 9.  Form: Confirmation of Terms (Landlord’s and Negotiated Clause)  7.42
      • 10.  Form: Relationship to Expansion Option (Landlord’s and Negotiated Clause)  7.43
    • D.  Fair Market Rental Value of Expansion Space or First-Offer Space  7.44
      • 1.  Definition of “Fair Market Rental Value”
        • a.  Form: Fair Market Rental Value (Landlord’s Clause)  7.45
        • b.  Form: Fair Market Rental Value (Negotiated Clause)  7.46
      • 2.  Rental Rate of Comparable Space
        • a.  Form: Rental Rate of Comparable Space (Landlord’s Clause)  7.47
        • b.  Form: Rental Rate of Comparable Space (Negotiated Clause)  7.48
      • 3.  Form: Adjustment for Improvement Allowance (Landlord’s and Negotiated Clause)  7.49

8

Substitution of Other Premises

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  8.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Substitution of Other Premises (Title of Article)  8.2
    • B.  Substitution of Other Premises
      • 1.  Form: Substitution of Other Premises (Landlord’s Clause)  8.3
      • 2.  Form: Substitution of Other Premises (Negotiated Clause)  8.4

9

Lease Term

Ray B. Gliner

  • I.  GENERAL CONSIDERATIONS  9.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Lease Term (Title of Article)  9.2
    • B.  Lease Term
      • 1.  Form: Lease Term (Landlord’s Clause)  9.3
      • 2.  Form: Lease Term (Negotiated Clause)  9.4
    • C.  Confirmation of Lease Information
      • 1.  Form: Confirmation of Lease Information (Landlord’s Clause)  9.5
      • 2.  Form: Confirmation of Lease Information (Negotiated Clause)  9.6
    • D.  Form: Early Access (Landlord’s and Negotiated Clause)  9.6A
    • E.  Form: Lease Year (Landlord’s and Negotiated Clause)  9.7
    • F.  Delay in Delivery of Premises
      • 1.  If Lease Commencement Date Is Fixed
        • a.  Form: Delay in Delivery of Premises—Commencement Date Fixed (Landlord’s Clause)  9.8
        • b.  Form: Delay in Delivery of Premises—Commencement Date Fixed (Negotiated Clause)  9.9
      • 2.  If Lease Commencement Date Is Not Fixed
        • a.  Form: Delay in Delivery of Premises— Commencement Date Not Fixed (Negotiated Clause)  9.10
        • b.  Form: Definition of “Outside Date” (Negotiated Clause)  9.11
        • c.  Form: Tenant’s Termination Notice (Negotiated Clause)  9.12
        • d.  Form: Landlord’s Suspension of Effective Date (Negotiated Clause)  9.13
        • e.  Form: Extension of Outside Date (Negotiated Clause)  9.14

10

Tenant Rights to Lengthen or Shorten Lease Term

Ray B. Gliner

  • I.  GENERAL CONSIDERATIONS  10.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Option to Extend Term (Landlord’s and Negotiated Clause)  10.2
    • B.  Conditions
      • 1.  Form: Conditions of Option (Landlord’s Clause)  10.3
      • 2.  Form: Conditions of Option (Negotiated Clause)  10.4
    • C.  Rent for Extended Term
      • 1.  Amount and Payment of Option Rent
        • a.  Form: Option Rent (Landlord’s Clause)  10.5
        • b.  Form: Option Rent (Negotiated Clause)  10.6
      • 2.  Definition of “Fair Market Rental Value”
        • a.  Form: Fair Market Rental Value (Landlord’s Clause)  10.7
        • b.  Form: Fair Market Rental Value (Negotiated Clause)  10.8
      • 3.  Rental Rate of Comparable Space
        • a.  Form: Rental Rate of Comparable Space (Landlord’s Clause)  10.9
        • b.  Form: Rental Rate of Comparable Space (Negotiated Clause)  10.10
      • 4.  Form: Adjustment for Improvement Allowance (Landlord’s and Negotiated Clause)  10.11
    • D.  Exercising Option to Extend
      • 1.  Form: Exercise of Option (Landlord’s and Negotiated Clause)  10.12
      • 2.  Form: Exercise Notice (Landlord’s Clause)  10.13
      • 3.  Form: Exercise Notice (Negotiated Clause)  10.14
      • 4.  Tenant’s Exercise Notice
        • a.  Form: Exercise Notice (Landlord’s and Negotiated Clause) [Deleted]  10.15
        • b.  Form: Objection to Option Rent (Landlord’s and Negotiated Clause)  10.16
      • 5.  Tenant Rights to Elect Not to Be Bound by Arbitrated Determination of Fair Market Rental Value  10.17
      • 6.  Effect of Tardy Tenant Notice
        • a.  Form: Failure to Deliver Timely Notice (Landlord’s Clause)  10.18
        • b.  Form: Failure to Deliver Timely Notice (Negotiated Clause)  10.19
    • E.  Form: Amendment to Lease (Landlord’s and Negotiated Clause)  10.20
    • F.  Tenant’s Right of Early Termination  10.21
      • 1.  Form: Tenant’s Right to Terminate Lease on Payment of Fee (Title of Section) (Negotiated Clause)  10.22
      • 2.  Form: Exercise of Termination Right (Negotiated Clause)  10.23
      • 3.  Form: Preliminary Notice; Lease Termination Fee (Negotiated Clause)  10.24
        • a.  Form: Lease Concessions (Negotiated Clause)  10.25
        • b.  Form: Unamortized Value as of Lease Termination Date (Negotiated Clause)  10.26
        • c.  Form: Monthly Amortization Amount (Negotiated Clause)  10.27
        • d.  Form: Monthly Lease Amortization Amount (Negotiated Clause)  10.28
        • e.  Form: Monthly Expansion Amortization Amount (Negotiated Clause)  10.29
      • 4.  Form: Effect of Partial Early Termination on Expansion and Extension Rights (Negotiated Clause)  10.30

11

Base Rent

Margaret I. Adams

  • I.  GENERAL CONSIDERATIONS  11.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Base Rent (Title of Article)  11.2
    • B.  Definition of “Base Rent”
      • 1.  Form: Definition of “Base Rent”—No Setoff (Landlord’s Clause)  11.3
      • 2.  Form: Definition of “Base Rent”—Limited Setoff (Negotiated Clause)  11.4
    • C.  Initial Payment; Proration
      • 1.  Form: Initial Payment; Proration (Landlord’s Clause)  11.5
      • 2.  Form: Initial Payment; Proration (Negotiated Clause)  11.6
    • D.  Form: Application of Payments (Landlord’s and Negotiated Clause)  11.7
    • E.  Certified Funds
      • 1.  Form: Certified Funds (Landlord’s Clause)  11.8
      • 2.  Form: Certified Funds (Negotiated Clause)  11.9
    • F.  Form: Rent Concessions—Free Rent (Negotiated Clause)  11.10

12

Additional Rent

Margaret I. Adams

  • I.  GENERAL CONSIDERATIONS
    • A.  Forms of Operating Expense and Tax Recovery  12.1
    • B.  Landlord and Tenant Objectives  12.2
    • C.  Allocating Operating Expenses and Taxes Among Tenants  12.3
    • D.  Coordinating “Additional Rent” Article With Other Lease Clauses  12.4
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Additional Rent (Title of Article)  12.5
    • B.  Form: Additional Rent; Rent (Landlord’s and Negotiated Clause)  12.6
    • C.  Form: Definitions (Landlord’s and Negotiated Clause)  12.7
    • D.  Form: Base Year (Landlord’s and Negotiated Clause)  12.8
    • E.  Form: Direct Expenses (Landlord’s and Negotiated Clause)  12.9
    • F.  Form: Expense Year (Landlord’s and Negotiated Clause)  12.10
    • G.  Operating Expenses
      • 1.  Form: Operating Expenses (Landlord’s Clause)  12.11
      • 2.  Form: Operating Expenses (Negotiated Clause)  12.12
    • H.  Form: Examples of Operating Expenses (Landlord’s and Negotiated Clause)  12.13
    • I.  Adjustment of Operating Expenses
      • 1.  Form: Adjustment of Operating Expenses (Landlord’s and Negotiated Clause)  12.14
      • 2.  Form: Gross-Up Adjustment When Building Is Less Than Fully Occupied (Landlord’s and Negotiated Clause)  12.15
      • 3.  Form: Adjustment When Landlord Does Not Furnish a Service to All Tenants (Landlord’s and Negotiated Clause)  12.16
      • 4.  Form: Adjustment of Base Year Operating Expenses (Negotiated Clause)  12.17
    • J.  Form: Exclusions From Operating Expenses (Landlord’s and Negotiated Clause)  12.18
    • K.  Additional Exclusions From Operating Expenses
      • 1.  Form: Additional Operating Expenses Exclusions (Negotiated Clause)  12.19
      • 2.  Form: Financing and Refinancing Costs (Negotiated Clause)  12.20
      • 3.  Form: Insurance Premium Refunds; Excess Deductibles (Negotiated Clause)  12.21
      • 4.  Form: Earthquake Insurance Premiums (Negotiated Clause)  12.22
      • 5.  Form: Excess Earthquake Premium Charges (Negotiated Clause)  12.23
      • 6.  Form: Bad Debts and Rent Loss (Negotiated Clause)  12.24
      • 7.  Form: Utilities Costs Not Offered or Provided to Tenant (Negotiated Clause)  12.25
      • 8.  Form: Late Payment Interest or Penalties (Negotiated Clause)  12.26
      • 9.  Form: Excessive Costs, Fees, and Compensation Paid to Landlord (Negotiated Clause)  12.27
      • 10.  Form: Maximum Management Fees (Negotiated Clause)  12.28
      • 11.  Form: Business Costs Other Than for Building Operations (Negotiated Clause)  12.29
      • 12.  Form: Costs of Management Office Space and Equipment (Negotiated Clause)  12.30
      • 13.  Form: Advertising and Promotional Expenditures (Negotiated Clause)  12.31
      • 14.  Form: Miscellaneous Expenses Regarding Lease Negotiation and Disputes (Negotiated Clause)  12.32
      • 15.  Form: Costs of Renovating and Redecorating (Negotiated Clause)  12.33
      • 16.  Form: Costs Arising From Hazardous Material (Negotiated Clause)  12.34
      • 17.  Form: Asbestos-Related Costs (Negotiated Clause)  12.35
      • 18.  Form: Costs Associated With Building Code Violations (Negotiated Clause)  12.36
      • 19.  Form: Construction and Reconstruction Costs (Negotiated Clause)  12.37
      • 20.  Form: Assessments and Special Assessments (Negotiated Clause)  12.38
      • 21.  Form: Specialty Services Unneeded for Building Operations (Negotiated Clause)  12.39
      • 22.  Form: Expenses of Retail Operations (Negotiated Clause)  12.40
      • 23.  Form: Entitlement Costs (Negotiated Clause)  12.41
      • 24.  Form: Costs Associated With Parking Facilities (Negotiated Clause)  12.42
      • 25.  Form: Compensation for Concierge and Commercial Concessions (Negotiated Clause)  12.43
      • 26.  Form: Landlord’s Charitable or Political Contributions (Negotiated Clause)  12.44
      • 27.  Form: Business Association Fees (Negotiated Clause)  12.45
      • 28.  Form: Entertainment, Dining, or Travel Expenses (Negotiated Clause)  12.46
      • 29.  Form: Flowers, Gifts, or Balloons (Negotiated Clause)  12.47
      • 30.  Form: Validated Parking (Negotiated Clause)  12.48
      • 31.  Form: Capital Improvement or Replacement Costs (Negotiated Clause)  12.49
      • 32.  Form: Unfair Allocation of Variable Operating Expenses (Negotiated Clause)  12.50
    • L.  Form: Tax Expenses (Landlord’s and Negotiated Clause)  12.51
    • M.  Tax Adjustments
      • 1.  Form: Adjustment of Taxes (Landlord’s Clause)  12.52
      • 2.  Form: Adjustment of Taxes (Negotiated Clause)  12.53
    • N.  Form: Included Tax Expenses (Landlord’s and Negotiated Clause)  12.54
    • O.  Form: Contest Costs; Refunds (Landlord’s and Negotiated Clause)  12.55
    • P.  Form: Excluded Taxes (Landlord’s and Negotiated Clause)  12.56
    • Q.  Form: Proposition 13 Protection (Negotiated Clause)  12.57
    • R.  Form: Proposition 8 Adjustments (Negotiated Clause)  12.58
    • S.  Form: Tenant’s Share (Landlord’s and Negotiated Clause)  12.59
    • T.  Form: Calculation and Payment of Additional Rent (Landlord’s and Negotiated Clause)  12.60
    • U.  Form: Calculation of Excess (Landlord’s and Negotiated Clause)  12.61
    • V.  Form: Statement of Actual Direct Expenses and Payment by Tenant (Landlord’s and Negotiated Clause)  12.62
    • W.  Form: Statement of Estimated Direct Expenses (Landlord’s and Negotiated Clause)  12.63
    • X.  Form: Refund of Overpayment of Excess (Negotiated Clause)  12.64
    • Y.  Form: Allocation of Direct Expenses (Landlord’s and Negotiated Clause)  12.65
    • Z.  Form: Taxes and Other Charges for Which Tenant Is Directly Responsible (Landlord’s and Negotiated Clause)  12.66
    • AA.  Landlord’s Books and Records
      • 1.  Form: Landlord’s Books and Records (Landlord’s Clause)  12.67
      • 2.  Form: Landlord’s Books and Records (Negotiated Clause)  12.68
    • AB.  Tenant’s Challenge of Additional Rent
      • 1.  Operating Expenses  12.69
      • 2.  Audits  12.70
      • 3.  Reasons for Audit Clauses in Lease  12.71
      • 4.  Operating Expenses Calculations  12.72
      • 5.  Audit Issues to Address in Lease  12.73
        • a.  Time for Requesting Audit  12.74
          • (1)  Effect on Refinancing or Sale of Premises  12.75
          • (2)  Gross Lease With Base Year  12.76
          • (3)  Statute of Limitations  12.77
        • b.  Confidentiality  12.78
        • c.  Tenant Not in Default  12.79
        • d.  Audit Procedures Exclusive Remedy  12.80
        • e.  Auditor Qualifications  12.81
        • f.  Expenses of Audit  12.82
        • g.  Conduct of Audit  12.83
        • h.  Landlord’s Reaudit  12.84
      • 6.  Audit Dispute Settlement  12.85
      • 7.  Form: Audit of Direct Expenses (Landlord’s Clause)  12.86
      • 8.  Form: Audit of Direct Expenses (Negotiated Clause)  12.87

13

Security Deposit

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  13.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Security Deposit (Title of Article)  13.2
    • B.  Amount and Application of Security Deposit
      • 1.  Form: Amount of Security Deposit; Application (Landlord’s Clause)  13.3
      • 2.  Form: Amount of Security; Application (Negotiated Clause)  13.4
    • C.  Letter of Credit in Lieu of Security Deposit  13.5
      • 1.  [Deleted]  13.6
      • 2.  [Deleted]  13.7
    • D.  Transfer of Interests
      • 1.  Transfer of Security Deposit
        • a.  Form: Landlord’s Transfer of Security Deposit on Transfer of Interest in Premises (Landlord’s Clause)  13.8
        • b.  Form: Landlord’s Transfer of Security on Transfer of Interest in Premises (Negotiated Clause)  13.9
      • 2.  Assignment or Encumbrance of Security Deposit
        • a.  Form: Assignment or Encumbrance of Security Deposit (Landlord’s and Negotiated Clause)  13.10
        • b.  Form: Assignment or Encumbrance of Letter of Credit (Negotiated Clause) [Deleted]  13.11
    • E.  Restoration of Security
      • 1.  Form: Restoration of Security Deposit (Landlord’s and Negotiated Clause)  13.12
      • 2.  Form: Restoration of Letter of Credit and L-C Security Deposit (Negotiated Clause) [Deleted]  13.13
    • F.  Interest on Security Deposit
      • 1.  Form: Interest on Security Deposit (Landlord’s Clause)  13.14
      • 2.  Form: Interest on Security Deposit (Negotiated Clause)  13.15
    • G.  Return of Security Deposit
      • 1.  Form: Return of Security Deposit (Landlord’s Clause)  13.16
      • 2.  Form: Return of Security Deposit (Negotiated Clause)  13.17

14

Use

Carol R. Boman

  • I.  GENERAL CONSIDERATIONS  14.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Use (Title of Article)  14.2
    • B.  Permitted Use
      • 1.  Form: Permitted Use (Landlord’s Clause)  14.3
      • 2.  Form: Permitted Use (Negotiated Clause)  14.4
    • C.  Rules and Regulations
      • 1.  Form: Rules and Regulations (Landlord’s Clause)  14.5
      • 2.  Form: Rules and Regulations (Negotiated Clause)  14.6
    • D.  Restrictions on Use
      • 1.  Form: Additional Restrictions on Use (Landlord’s Clause)  14.7
      • 2.  Form: Additional Restrictions on Use (Negotiated Clause)  14.8

15

Compliance With Laws

W. McLin Lines

  • I.  GENERAL CONSIDERATIONS
    • A.  Comparison of Compliance-With-Laws Covenant and Repair Covenant  15.1
    • B.  Case Law Rules on Repair and Maintenance of Leased Premises  15.2
      • 1.  When Lease Does Not Specify Responsible Party  15.3
      • 2.  When Lease Requires Tenant to Comply With Laws Related to Tenant’s Use  15.4
        • a.  First Step: Analyze Lease Terms  15.5
        • b.  Second Step: Apply Six-Factor Test  15.6
      • 3.  Compliance With Laws Unrelated to Tenant’s Use of Premises  15.7
    • C.  Compliance With Americans with Disabilities Act (ADA)
      • 1.  ADA Requirements  15.8
      • 2.  ADA Compliance Requirements Imposed on Both Landlord and Tenant  15.9
      • 3.  Allocating Responsibility for ADA Compliance in Lease
        • a.  Landlord’s and Tenant’s Concerns  15.10
        • b.  Lease Clauses Affected  15.11
    • D.  Compliance With Toxic Mold Protection Act
      • 1.  Adoption of Standards and Guidelines  15.11A
      • 2.  Disclosure and Remediation Obligations  15.11B
      • 3.  Effective Date  15.11C
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Compliance With Laws (Title of Article)  15.12
    • B.  Form: Definition of “Laws and Orders” (Landlord’s and Negotiated Clause)  15.13
    • C.  Repairs, Replacements, Alterations, and Improvements
      • 1.  Form: Repairs, Replacements, Alterations, and Improvements (Landlord’s Clause)  15.14
      • 2.  Form: Repairs, Replacements, Alterations, and Improvements (Negotiated Clause)  15.15
    • D.  Form: Collateral Estoppel (Landlord’s and Negotiated Clause)  15.16
    • E.  Form: Rent Abatement (Negotiated Clause)  15.17
    • F.  Form: Representations and Warranties (Negotiated Clause)  15.18
    • G.  Form: Tenant’s Infestation Obligations; Indemnity (Landlord’s Clause)  15.19
    • H.  Form: Landlord’s Indemnification; Mold (Negotiated Clause)  15.20

16

Hazardous Materials

Joan H. Story

John R. Zebrowski

  • I.  GENERAL CONSIDERATIONS  16.1
    • A.  Landlord’s Perspective
      • 1.  Drafting Approach  16.2
      • 2.  Definitions  16.3
      • 3.  Prohibiting Hazardous Substances on Premises  16.4
      • 4.  Tenant’s Compliance With Laws  16.5
      • 5.  Warranties  16.6
      • 6.  Limitations on Tenant’s Activities  16.7
      • 7.  Landlord’s Right of Entry  16.8
      • 8.  Indemnification  16.9
      • 9.  Cleanup Responsibilities  16.10
      • 10.  Remediation Standards  16.11
      • 11.  Assignment  16.12
      • 12.  Tenant’s Notice of Release of Hazardous Substances  16.13
      • 13.  Release of Hazardous Substance as Default  16.14
    • B.  Tenant’s Perspective  16.15
      • 1.  Landlord’s Warranties  16.16
      • 2.  Landlord’s Responsibility for Preexisting Environmental Contamination  16.17
      • 3.  Indemnification for Preexisting Environmental Contamination  16.18
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Hazardous Material (Title of Article)  16.19
    • B.  Use of Hazardous Material
      • 1.  Form: Use of Hazardous Material (Landlord’s Clause)  16.20
      • 2.  Form: Use of Hazardous Material (Negotiated Clause)  16.21
    • C.  Notice of Release or Investigation; Warranties
      • 1.  Form: Notice of Release or Investigation (Landlord’s Clause)  16.22
      • 2.  Form: Warranties; Notice of Release or Investigation (Negotiated Clause)  16.23
    • D.  Asbestos Notification
      • 1.  Form: Asbestos Notification (Landlord’s Clause)  16.24
      • 2.  Form: Asbestos Notification (Negotiated Clause)  16.25
    • E.  Indemnification
      • 1.  Form: Indemnification (Landlord’s Clause)  16.26
      • 2.  Form: Indemnification (Negotiated Clause)  16.27
    • F.  Remediation Obligations
      • 1.  Form: Remediation Obligations (Landlord’s Clause)  16.28
      • 2.  Form: Remediation Obligations; Tenant’s Rights on Cleanup by Landlord (Negotiated Clause)  16.29
    • G.  Form: Definition of “Hazardous Material” (Landlord’s and Negotiated Clause)  16.30

17

Utilities and Services

Jeffrey A. Heintz

Bruce S. Lymburn

Daniel B. Myers

  • I.  GENERAL CONSIDERATIONS  17.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Utilities and Services (Title of Article)  17.2
    • B.  Standard Tenant Utilities and Services
      • 1.  Form: Standard Tenant Utilities and Services (Landlord’s and Negotiated Clause)  17.3
      • 2.  Heating and Air Conditioning
        • a.  Form: Heating and Air Conditioning (Landlord’s Clause)  17.4
        • b.  Form: Heating and Air Conditioning (Title of Section) (Negotiated Clause)  17.5
          • (1)  Form: Hours and Specifications (Negotiated Clause)  17.6
          • (2)  Form: Indoor Air Quality (Tenant’s and Negotiated Clause)  17.7
      • 3.  Electricity
        • a.  Form: Electricity (Landlord’s Clause)  17.8
        • b.  Form: Electricity (Negotiated Clause)  17.9
      • 4.  Water
        • a.  Form: Water (Landlord’s Clause)  17.10
        • b.  Form: Water (Negotiated Clause)  17.11
      • 5.  Janitorial Services
        • a.  Form: Janitorial Services (Landlord’s Clause)  17.12
        • b.  Form: Janitorial Services (Negotiated Clause)  17.13
      • 6.  Elevator Service
        • a.  Form: Passenger Elevator Service (Negotiated Clause)  17.14
        • b.  Form: Freight Elevator Service (Negotiated Clause)  17.15
      • 7.  Form: Security Services (Negotiated Clause)  17.16
      • 8.  Form: Landlord’s Standard of Operation (Negotiated Clause)  17.17
    • C.  Overstandard Tenant Use
      • 1.  Form: Overstandard Tenant Use (Landlord’s Clause)  17.18
      • 2.  Form: Overstandard Tenant Use (Negotiated Clause)  17.19
    • D.  Interruption of Utilities
      • 1.  Form: Interruption of Utilities (Landlord’s Clause)  17.20
      • 2.  Form: Interruption of Utilities (Negotiated Clause)  17.21
    • E.  Utility Deregulation
      • 1.  Form: Utility Services Providers (Landlord’s Clause)  17.22
      • 2.  Energy Use Disclosure Requirements (AB 1103, AB 802, and Local)  17.22A
      • 3.  Form: Utility Services Providers (Negotiated Clause)  17.23

18

Repairs and Maintenance

Jeffrey A. Heintz

  • I.  GENERAL CONSIDERATIONS
    • A.  Purpose of Repairs and Maintenance Clause  18.1
    • B.  Landlord’s and Tenant’s Objectives  18.2
    • C.  Legal Framework  18.3
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Repairs and Maintenance (Title of Article)  18.4
    • B.  Tenant’s Repair and Maintenance Obligations
      • 1.  Form: Tenant’s Repair and Maintenance Obligations (Landlord’s Clause)  18.5
      • 2.  Form: Tenant’s Repair and Maintenance Obligations (Negotiated Clause)  18.6
    • C.  Landlord’s Repair and Maintenance Obligations
      • 1.  Form: Landlord’s Repair and Maintenance Obligations (Negotiated Clause)  18.7
      • 2.  Form: Tenant’s Right to Make Repairs and Deduct Cost (Negotiated Clause)  18.8

19

Alterations and Additions

Jay L. Paxton

  • I.  GENERAL CONSIDERATIONS
    • A.  Scope of Alterations and Additions Clause  19.1
    • B.  Income Tax Considerations  19.1A
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Alterations and Additions (Title of Article)  19.2
    • B.  Form: Landlord’s Consent to Alterations (Landlord’s and Negotiated Clause)  19.3
    • C.  Consent Procedure; Conditions
      • 1.  Form: Consent Procedure; Conditions (Landlord’s Clause)  19.4
      • 2.  Form: Consent Procedure (Negotiated Clause)  19.5
    • D.  Reasonable Consent
      • 1.  Form: Reasonable Consent (Landlord’s Clause)  19.6
      • 2.  Form: Reasonable Consent (Negotiated Clause)  19.7
    • E.  Costs of Review
      • 1.  Form: Costs of Review (Landlord’s Clause)  19.8
      • 2.  Form: Costs of Review (Negotiated Clause)  19.9
    • F.  Form: Minor Alterations (Negotiated Clause)  19.10
    • G.  Form: Removal of Alterations (Negotiated Clause)  19.11
    • H.  Compliance With Laws and Insurance Requirements
      • 1.  Form: Compliance of Alterations With Laws and Insurance Requirements (Landlord’s Clause)  19.12
      • 2.  Form: Compliance of Alterations With Laws and Insurance Requirements (Negotiated Clause)  19.13
    • I.  Form: Manner of Construction (Landlord’s and Negotiated Clause)  19.14
    • J.  Payment for Alterations
      • 1.  Form: Payment for Alterations (Landlord’s Clause)  19.15
      • 2.  Form: Payment for Alterations (Negotiated Clause)  19.16
    • K.  Form: Construction Insurance (Landlord’s and Negotiated Clause)  19.17
    • L.  Ownership of Alterations
      • 1.  Form: Ownership of Alterations (Landlord’s Clause)  19.18
      • 2.  Form: Ownership of Alterations (Negotiated Clause)  19.19
    • M.  Form: Initial Improvements (Landlord’s and Negotiated Clause)  19.20
    • N.  Form: Construction Rules and Regulations (Landlord’s and Negotiated Clause)  19.21

20

Covenant Against Liens

Robert W. Brown

  • I.  GENERAL CONSIDERATIONS  20.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Covenant Against Liens (Title of Article)  20.2
    • B.  Covenant Against Liens
      • 1.  Form: Covenant Against Liens (Landlord’s Clause)  20.3
      • 2.  Form: Covenant Against Liens (Negotiated Clause)  20.4

21

Exculpation, Indemnification, and Insurance

Jeffrey D. Masters

Timothy R. Sullivan

  • I.  GENERAL CONSIDERATIONS
    • A.  Importance of Exculpation, Indemnification, and Insurance Clauses  21.1
    • B.  Enforcement of Exculpation Clauses
      • 1.  Adhesion Contract of Exculpation Is Unenforceable  21.2
      • 2.  General Exculpation Clause Does Not Cover Landlord’s Active Negligence  21.3
      • 3.  Specific, Nonadhesive Exculpation for Active Negligence Should Be Enforceable  21.4
    • C.  Insurance Coverages  21.5
      • 1.  Enforcement of Insurance Clauses  21.5A
      • 2.  Definition of “Insured”  21.5B
        • a.  Insurance Services Office (ISO) Definitions  21.5C
        • b.  Insured Must Be Legal Entity  21.5D
      • 3.  Additional Insureds  21.5E
        • a.  ISO Form CG 20 11  21.5F
        • b.  ISO Form CG 20 10  21.5G
        • c.  ISO Forms CG 20 03 and 20 09  21.5H
    • D.  Types of Insurance
      • 1.  Commercial General Liability Insurance  21.5I
      • 2.  Businessowners Policies  21.5J
      • 3.  Occurrence, Claims-Made, and Claims-Made-and-Reported Policies  21.5K
      • 4.  Broad Form Coverage  21.5L
      • 5.  Products-Completed Operations Exclusion  21.5M
      • 6.  Contractual Liability Coverage  21.5N
      • 7.  Pollution Coverage  21.5O
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Exculpation, Indemnification, and Insurance (Title of Article)  21.6
    • B.  Definitions
      • 1.  Form: Definition of “Tenant Parties” and “Landlord Parties” (Landlord’s Clause)  21.7
      • 2.  Form: Definition of “Tenant Parties” and “Landlord Parties” (Negotiated Clause)  21.8
    • C.  Form: Exculpation (Title of Section)  21.9
      • 1.  Basic Exculpatory Clause (Tenant Waiver)
        • a.  Form: Exculpation (Landlord’s Clause)  21.10
        • b.  Form: Exculpation (Negotiated Clause)  21.11
      • 2.  Survival
        • a.  Form: Survival of Exculpation (Landlord’s Clause)  21.12
        • b.  Form: Survival of Exculpation (Negotiated Clause)  21.13
      • 3.  Form: Tenant’s Acknowledgment of Fairness (Landlord’s Clause)  21.14
      • 4.  Form: No Exculpation for Nondelegable Duties (Landlord’s Clause)  21.15
      • 5.  Form: Waiver of CC §1542 (Landlord’s Clause)  21.16
    • D.  Form: Indemnification (Title of Section)  21.17
      • 1.  Tenant’s Indemnification of Landlord
        • a.  Form: Tenant’s Indemnification of Landlord Parties (Landlord’s Clause)  21.18
        • b.  Form: Tenant’s Indemnification of Landlord Parties (Negotiated Clause)  21.19
      • 2.  Form: Definition of Claims (Landlord’s and Negotiated Clause)  21.20
      • 3.  Type of Injury or Loss
        • a.  Form: Type of Injury or Loss (Landlord’s Clause)  21.21
        • b.  Form: Type of Injury or Loss (Negotiated Clause)  21.22
      • 4.  Effect of Negligence, Strict Liability, or Willful Misconduct
        • a.  Form: Active or Passive Negligence; Strict Liability (Landlord’s Clause)  21.23
        • b.  Form: Negligence and Willful Misconduct; Consequential Damages (Negotiated Clause)  21.24
      • 5.  Relationship of Indemnity to Other Lease Obligations
        • a.  Form: Indemnification Independent of Insurance Obligations (Landlord’s Clause)  21.25
        • b.  Form: Relationship of Indemnity to Other Lease Obligations (Negotiated Clause)  21.26
      • 6.  Form: Attorney Fees (Landlord’s and Negotiated Clause)  21.27
      • 7.  Survival of Indemnification
        • a.  Form: Survival of Indemnification (Landlord’s Clause)  21.28
        • b.  Form: Survival of Indemnification (Negotiated Clause)  21.29
      • 8.  Form: Duty to Defend (Landlord’s Clause)  21.30
      • 9.  Form: Landlord’s Indemnification of Tenant (Negotiated Clause)  21.31
    • E.  Insurance Clauses
      • 1.  Consultation With Client’s Risk Manager  21.32
      • 2.  Tenant’s Compliance With Insurer Requirements
        • a.  Form: Compliance With Insurer Requirements (Landlord’s Clause)  21.33
        • b.  Form: Compliance With Insurer Requirements (Negotiated Clause)  21.34
      • 3.  Tenant’s Liability Insurance Requirements
        • a.  Form: Tenant’s Liability Coverage (Landlord’s and Negotiated Clause)  21.35
        • b.  Form: Commercial General Liability Insurance (Landlord’s and Negotiated Clause)  21.36
        • c.  Form: Broad Form Coverage (Landlord’s and Negotiated Clause)  21.37
        • d.  Form: Tenant as Primary Insured (Landlord’s and Negotiated Clause)  21.38
        • e.  Additional Insureds
          • (1)  Form: Additional Insureds (Landlord’s Clause)  21.39
          • (2)  Form: Additional Insureds (Negotiated Clause)  21.40
        • f.  Form: Cross-Liability; Severability of Interests (Landlord’s and Negotiated Clause)  21.41
        • g.  Form: Primary Insurance Endorsements for Additional Insureds (Landlord’s and Negotiated Clause)  21.42
        • h.  Form: Scope of Coverage for Additional Insureds (Landlord’s and Negotiated Clause)  21.43
        • i.  Delivery of Certificate, Policy, and Endorsements
          • (1)  Form: Delivery of Certificate, Policy, and Endorsements (Landlord’s Clause)  21.44
          • (2)  Form: Delivery of Certificate, Policy, and Endorsements (Negotiated Clause)  21.45
        • j.  Form: Concurrency of Primary, Excess, and Umbrella Policies (Landlord’s and Negotiated Clause)  21.46
        • k.  Form: Liability Limits (Landlord’s and Negotiated Clause)  21.47
        • l.  Form: “Per Location” Endorsement (Landlord’s and Negotiated Clause)  21.48
        • m.  Form: Survival of Insurance Requirements (Landlord’s and Negotiated Clause)  21.49
      • 4.  Form: Tenant’s Workers’ Compensation and Employer Liability Coverage (Landlord’s and Negotiated Clause)  21.50
      • 5.  Tenant’s First Party Insurance
        • a.  Form: Tenant’s First Party Insurance (Landlord’s and Negotiated Clause)  21.51
        • b.  Tenant’s Property Insurance
          • (1)  Basic Property Insurance Policy  21.52
            • (a)  “Covered Property” Versus “Property Not Covered”  21.52A
            • (b)  Covered Causes of Loss  21.52B
            • (c)  All Risks or All Perils  21.52C
            • (d)  Named Risks or Named Perils  21.52D
            • (e)  Actual Case Value and Actual Cash Value  21.52E
            • (f)  Replacement Value  21.52F
            • (g)  Inflation Guard  21.52G
            • (h)  Code-Mandated Repairs  21.52H
            • (i)  Coinsurance Penalties  21.52I
          • (2)  Property Insurance Requirements
            • (a)  Form: Tenant’s Property Insurance (Landlord’s Clause)  21.53
            • (b)  Form: Property Insurance (Negotiated Clause)  21.54
        • c.  Additional First Party Insurance Coverage
          • (1)  Types of First Party Insurance Coverage  21.55
          • (2)  Business Interruption Coverage  21.55A
            • (a)  Covered Causes of Loss  21.55B
            • (b)  Optional Coverage for Interruption of Computer Operations  21.55C
            • (c)  Described Premises  21.55D
            • (d)  Total Suspension Versus Partial Interruption  21.55E
            • (e)  Period of Restoration  21.55F
            • (f)  Burden of Proof  21.55G
            • (g)  Duty to Mitigate  21.55H
          • (3)  Extra Expense Coverage  21.55I
          • (4)  Form: Business Income Insurance and Extra Expense Coverage (Landlord’s and Negotiated Clause)  21.56
      • 6.  Other Insurance Coverage
        • a.  Form: Other Tenant Insurance Coverage (Landlord’s Clause)  21.57
        • b.  Form: Other Insurance Coverage (Negotiated Clause)  21.58
      • 7.  Form: Form of Policies and Additional Requirements (Title of Section)  21.59
        • a.  Relationship of Insurance to Exculpation and Indemnification
          • (1)  Form: Insurance Independent of Exculpation and Indemnification (Landlord’s Clause)  21.60
          • (2)  Form: Insurance Independent of Exculpation and Indemnification (Negotiated Clause)  21.61
        • b.  Form: Form of Policies (Landlord’s and Negotiated Clause)  21.62
        • c.  Form: Tenant’s Delivery of Policy, Endorsements, and Certificates (Landlord’s and Negotiated Clause)  21.63
        • d.  Deductibles; Self-Insurance
          • (1)  Form: Deductibles and Self-Insured Retentions (Landlord’s Clause)  21.64
          • (2)  Form: Self-Insurance; Deductibles (Negotiated Clause)  21.65
        • e.  Form: Blanket Insurance (Negotiated Clause)  21.66
      • 8.  Form: Waiver of Subrogation (Landlord’s and Negotiated Clause)  21.67
      • 9.  Form: Landlord’s Property Insurance (Negotiated Clause)  21.68

22

Damage and Destruction

Stephen T. Toohill

  • I.  GENERAL CONSIDERATIONS
    • A.  Governing Statutes  22.1
    • B.  Landlord’s and Tenant’s Concerns  22.2
    • C.  Lender’s Rights and Concerns  22.3
    • D.  Interaction With Other Lease Clauses  22.4
      • 1.  Insurance Obligations  22.5
      • 2.  Operating Expenses  22.6
      • 3.  Loss of Building Services  22.7
      • 4.  Options to Extend  22.8
      • 5.  Force Majeure  22.9
      • 6.  Ownership of or Responsibility for Improvements  22.10
      • 7.  Surrender  22.11
    • E.  Use of Terms  22.12
    • F.  Rent Abatement and Business Interruption  22.12A
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Damage and Destruction (Title of Article)  22.13
    • B.  Repair of Damage
      • 1.  Form: Repair of Damage by Landlord (Landlord’s Clause)  22.14
      • 2.  Form: Repair of Damage by Landlord (Negotiated Clause)  22.15
    • C.  Repair Period Notice
      • 1.  Form: Repair Period Notice (Landlord’s Clause)  22.16
      • 2.  Form: Repair Period Notice (Negotiated Clause)  22.17
    • D.  Landlord’s Option to Terminate or Repair
      • 1.  Form: Landlord’s Option to Terminate or Repair (Landlord’s Clause)  22.18
      • 2.  Form: Landlord’s Option to Terminate or Repair (Negotiated Clause)  22.19
    • E.  Tenant’s Option to Terminate
      • 1.  Form: Tenant’s Option to Terminate (Landlord’s Clause)  22.20
      • 2.  Form: Tenant’s Option to Terminate (Negotiated Clause)  22.21
    • F.  Rent Abatement
      • 1.  Form: Rent Abatement Due to Casualty (Landlord’s Clause)  22.22
      • 2.  Form: Rent Abatement Due to Casualty (Negotiated Clause)  22.23
    • G.  Damage Near End of Term
      • 1.  Form: Damage Near End of Term (Landlord’s Clause)  22.24
      • 2.  Form: Damage Near End of Term (Negotiated Clause)  22.25
    • H.  Form: Effective Date of Termination; Rent Apportionment (Landlord’s and Negotiated Clause)  22.26
    • I.  Form: Waiver of Statutory Provisions (Landlord’s and Negotiated Clause)  22.27

23

Condemnation

Stephen T. Toohill

  • I.  GENERAL CONSIDERATIONS
    • A.  Likelihood of Condemnation  23.1
    • B.  Parties’ Concerns and Objectives  23.2
    • C.  Condemnation Statutes as Default Lease Provisions  23.3
    • D.  Tenant’s Compensation in Absence of Lease Provision
      • 1.  Value of Improvements  23.4
      • 2.  Bonus Value of Lease  23.5
      • 3.  Goodwill  23.6
      • 4.  Relocation Costs  23.7
      • 5.  Option to Purchase  23.8
    • E.  Whether to Address Temporary Takings  23.9
    • F.  Issues Related to Landlord’s Mortgage  23.10
  • II.  LEASE CLAUSES
    • A.  Form: Condemnation (Title of Article)  23.11
    • B.  Form: Definition of “Condemnation” (Landlord’s and Negotiated Clause)  23.12
    • C.  Form: Effect on Rights and Obligations (Landlord’s and Negotiated Clause)  23.13
    • D.  Form: Termination of Lease (Title of Section)  23.14
      • 1.  Form: Definition of “Termination Date” (Landlord’s and Negotiated Clause)  23.15
      • 2.  Form: Automatic Termination (Landlord’s and Negotiated Clause)  23.16
      • 3.  Landlord’s Right to Terminate
        • a.  Form: Landlord’s Right to Terminate (Landlord’s Clause)  23.17
        • b.  Form: Landlord’s Right to Terminate (Negotiated Clause)  23.18
      • 4.  Tenant’s Right to Terminate
        • a.  Form: Tenant’s Right to Terminate (Title of Section) (Landlord’s Clause)  23.19
          • (1)  Form: Grounds; Termination Notice (Landlord’s Clause)  23.20
          • (2)  Form: Landlord’s Restoration Notice (Landlord’s Clause)  23.21
        • b.  Form: Tenant’s Right to Terminate (Negotiated Clause)  23.22
        • c.  Form: Tenant’s Waiver (Landlord’s and Negotiated Clause)  23.23
      • 5.  Form: Proration of Rent (Landlord’s and Negotiated Clause)  23.24
    • E.  Effect of Condemnation if Lease Is Not Terminated
      • 1.  Form: Effect of Condemnation if Lease Is Not Terminated (Landlord’s Clause)  23.25
      • 2.  Form: Effect of Condemnation if Lease Is Not Terminated (Negotiated Clause)  23.26
    • F.  Form: Allocation of Award (Title of Section)  23.27
      • 1.  Landlord’s Right to Award
        • a.  Form: Landlord’s Right to Award (Landlord’s Clause)  23.28
        • b.  Form: Landlord’s Right to Award (Negotiated Clause)  23.29
      • 2.  Tenant’s Right to Compensation
        • a.  Form: Tenant’s Right to Compensation (Landlord’s Clause)  23.30
        • b.  Form: Tenant’s Right to Compensation (Negotiated Clause)  23.31
    • G.  Form: Temporary Taking (Landlord’s and Negotiated Clause)  23.32

24

Assignment and Subleasing

Eun-Hee Chang

Charles H. Seaman

  • I.  GENERAL CONSIDERATIONS
    • A.  Lease Restrictions  24.1
    • B.  Landlord’s and Tenant’s Objectives  24.2
    • C.  Statutory Framework  24.3
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Assignment and Subleasing (Title of Article)  24.4
    • B.  Form: Restricted Transfers (Title of Section)  24.5
      • 1.  Consent Required
        • a.  Form: Consent Required; Definition of “Transfer” (Landlord’s Clause)  24.6
        • b.  Form: Consent Required; Definition of “Transfer” (Negotiated Clause)  24.7
      • 2.  Landlord’s Remedies
        • a.  Form: Landlord’s Remedies (Landlord’s Clause)  24.8
        • b.  Form: Landlord’s Remedies (Negotiated Clause)  24.9
    • C.  Form: Transfer Procedure (Title of Section)  24.10
      • 1.  Transfer Notice
        • a.  Form: Transfer Notice (Landlord’s Clause)  24.11
        • b.  Form: Transfer Notice (Negotiated Clause)  24.12
      • 2.  Transfer Fee
        • a.  Form: Transfer Fee (Landlord’s Clause)  24.13
        • b.  Form: Transfer Fee (Negotiated Clause)  24.14
      • 3.  Limits of Consent
        • a.  Form: Limits of Consent (Landlord’s Clause)  24.15
        • b.  Form: Limits of Consent (Negotiated Clause)  24.16
    • D.  Form: Landlord’s Consent (Title of Section)  24.17
      • 1.  Standards for Landlord’s Consent
        • a.  Selecting Standard for Landlord’s Consent  24.18
        • b.  Effect of Failing to State Standard for Consent  24.19
        • c.  Reasonable Consent
          • (1)  Form: Reasonable Consent (Landlord’s Clause)  24.20
          • (2)  Form: Reasonable Consent (Negotiated Clause)  24.21
      • 2.  Procedure for Granting or Withholding Consent
        • a.  Form: Landlord’s Written Response (Landlord’s Clause)  24.22
        • b.  Form: Landlord’s Written Response (Negotiated Clause)  24.23
      • 3.  Form: Tenant’s Remedies (Landlord’s Clause)  24.24
      • 4.  Form: Tenant’s Indemnity (Landlord’s Clause)  24.25
    • E.  Form: Transfer Premium (Title of Section)  24.26
      • 1.  Transfer Premium Payment
        • a.  Form: Transfer Premium Payment (Landlord’s Clause)  24.27
        • b.  Form: Transfer Premium Payment (Negotiated Clause)  24.28
      • 2.  Definition of “Transfer Premium”
        • a.  Form: Definition of “Transfer Premium” (Landlord’s Clause)  24.29
        • b.  Form: Definition of “Transfer Premium” (Negotiated Clause)  24.30
      • 3.  Calculation and Payment
        • a.  Form: Monthly Payment of Transfer Premium; Calculation (Landlord’s Clause)  24.31
        • b.  Form: Monthly Payment of Transfer Premium; Calculation (Negotiated Clause)  24.32
      • 4.  Audit
        • a.  Form: Audit of Transfer Premium (Landlord’s Clause)  24.33
        • b.  Form: Audit of Transfer Premium (Negotiated Clause)  24.34
    • F.  Form: Landlord’s Option to Recapture Space (Title of Section)  24.35
      • 1.  Recapture Right
        • a.  Form: Landlord’s Recapture Right (Landlord’s Clause)  24.36
        • b.  Form: Landlord’s Recapture Right (Negotiated Clause)  24.37
      • 2.  Consequences of Recapture
        • a.  Form: Consequences of Recapture (Landlord’s Clause)  24.38
        • b.  Form: Consequences of Recapture (Negotiated Clause)  24.39
      • 3.  Form: Exemption From Recapture (Negotiated Clause)  24.40
    • G.  Effect of Transfer
      • 1.  Form: Right to Collect Rent (Landlord’s Clause)  24.41
      • 2.  Form: Effect of Transfer (Title of Section) (Negotiated Clause)  24.42
        • a.  Form: Right to Collect Rent (Negotiated Clause)  24.43
        • b.  Form: Landlord’s Recognition of Subleases on Lease Termination (Negotiated Clause)  24.44
        • c.  Form: Release of Tenant (Negotiated Clause)  24.45
    • H.  Form: Transfers of Ownership Interests and Other Organizational Changes (Title of Section)  24.46
      • 1.  Change of Ownership
        • a.  Form: Change of Ownership; Reorganization (Landlord’s Clause)  24.47
        • b.  Form: Change of Ownership; Reorganization (Negotiated Clause)  24.48
      • 2.  Transfers to Affiliates
        • a.  Form: Transfer to Affiliate (Landlord’s Clause)  24.49
        • b.  Form: Transfer to Affiliate (Negotiated Clause)  24.50
      • 3.  Definition of “Affiliate”
        • a.  Form: Definition of “Affiliate” (Landlord’s Clause)  24.51
        • b.  Form: Definition of “Affiliate” (Negotiated Clause)  24.52
    • I.  Form: Restrictions on Marketing the Space (Landlord’s Clause)  24.53

25

Surrender of Premises

Michael A. Dean

Myron Moskovitz

  • I.  GENERAL CONSIDERATIONS  25.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Surrender of Premises (Title of Article)  25.2
    • B.  Surrender of Premises
      • 1.  Form: Surrender of Premises (Landlord’s Clause)  25.3
      • 2.  Form: Surrender of Premises (Negotiated Clause)  25.4
    • C.  Tenant’s Obligations at End of Term
      • 1.  Form: Removal of Tenant Property by Tenant (Landlord’s Clause)  25.5
      • 2.  Form: Removal of Tenant Property by Tenant (Negotiated Clause)  25.6

26

Holding Over

Robert W. Brown

  • I.  GENERAL CONSIDERATIONS
    • A.  Landlord’s and Tenant’s Concerns  26.1
    • B.  Legal Effect of Holding Over  26.2
      • 1.  When Landlord Does Not Consent  26.3
      • 2.  When Landlord Expressly or Impliedly Consents  26.4
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Holding Over (Title of Article)  26.5
    • B.  Form: Holdover Rent (Landlord’s and Negotiated Clause)  26.6
    • C.  Form: No Consent or Waiver Implied (Landlord’s Clause)  26.7

27

Estoppel Certificates

Carol R. Boman

  • I.  GENERAL CONSIDERATIONS  27.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Estoppel Certificates (Title of Article)  27.2
    • B.  Obligation to Provide Estoppel Certificates
      • 1.  Form: Tenant’s Obligation to Provide Estoppel Certificates (Landlord’s Clause)  27.3
      • 2.  Form: Obligation to Provide Estoppel Certificates (Negotiated Clause)  27.4
    • C.  Additional Requested Documents or Instruments
      • 1.  Form: Additional Requested Documents or Instruments (Landlord’s Clause)  27.5
      • 2.  Form: Additional Requested Documents or Instruments (Negotiated Clause)  27.6
    • D.  Effect of Failure to Deliver Estoppel Certificate or Other Document
      • 1.  Form: Failure to Deliver (Landlord’s Clause)  27.7
      • 2.  Form: Failure to Deliver (Negotiated Clause)  27.8
    • E.  Guarantor Estoppel Certificates and Financial Information
      • 1.  Form (Optional): Guarantor Estoppel Certificates and Financial Information (Landlord’s Clause)  27.9
      • 2.  Form (Optional): Guarantor Estoppel Certificates (Negotiated Clause)  27.10

28

Subordination, Nondisturbance, and Attornment

Susan J. Passovoy

  • I.  GENERAL CONSIDERATIONS  28.1
    • A.  Priority Considerations  28.2
    • B.  Practice Considerations  28.3
      • 1.  Lender’s Concerns  28.4
      • 2.  Tenant’s Concerns  28.5
  • II.  AUTOMATIC SUBORDINATION CLAUSES  28.6
  • III.  NONDISTURBANCE PROTECTIONS
    • A.  Tenant’s Needs and Bargaining Position  28.7
    • B.  Creating Incentives for Landlord to Deliver Nondisturbance Agreement  28.8
  • IV.  DRAFTING LEASE CLAUSES
    • A.  Form: Subordination, Nondisturbance, and Attornment (Title of Article)  28.9
    • B.  Automatic Subordination
      • 1.  Form: Automatic Subordination (Landlord’s Clause)  28.10
      • 2.  Form: Automatic Subordination; Nondisturbance (Negotiated Clause)  28.11
    • C.  Subordination Agreement
      • 1.  Form: Subordination Agreement; Agency (Landlord’s Clause)  28.12
      • 2.  Form: Subordination Agreement (Negotiated Clause)  28.13
    • D.  Attornment
      • 1.  Form: Attornment (Landlord’s Clause)  28.14
      • 2.  Form: Attornment (Negotiated Clause)  28.15
    • E.  Notice of Default
      • 1.  Form: Notice of Default; Right to Cure (Landlord’s Clause)  28.16
      • 2.  Form: Notice of Default; Right to Cure (Negotiated Clause)  28.17

29

Defaults and Remedies

W. McLin Lines

  • I.  GENERAL CONSIDERATIONS  29.1
    • A.  Negotiating Defaults and Remedies Provisions  29.1A
    • B.  Implied Duty of Good Faith and Fair Dealing  29.1B
    • C.  Parol Evidence Rule  29.1C
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Defaults and Remedies (Title of Article)  29.2
    • B.  Tenant’s Default
      • 1.  Form: Tenant’s Default (Landlord’s Clause)  29.3
      • 2.  Form: Tenant’s Default (Negotiated Clause)  29.4
    • C.  Form: Replacement of Statutory Notice Requirements (Landlord’s and Negotiated Clause)  29.5
    • D.  Landlord’s Remedies on Tenant’s Default
      • 1.  Form: Landlord’s Remedies on Tenant’s Default (Landlord’s and Negotiated Clause)  29.6
      • 2.  Form: Termination of Lease (Landlord’s and Negotiated Clause)  29.7
      • 3.  Form: Continuation of Lease in Effect (Landlord’s and Negotiated Clause)  29.8
      • 4.  Remedies Regarding Subleases
        • a.  Form: Tenant’s Subleases (Landlord’s Clause)  29.9
        • b.  Form: Tenant’s Subleases (Negotiated Clause)  29.10
    • E.  Form of Payment After Default
      • 1.  Form: Form of Payment After Default (Landlord’s Clause)  29.11
      • 2.  Form: Form of Payment After Default (Negotiated Clause)  29.12
    • F.  Form: Efforts to Relet (Landlord’s and Negotiated Clause)  29.13
    • G.  Form: Acceptance of Rent Without Waiving Rights (Landlord’s and Negotiated Clause)  29.14
    • H.  Tenant’s Remedies
      • 1.  Form: Tenant’s Remedies on Landlord’s Default (Landlord’s Clause)  29.15
      • 2.  Form: Tenant’s Remedies on Landlord’s Default (Title of Section) (Negotiated Clause)  29.16
        • a.  Form: Landlord’s Default (Negotiated Clause)  29.17
        • b.  Form: Rent Abatement (Negotiated Clause)  29.18
          • (1)  Form: Full Abatement (Negotiated Clause)  29.19
          • (2)  Form: Abatement Event (Negotiated Clause)  29.20
        • c.  Form: Termination (Negotiated Clause)  29.21
        • d.  Form: Conflicts (Negotiated Clause)  29.22

30

Landlord’s Right to Perform Tenant’s Obligations

W. McLin Lines

  • I.  GENERAL CONSIDERATIONS  30.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Landlord’s Right to Perform Tenant’s Obligations (Title of Article)  30.2
    • B.  Landlord’s Right to Perform Tenant’s Obligations
      • 1.  Form: Landlord’s Right to Perform Tenant’s Obligations (Landlord’s Clause)  30.3
      • 2.  Form: Landlord’s Right to Perform Tenant’s Obligations (Negotiated Clause)  30.4
    • C.  Form: Reimbursement by Tenant (Landlord’s and Negotiated Clause)  30.5

31

Late Payments

W. McLin Lines

  • I.  GENERAL CONSIDERATIONS  31.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Late Payments (Title of Article)  31.2
    • B.  Late Charges
      • 1.  Form: Late Charges (Landlord’s Clause)  31.3
      • 2.  Form: Late Charges (Negotiated Clause)  31.4
    • C.  Interest
      • 1.  Form: Interest (Landlord’s Clause)  31.5
      • 2.  Form: Interest (Negotiated Clause)  31.6

32

Nonwaiver

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  32.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Nonwaiver (Title of Article)  32.2
    • B.  Nonwaiver
      • 1.  Form: Nonwaiver (Landlord’s Clause)  32.3
      • 2.  Form: Nonwaiver (Negotiated Clause)  32.4
    • C.  Acceptance and Application of Payment
      • 1.  Form: Acceptance and Application of Payment; Not Accord and Satisfaction (Landlord’s Clause)  32.5
      • 2.  Form: Acceptance and Application of Payment; Not Accord and Satisfaction (Negotiated Clause)  32.6

33

Dispute Resolution

W. McLin Lines

Ray B. Gliner

David L. Preiss

  • I.  GENERAL CONSIDERATIONS  33.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Title of Article
      • 1.  Form: Waiver of Right to Jury Trial (Title of Article) (Landlord’s Clause)  33.2
      • 2.  Form: Dispute Resolution (Title of Article) (Negotiated Clause)  33.3
    • B.  Waiver of Right to Jury Trial
      • 1.  Enforceability of Jury Trial Waiver  33.4
      • 2.  Form: Waiver of Right to Jury Trial (Landlord’s and Negotiated Clause)  33.5
    • C.  General Arbitration Clause  33.6
      • 1.  Form: Arbitration of Disputes (Negotiated Clause)  33.7
      • 2.  Form: Qualifications of Arbitrators (Negotiated Clause)  33.8
      • 3.  Form: Venue (Negotiated Clause)  33.9
      • 4.  Form: Demand and Limitation on Claims (Negotiated Clause)  33.10
      • 5.  Form: Provisional Remedies (Negotiated Clause)  33.11
      • 6.  Form: Powers and Duties of Arbitrators (Negotiated Clause)  33.12
      • 7.  Form: Discovery (Negotiated Clause)  33.13
      • 8.  Form: Application of California Evidence Code (Negotiated Clause)  33.14
      • 9.  Form: Costs and Fees of Arbitrators (Negotiated Clause)  33.15
      • 10.  Form: Attorney Fees (Negotiated Clause)  33.16
      • 11.  Form: Notice (Negotiated Clause)  33.17
    • D.  Issue-Specific Arbitration Clause: “Baseball Arbitration”  33.18
      • 1.  Form: Resolving Disagreement Over Fair Market Rental Value (Negotiated Clause)  33.19
      • 2.  Form: Good-Faith Negotiations (Negotiated Clause)  33.20
      • 3.  Form: Parties’ Separate Determinations (Negotiated Clause)  33.21
        • a.  Form: Two Determinations (Negotiated Clause)  33.22
        • b.  Form: One Determination (Negotiated Clause)  33.23
      • 4.  Form: Arbitration (Negotiated Clause)  33.24
        • a.  Form: Scope of Arbitration (Negotiated Clause)  33.25
        • b.  Form: Qualifications of Arbitrators (Negotiated Clause)  33.26
        • c.  Form: Parties’ Appointment of Arbitrators (Negotiated Clause)  33.27
        • d.  Form: Appointment of Third Arbitrator (Negotiated Clause)  33.28
        • e.  Form: Arbitrators’ Decision (Negotiated Clause)  33.29
        • f.  Form: If Only One Arbitrator Is Appointed (Negotiated Clause)  33.30
        • g.  Form: If Only Two Arbitrators Are Appointed (Negotiated Clause)  33.31
        • h.  Form: If No Arbitrator Is Appointed (Negotiated Clause)  33.32
        • i.  Form: Cost of Arbitration (Negotiated Clause)  33.33

34

Attorney Fees and Costs

W. McLin Lines

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  34.1
    • A.  Prevailing Party  34.1A
    • B.  Contract Versus Tort Causes of Action  34.1B
    • C.  Nonsignatories to Lease  34.1C
    • D.  Lease Provisions  34.1D
  • II.  DRAFTING LEASE CLAUSES
    • A.  Basic Approach
      • 1.  Form: Attorney Fees and Costs (Title of Article)  34.2
      • 2.  Form: Attorney Fees and Costs (Landlord’s and Negotiated Clause)  34.3
    • B.  Expanded Approach  34.4

35

Landlord’s Access to Premises

Robert W. Brown

  • I.  GENERAL CONSIDERATIONS  35.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Landlord’s Access to Premises (Title of Article)  35.2
    • B.  Landlord’s Right of Access
      • 1.  Form: Landlord’s Access to Premises (Landlord’s Clause)  35.3
      • 2.  Form: Landlord’s Access to Premises (Negotiated Clause)  35.4
    • C.  Landlord’s Liability
      • 1.  Form: Tenant’s Waiver (Landlord’s Clause)  35.5
      • 2.  Form: Restrictions on Entry; Tenant’s Waiver (Negotiated Clause)  35.6
    • D.  Form: Method of Entry (Landlord’s and Negotiated Clause)  35.7
    • E.  Form: Emergency Entry (Negotiated Clause)  35.8

36

Signs

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  36.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Signs (Title of Article)  36.2
    • B.  Form: Building Name; Landlord’s Signage Rights (Landlord’s and Negotiated Clause)  36.3
    • C.  Form: Tenant’s Signage Rights Within Building (Title of Section)  36.4
      • 1.  Single-Tenant Floor
        • a.  Form: Single-Tenant Floor (Landlord’s Clause)  36.5
        • b.  Form: Single-Tenant Floor (Negotiated Clause)  36.6
      • 2.  Multitenant Floor
        • a.  Form: Multitenant Floor (Landlord’s Clause)  36.7
        • b.  Form: Multitenant Floor (Negotiated Clause)  36.8
      • 3.  Form: Prohibited Signs and Other Items (Landlord’s and Negotiated Clause)  36.9
      • 4.  Building Directories
        • a.  Form: Lobby Directory (Negotiated Clause)  36.10
        • b.  Form: Floor Directories (Negotiated Clause)  36.11
    • D.  Tenant’s Signage Rights Outside Building
      • 1.  Form: Monument Sign (Title of Section) (Negotiated Clause)  36.12
        • a.  Form: Tenant’s Monument Sign (Negotiated Clause)  36.13
        • b.  Form: Nontransferability (Negotiated Clause)  36.14
        • c.  Form: Removal, Repair, and Restoration (Negotiated Clause)  36.15
      • 2.  Form: Exterior Building Signs (Title of Section) (Negotiated Clause)  36.16
        • a.  Form: Tenant’s Right to Exterior Building Signs (Negotiated Clause)  36.17
        • b.  Form: Tenant’s Payment of Sign Expenses (Negotiated Clause)  36.18
        • c.  Form: Removal, Repair, and Restoration (Negotiated Clause)  36.19
        • d.  Form: Maintenance of Tenant’s Signs (Negotiated Clause)  36.20

37

Tenant Parking

Margaret I. Adams

  • I.  GENERAL CONSIDERATIONS  37.1
    • A.  Parking Passes or Spaces  37.1A
    • B.  Electric Vehicle Charging Stations  37.1B
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Tenant Parking (Title of Article)  37.2
    • B.  Parking Allocation
      • 1.  Form: Number of Parking Passes (Landlord’s Clause)  37.3
      • 2.  Form: Number of Parking Passes (Negotiated Clause)  37.4
    • C.  Form: Location of Parking (Title of Section)  37.5
      • 1.  Onsite Parking
        • a.  Form: Onsite Parking (Landlord’s Clause)  37.6
        • b.  Form: Onsite Parking; Reserved Spaces (Negotiated Clause)  37.7
      • 2.  Form: Changes in Location, Layout, and Service (Landlord’s and Negotiated Clause)  37.8
      • 3.  Form: Offsite Parking (Landlord’s Clause)  37.9
    • D.  Parking Rates
      • 1.  Form: Parking Rates (Landlord’s Clause)  37.10
      • 2.  Form: Parking Rates (Title of Section) (Negotiated Clause)  37.11
        • a.  Form: Initial Parking Rate (Negotiated Clause)  37.12
        • b.  Form: Parking Rate Increases (Negotiated Clause)  37.13
    • E.  Form: Parking Rules and Regulations (Landlord’s and Negotiated Clause)  37.14
    • F.  Form: Nontransferable Passes (Landlord’s and Negotiated Clause)  37.15
    • G.  Form: Visitor Validation Privileges (Negotiated Clause)  37.16
    • H.  Form: Unlimited Parking Privileges (Negotiated Clause)  37.17
    • I.  Form: Parking Escort Service (Negotiated Clause)  37.18
    • J.  Form: Electrical Vehicle Charging Station (Negotiated Clause)  37.18A
    • K.  Form: Exemption From Electric Vehicle Charging Station Statute (CC §1952.7) (Landlord’s Clause)  37.18B

38

Miscellaneous Clauses

Michael A. Dean

  • I.  GENERAL CONSIDERATIONS  38.1
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Miscellaneous (Title of Article)  38.2
    • B.  Interpretation of Lease
      • 1.  Form: Captions (Landlord’s and Negotiated Clause)  38.3
      • 2.  Form: Word Usage (Landlord’s and Negotiated Clause)  38.4
      • 3.  Form: Counting Days (Landlord’s and Negotiated Clause)  38.5
      • 4.  Form: Entire Agreement; Amendments (Landlord’s and Negotiated Clause)  38.6
      • 5.  Form: Exhibits (Landlord’s and Negotiated Clause)  38.7
      • 6.  Form: Reasonableness and Good Faith (Landlord’s and Negotiated Clause)  38.8
      • 7.  Form: Partial Invalidity (Landlord’s and Negotiated Clause)  38.9
      • 8.  Form: Binding Effect (Landlord’s and Negotiated Clause)  38.10
      • 9.  Independent Covenants
        • a.  Form: Independent Covenants (Landlord’s Clause)  38.11
        • b.  Form: Independent Covenants (Negotiated Clause)  38.12
      • 10.  Form: Governing Law (Landlord’s and Negotiated Clause)  38.13
      • 11.  Form: Merger (Landlord’s and Tenant’s Clause)  38.13A
    • C.  Administration of Lease
      • 1.  Form: Notices (Landlord’s and Negotiated Clause)  38.14
        • a.  Form: Method of Delivery (Landlord’s and Negotiated Clause)  38.15
        • b.  Form: Refused, Unclaimed, or Undeliverable Notices (Landlord’s and Negotiated Clause)  38.16
        • c.  Form: Addresses (Landlord’s and Negotiated Clause)  38.17
        • d.  Form: Lenders and Ground Lessor (Landlord’s and Negotiated Clause)  38.18
      • 2.  Force Majeure Events Excusing or Suspending Performance
        • a.  Form: Force Majeure (Landlord’s Clause)  38.19
        • b.  Form: Force Majeure (Negotiated Clause)  38.20
      • 3.  Form: Time of the Essence (Landlord’s and Negotiated Clause)  38.21
      • 4.  Modifications Required by Landlord’s Lender
        • a.  Form: Modifications Required by Landlord’s Lender (Landlord’s Clause)  38.22
        • b.  Form: Modifications Required by Landlord’s Lender (Negotiated Clause)  38.23
      • 5.  Recording
        • a.  Form: Recording; Memorandum of Lease (Landlord’s Clause)  38.24
        • b.  Form: Recording; Memorandum of Lease (Negotiated Clause)  38.25
        • c.  Form: Memorandum of Lease  38.25A
    • D.  Limitations on Liability
      • 1.  Liability of Landlord
        • a.  Form: Liability of Landlord (Landlord’s Clause)  38.26
        • b.  Form: Liability of Landlord (Negotiated Clause)  38.27
      • 2.  Transfer of Landlord’s Interest
        • a.  Form: Transfer of Landlord’s Interest (Landlord’s Clause)  38.28
        • b.  Form: Transfer of Landlord’s Interest (Negotiated Clause)  38.29
      • 3.  Liability of Tenant
        • a.  Form: Joint and Several Obligations of Tenant (Landlord’s Clause)  38.30
        • b.  Form: Liability of Tenant (Negotiated Clause)  38.31
          • (1)  Form: Liability of Individual Partners During Term (Negotiated Clause)  38.32
          • (2)  Form: Withdrawing Partner’s Liability (Negotiated Clause)  38.33
    • E.  Formation of Lease
      • 1.  Form: Submission of Lease (Landlord’s and Negotiated Clause)  38.34
      • 2.  Form: Legal Authority of Parties (Title of Section)  38.35
        • a.  Corporate Authority
          • (1)  Form: Corporate Authority (Landlord’s Clause)  38.36
          • (2)  Form: Corporate Authority (Negotiated Clause)  38.37
        • b.  Partnership Authority
          • (1)  Form: Partnership Authority (Landlord’s Clause)  38.38
          • (2)  Form: Partnership Authority (Negotiated Clause)  38.39
        • c.  Limited Liability Company Authority
          • (1)  Form: Limited Liability Company Authority (Landlord’s Clause)  38.40
          • (2)  Form: Limited Liability Company Authority (Negotiated Clause)  38.41
    • F.  Miscellaneous
      • 1.  Form: Right to Lease (Landlord’s and Negotiated Clause)  38.42
      • 2.  Form: No Air Rights (Landlord’s and Negotiated Clause)  38.43
      • 3.  Form: Brokers (Landlord’s and Negotiated Clause)  38.44
      • 4.  Form: Transportation Management (Landlord’s and Negotiated Clause)  38.45
      • 5.  Form: Minimization of Interference (Negotiated Clause)  38.46
      • 6.  Form: Anti-Terrorism Representation (Landlord’s Clause)  38.47
      • 7.  Confidentiality
        • a.  Form: Confidentiality (Landlord’s Clause)  38.48
        • b.  Form: Confidentiality (Tenant’s and Negotiated Clause)  38.49
      • 8.  Credit Report
        • a.  Form: Credit Report (Landlord’s Clause)  38.50
        • b.  Form: Credit Report (Negotiated Clause)  38.51
      • 9.  Form: Certified Access Specialist (CASp) Disclosure (Landlord’s and Negotiated Clause)  38.51A

39

Execution of Lease

CEB Staff

  • I.  GENERAL CONSIDERATIONS  39.1
  • II.  DRAFTING SIGNATURE BLOCKS
    • A.  Form: Execution by Corporation  39.2
    • B.  Form: Execution by General Partnership With Corporate Partner Authorized to Sign  39.3
    • C.  Form: Execution by General Partnership With Individual Partner Authorized to Sign  39.4
    • D.  Form: Execution by Limited Partnership With Corporate General Partner Authorized to Sign  39.5
    • E.  Form: Execution by Limited Partnership With Individual Partner Authorized to Sign  39.6
    • F.  Form: Execution by Limited Liability Company  39.7
    • G.  Form: Execution by Limited Liability Partnership  39.8
    • H.  Form: Execution by Individual  39.9
    • I.  Form: Execution by Trustee Under Living Trust  39.10
    • J.  Form: Execution by Trustee Under Testamentary Trust  39.11

40

Leasehold Improvement Agreement Exhibit

Debra S. Summers

Diana M. Morrow

John M. Tipton

  • I.  GENERAL CONSIDERATIONS
    • A.  Role of Improvement Agreement  40.1
    • B.  Types of Improvement Agreements  40.2
    • C.  Primary Issues and Objectives  40.3
  • II.  DRAFTING IMPROVEMENT AGREEMENT
    • A.  Describing Improvements  40.4
    • B.  Failing to Agree on Improvements Before Signing Lease  40.5
    • C.  Specifying Procedure for Preparing and Approving Plans  40.6
      • 1.  Designation of Plan Preparer and Designers  40.7
      • 2.  Effect of Implied Warranty of Plan Correctness  40.8
      • 3.  Timing and Criteria for Plan Approval  40.9
      • 4.  Required Contents of Notice of Disapproval  40.10
      • 5.  Estimation and Adjustment of Costs  40.11
    • D.  Providing for Changes in Work  40.12
      • 1.  Types of Plan Changes That Must Be Accepted  40.13
      • 2.  Written Change Orders  40.14
      • 3.  Party Responsible for Performing Change  40.15
      • 4.  Who Bears Cost of Change  40.16
      • 5.  Adjustments to Completion Date  40.17
    • E.  Providing for Resolution of Disputes  40.18
    • F.  Identifying Party Responsible for Constructing Improvements
      • 1.  Factors Affecting Selection  40.19
      • 2.  Dividing Responsibility for Construction  40.20
    • G.  Providing for Compliance With Legal Requirements
      • 1.  Obtaining Permits  40.21
      • 2.  Compliance With Americans with Disabilities Act and Other Special Construction Requirements  40.22
      • 3.  Understanding Effect of Parties’ Failure to Allocate Responsibility for Compliance With Legal Requirements  40.23
    • H.  Specifying Requirements for Performance of Work
      • 1.  Designation of Contractors and Suppliers  40.24
      • 2.  Standard of Performance and Warranties  40.25
    • I.  Specifying Requirements for Completion of Work
      • 1.  Work Schedule  40.26
      • 2.  Definition of “Completion”  40.27
      • 3.  Acceptance of Work and Correction of Defects  40.28
    • J.  Allocating Risk of Delay in Completion of Work  40.29
      • 1.  Force Majeure Delays  40.30
      • 2.  Delay Caused by Party  40.31
      • 3.  Procedures for Documenting Delay  40.32
      • 4.  Remedies for Delay and Nonperformance  40.33
        • a.  Termination of Lease  40.34
        • b.  Damages for Landlord’s Failure to Complete Improvements  40.35
        • c.  Damages for Tenant’s Failure to Complete Improvements  40.36
        • d.  Damages (Including Liquidated Damages) for Delay  40.37
        • e.  Damages for Interference With Tenant’s Construction  40.38
        • f.  Right to Complete Work  40.39
    • K.  Providing for Payment of Improvement Costs
      • 1.  Description of Parties’ Respective Duties to Pay (Including Limitations on Landlord’s Maximum Contribution)  40.40
      • 2.  Definition of Reimbursable and Nonreimbursable Costs  40.41
      • 3.  Payment Procedure  40.42
      • 4.  Rental Adjustments for Unused Allowances  40.43
      • 5.  Recapture of Costs by Landlord  40.43A
      • 6.  Protection for Nonpaying Party
        • a.  Protections for Constructing Party Entitled to Reimbursement  40.44
        • b.  Protections for Party Obligated to Reimburse Constructing Party  40.45
        • c.  Notice of Nonresponsibility  40.46
    • L.  Specifying Ownership and Right to Remove Improvements
      • 1.  Clarifications Typically Requested by Tenant  40.47
      • 2.  Landlord’s Tax Considerations  40.48
      • 3.  Tenant’s Tax Considerations  40.49
    • M.  Addressing Casualties and Third Party Liability
      • 1.  Insurance Requirements  40.50
      • 2.  Allocation of Risk of Loss and Casualty Insurance Obligations  40.51
      • 3.  Termination Rights  40.52
      • 4.  Post-Casualty Procedures and Obligations  40.53

41

Notice of Basic Lease Information Exhibit

Ray B. Gliner

  • I.  GENERAL CONSIDERATIONS  41.1
  • II.  DRAFTING LEASE EXHIBIT
    • A.  Form: Title of Exhibit  41.2
    • B.  Form: Address (Landlord’s and Negotiated Clause)  41.3
    • C.  Form: Reference Line and Salutation (Landlord’s and Negotiated Clause)  41.4
    • D.  Form: Statement of Confirmation (Landlord’s and Negotiated Clause)  41.5
    • E.  Lease Provisions to Be Confirmed
      • 1.  Premises
        • a.  Form: Commencement Date (Landlord’s and Negotiated Clause)  41.6
        • b.  Form: Rentable Area (Landlord’s and Negotiated Clause)  41.7
      • 2.  Rent; Direct Expenses
        • a.  Form: Base Rent (Landlord’s and Negotiated Clause)  41.8
        • b.  Form: Partial First Month (Landlord’s and Negotiated Clause)  41.9
        • c.  Form: Due Date; Payee (Landlord’s and Negotiated Clause)  41.10
        • d.  Form: Tenant’s Share (Landlord’s and Negotiated Clause)  41.11
    • F.  Form: Execution (Landlord’s and Negotiated Clause)  41.12

42

Rules and Regulations Exhibit

Carol R. Boman

  • I.  GENERAL CONSIDERATIONS  42.1
  • II.  DRAFTING LEASE EXHIBIT
    • A.  Form: Title of Exhibit  42.2
    • B.  Introductory Paragraph
      • 1.  Form: Introductory Paragraph (Landlord’s Clause)  42.3
      • 2.  Form: Introductory Paragraph (Negotiated Clause)  42.4
    • C.  Locks; Keys
      • 1.  Form: Locks; Keys (Landlord’s Clause)  42.5
      • 2.  Form: Locks; Keys (Negotiated Clause)  42.6
    • D.  Form: Doors Opening to Public Corridors (Landlord’s and Negotiated Clause)  42.7
    • E.  Securing Doors; Admission to Building
      • 1.  Form: Securing Doors; Admission to Building (Landlord’s Clause)  42.8
      • 2.  Form: Securing Doors; Admission to Building (Negotiated Clause)  42.9
    • F.  Furniture, Freight, and Equipment; Service Deliveries
      • 1.  Form: Furniture, Freight, and Equipment; Service Deliveries (Landlord’s Clause)  42.10
      • 2.  Form: Furniture, Freight, and Equipment; Service Deliveries (Negotiated Clause)  42.11
    • G.  Form: Receipt of Deliveries; Use of Elevators (Landlord’s and Negotiated Clause)  42.12
    • H.  Form: Services Required by Tenant (Landlord’s and Negotiated Clause)  42.13
    • I.  Form: No Disturbance of Other Occupants (Landlord’s and Negotiated Clause)  42.14
    • J.  Form: Use of Restrooms; Responsibility for Damage (Landlord’s and Negotiated Clause)  42.15
    • K.  Restrictions on Defacement of Premises
      • 1.  Form: Restrictions on Defacement of Premises (Landlord’s Clause)  42.16
      • 2.  Form: Restrictions on Defacement of Premises (Negotiated Clause)  42.17
    • L.  Permitted Machines
      • 1.  Form: Permitted Machines (Landlord’s Clause)  42.18
      • 2.  Form: Permitted Machines (Negotiated Clause)  42.19
    • M.  Inflammable or Combustible Fluids or Materials
      • 1.  Form: Inflammable or Combustible Fluids or Materials (Landlord’s Clause)  42.20
      • 2.  Form: Inflammable or Combustible Fluids or Materials (Negotiated Clause)  42.21
    • N.  Heating and Air Conditioning
      • 1.  Form: Heating and Air Conditioning (Landlord’s Clause)  42.22
      • 2.  Form: Heating and Air Conditioning (Negotiated Clause)  42.23
    • O.  Form: Foul or Noxious Gases or Substances; Noninterference With Others (Landlord’s and Negotiated Clause)  42.24
    • P.  Animals, Birds, and Vehicles
      • 1.  Form: Animals, Birds, and Vehicles (Landlord’s Clause)  42.25
      • 2.  Form: Animals, Birds, and Vehicles (Negotiated Clause)  42.26
    • Q.  Cooking; No Use of Premises for Improper Purposes
      • 1.  Form: Cooking; No Use of Premises for Improper Purposes (Landlord’s Clause)  42.27
      • 2.  Form: Cooking; No Use of Premises for Improper Purposes (Negotiated Clause)  42.28
    • R.  Telephone and Other Wires
      • 1.  Form: Telephone and Other Wires (Landlord’s Clause)  42.29
      • 2.  Form: Telephone and Other Wires (Negotiated Clause)  42.30
    • S.  Exclusion or Expulsion
      • 1.  Form: Exclusion or Expulsion (Landlord’s Clause)  42.31
      • 2.  Form: Exclusion or Expulsion (Negotiated Clause)  42.32
    • T.  Form: Loitering Prohibited (Landlord’s and Negotiated Clause)  42.33
    • U.  Operation of Electricity, Water, and Air Conditioning
      • 1.  Form: Operation of Electricity, Water, and Air Conditioning (Landlord’s Clause)  42.34
      • 2.  Form: Operation of Electricity, Water, and Air Conditioning (Negotiated Clause)  42.35
    • V.  Disposal of Trash and Garbage
      • 1.  Form: Disposal of Trash and Garbage (Landlord’s Clause)  42.36
      • 2.  Form: Disposal of Trash and Garbage (Negotiated Clause)  42.37
    • W.  Form: Compliance With Safety Regulations (Landlord’s and Negotiated Clause)  42.38
    • X.  Protection of Premises
      • 1.  Form: Protection of Premises (Landlord’s Clause)  42.39
      • 2.  Form: Protection of Premises (Negotiated Clause)  42.40
    • Y.  Awnings, Curtains, and Electrical Ceiling Fixtures
      • 1.  Form: Awnings, Curtains, and Electrical Ceiling Fixtures (Landlord’s Clause)  42.41
      • 2.  Form: Awnings, Curtains, and Electrical Ceiling Fixtures (Negotiated Clause)  42.42
    • Z.  Form: Nonobstruction of Light (Landlord’s and Negotiated Clause)  42.43
    • AA.  Form: Provision of Information to Tenant’s Employees (Landlord’s and Negotiated Clause)  42.44
    • AB.  Hand Trucks and Similar Equipment
      • 1.  Form: Hand Trucks and Similar Equipment (Landlord’s Clause)  42.45
      • 2.  Form: Hand Trucks and Similar Equipment (Negotiated Clause)  42.46
    • AC.  Use of Building’s Name or Likeness
      • 1.  Form: Use of Building’s Name or Likeness (Landlord’s Clause)  42.47
      • 2.  Form: Use of Building’s Name or Likeness (Negotiated Clause)  42.48
    • AD.  Nontoxic Materials
      • 1.  Form: Nontoxic Materials (Landlord’s Clause)  42.49
      • 2.  Form: Nontoxic Materials (Negotiated Clause)  42.50
    • AE.  Rules Changes; Waivers
      • 1.  Form: Rules Changes; Waivers (Landlord’s Clause)  42.51
      • 2.  Form: Rules Changes; Waivers (Negotiated Clause)  42.52

43

Estoppel Certificate Exhibit

Carol R. Boman

  • I.  GENERAL CONSIDERATIONS  43.1
  • II.  DRAFTING LEASE EXHIBIT
    • A.  Form: Title of Exhibit and Address  43.2
    • B.  Form: Statement of Certification (Landlord’s and Negotiated Clause)  43.3
    • C.  Description of Lease
      • 1.  Form: Description of Lease (Landlord’s Clause)  43.4
      • 2.  Form: Description of Lease (Negotiated Clause)  43.5
    • D.  Form: Term and Rent (Landlord’s and Negotiated Clause)  43.6
    • E.  Form: Tenant’s Parking Spaces (Landlord’s and Negotiated Clause)  43.7
    • F.  Form: Extension and Expansion Rights (Landlord’s and Negotiated Clause)  43.8
    • G.  Form: Amendments, Modifications, and Supplements (Landlord’s and Negotiated Clause)  43.9
    • H.  Form: Improvements (Landlord’s and Negotiated Clause)  43.10
    • I.  Defaults
      • 1.  Form: Defaults (Landlord’s Clause)  43.11
      • 2.  Form: Defaults (Negotiated Clause)  43.12
    • J.  Form: Rent Setoffs, Abatements, and Concessions (Landlord’s and Negotiated Clause)  43.13
    • K.  Hazardous Material
      • 1.  Form: Hazardous Material (Landlord’s Clause)  43.14
      • 2.  Form: Hazardous Material (Negotiated Clause)  43.15
    • L.  Bankruptcy
      • 1.  Form: Bankruptcy (Negotiated Clause)  43.16
      • 2.  Form: Bankruptcy (Negotiated Clause) [Deleted]  43.17
    • M.  Form: No Waiver or Amendment (Negotiated Clause)  43.18
    • N.  Form: Purpose of Certificate (Negotiated Clause)  43.19

44

Telecommunications

Bruce S. Lymburn

C. Gregg Ankenman

Neal A. Parish

  • I.  GENERAL CONSIDERATIONS—OVERVIEW OF CHAPTER  44.1
  • II.  TELECOMMUNICATIONS SERVICE ISSUES IN STANDARD OFFICE LEASES
    • A.  Background  44.2
    • B.  Drafting Lease Clauses
      • 1.  Right to Install Telecommunications Facilities
        • a.  Form: Installation of Telecommunications Facilities (Landlord’s Clause)  44.3
        • b.  Form: Installation of Telecommunications Facilities (Tenant’s Clause)  44.4
        • c.  Form: Installation of Telecommunications Facilities (Negotiated Clause)  44.5
      • 2.  Conditions Applicable to Facilities Installation
        • a.  Form: Conditions Applicable to Facilities Installation (Landlord’s Clause)  44.6
        • b.  Form: Conditions Applicable to Facilities Installation (Negotiated Clause)  44.7
      • 3.  Form: Government Approvals (Landlord’s and Negotiated Clause)  44.8
      • 4.  Noninterference
        • a.  Form: Noninterference (Landlord’s Clause)  44.9
        • b.  Form: Tenant May Not Interfere (Negotiated Clause)  44.10
        • c.  Form: Noninterference With Tenant (Negotiated Clause)  44.11
      • 5.  Cooperation Regarding Telecommunications Equipment
        • a.  Form: Cooperation Regarding Telecommunications Equipment (Landlord’s Clause)  44.12
        • b.  Form: Cooperation Regarding Telecommunications Equipment (Negotiated Clause)  44.13
      • 6.  Form: Tenant Indemnity and Waiver of Liability (Landlord’s Clause)  44.14
  • III.  SITE LEASES AND LICENSES FOR TELECOMMUNICATIONS FACILITIES
    • A.  Background
      • 1.  Telecommunications Deregulation  44.15
      • 2.  Forced Access and Condemnation  44.16
        • a.  State Regulation  44.17
        • b.  Federal Regulation  44.18
    • B.  Site Leases and Licenses for Wireless and Wired Telecommunications Facilities  44.19
      • 1.  Tenants’ Interest in Landlords’ Agreements With Telecommunications Providers
        • a.  Obtaining Access to Additional Telecommunications Services  44.20
        • b.  Avoiding Interference and Other Impacts on Tenants’ Activities  44.21
      • 2.  Lease Versus License or Easement  44.22
      • 3.  Providers’ Form Leases and Licenses  44.23
      • 4.  Specific Issues
        • a.  Equipment Site  44.24
        • b.  Facilities (Wired)  44.25
        • c.  Term  44.26
        • d.  Taxes  44.27
        • e.  Use  44.28
        • f.  Improvements  44.29
        • g.  Government Approvals  44.30
        • h.  Disruption and Interference  44.31
        • i.  Collocation and Central Distribution Systems  44.32
        • j.  Multi-Site Agreements  44.33
        • k.  Compliance With Laws  44.34
        • l.  Rent and Access Fees  44.35
        • m.  Utilities  44.36
        • n.  RF and EMF Issues  44.37
        • o.  Maintenance  44.38
        • p.  Casualty Damage  44.39
        • q.  Relocation Rights  44.40
        • r.  Removal of Equipment and Surrender  44.41

45

Green Leasing

Aleka Skouras Eisentraut

Daniel B. Myers

C. Gregg Ankenman

  • I.  WHAT IS A GREEN LEASE?  45.1
    • A.  Why Have a Green Lease?  45.2
    • B.  Yardsticks for Measuring “Green”  45.3
      • 1.  LEED Certification  45.4
      • 2.  Energy Star Rating  45.5
    • C.  Role of Attorney in Green Leasing  45.6
    • D.  Reasons for Emergence of Green Leasing  45.7
  • II.  CHALLENGES AND POTENTIAL OBSTACLES TO GREEN LEASING  45.8
    • A.  Landlord-Tenant Cooperation  45.9
    • B.  Split Incentive  45.10
    • C.  Utilities and Submetering  45.11
  • III.  KEY LEASE PROVISIONS TO ADDRESS
    • A.  Overview  45.12
    • B.  Key Lease Provisions  45.13
      • 1.  Form Provision: Definition of Green Standards  45.14
      • 2.  Obligation to Obtain LEED Certification or Disclaimer of Warranties  45.15
      • 3.  Building Use; Compliance With Laws  45.16
      • 4.  Operating Expenses
        • a.  Allocation of Operating Expenses  45.17
        • b.  Pass-Throughs  45.18
        • c.  Impact on Existing Leases  45.19
      • 5.  Utilities; Submetering  45.20
      • 6.  Maintenance, Repair, and Business Operations  45.21
      • 7.  Relocation  45.22
      • 8.  Initial Construction; Alterations; Improvements  45.23
      • 9.  End of Term  45.24
      • 10.  Insurance; Casualty  45.25
      • 11.  Assignment  45.26
      • 12.  Rules and Regulations  45.27
      • 13.  Enforcement  45.28

46

Guaranty of Lease

Daniel J. Villalpando

  • I.  GENERAL CONSIDERATIONS
    • A.  Purposes of Guaranties  46.1
    • B.  Nature of Guaranties  46.2
    • C.  Legal Requirements for Creating a Guaranty Relationship  46.3
    • D.  California Rules Governing Guaranties  46.4
    • E.  Fraudulent Transfers  46.5
    • F.  Scope of Guaranty
      • 1.  Payment Versus Performance  46.6
      • 2.  Payment Versus Collection  46.7
      • 3.  Obligation Guaranteed  46.8
      • 4.  Continuing Guaranties  46.9
      • 5.  Maximum Liability  46.10
      • 6.  Attorney Fees  46.11
    • G.  Waivers  46.12
      • 1.  Waiver of Diligence and Demand  46.13
      • 2.  Waiver of Disclosure  46.14
      • 3.  Exhaustion of Security; Proceeding Against Principal Debtor; Exercise of Rights and Remedies Under Loan Documents  46.15
      • 4.  Modifying the Obligation  46.16
    • H.  Subordination of Guarantor’s Rights  46.17
    • I.  Reinstatement of Guaranty After Refund of Payment  46.18
  • II.  DRAFTING LEASE CLAUSES
    • A.  Form: Guaranty Required (Landlord’s Clause)  46.19
    • B.  Form: Guaranty Required (Negotiated Clause)  46.20
  • III.  FORM: GUARANTY
    • A.  Form: Introduction and Recitals (Landlord’s and Negotiated Clause)  46.21
    • B.  Nature of Guaranty
      • 1.  Form: Nature of Guaranty (Landlord’s Clause)  46.22
      • 2.  Form: Nature of Guaranty (Guarantor’s Clause)  46.23
    • C.  Effect of Lease Modifications; Continuing Guaranty
      • 1.  Form: Effect of Lease Modifications; Continuing Guaranty (Landlord’s Clause)  46.24
      • 2.  Form: Effect of Lease Modifications (Guarantor’s Clause)  46.25
    • D.  Waiver of Guarantor’s Rights
      • 1.  Form: Waiver of Guarantor’s Rights (Landlord’s Clause)  46.26
      • 2.  Form: Waiver of Guarantor’s Rights (Guarantor’s Clause)  46.27
    • E.  Form: Waiver of Subrogation (Landlord’s and Guarantor’s Clause)  46.28
    • F.  Form: Rights Are Cumulative (Landlord’s and Guarantor’s Clause)  46.29
    • G.  Form: Successors and Assigns (Landlord’s and Guarantor’s Clause)  46.30
    • H.  Bankruptcy Concerns
      • 1.  Form: Bankruptcy Concerns (Landlord’s Clause)  46.31
      • 2.  Form: Bankruptcy Concerns (Guarantor’s Clause)  46.32
    • I.  Financial Statements
      • 1.  Form: Financial Statements (Landlord’s Clause)  46.33
      • 2.  Form: Financial Statements (Guarantor’s Clause)  46.34
    • J.  Form: Waiver of Jury Trial (Landlord’s and Guarantor’s Clause)  46.35
    • K.  Choice of Law, Jurisdiction, Forum, Venue
      • 1.  Form: Choice of Law, Jurisdiction, Forum, Venue (Landlord’s Clause)  46.36
      • 2.  Form: Choice of Law (Guarantor’s Clause)  46.37
    • L.  Form: Revival of Guaranty (Landlord’s and Guarantor’s Clause)  46.38
    • M.  Form: Miscellaneous Provisions (Landlord’s and Guarantor’s Clauses)  46.39
    • N.  Form: Signature Blocks (Landlord’s and Guarantor’s Clause)  46.40

47

Bankruptcy and Lease Credit Enhancements

Anton N. Natsis

Michael S. Greger

Michael E. McFadden

  • I.  INTRODUCTION  47.1
  • II.  COMMON FORMS OF CREDIT ENHANCEMENT  47.2
    • A.  Letters of Credit
      • 1.  General Terms  47.3
      • 2.  Drafting and Negotiation Considerations  47.4
      • 3.  Form: Letter of Credit (Title of Article)  47.5
        • a.  Form: Requirements (Landlord’s Clause)  47.6
        • b.  Form: Requirements (Negotiated Clause)  47.7
        • c.  Form: Transfers (Landlord’s Clause)  47.8
        • d.  Form: Transfers (Negotiated Clause)  47.9
        • e.  Form: Restoration (Landlord’s Clause)  47.10
        • f.  Form: Restoration (Negotiated Clause)  47.11
        • g.  Form: Renewals (Landlord’s Clause)  47.12
        • h.  Form: Renewals (Negotiated Clause)  47.13
        • i.  Form: Draws (Landlord’s Clause)  47.14
        • j.  Form: Draws (Negotiated Clause)  47.15
        • k.  Form: Replacement (Landlord’s and Negotiated Clause)  47.16
        • l.  Form: Not Security Deposit (Landlord’s and Negotiated Clause)  47.17
        • m.  Form: Reduction Schedule (Negotiated Clause)  47.18
    • B.  Lease Bonds
      • 1.  General Terms  47.19
      • 2.  Drafting and Negotiating Considerations  47.20
      • 3.  Form: Surety Bond (Title of Article)  47.21
        • a.  Form: Lease Bond (Landlord’s and Negotiated Clause)  47.22
        • b.  Form: Bond Requirements (Landlord’s and Negotiated Clause)  47.23
        • c.  Form: Claims Under Surety Bonds (Landlord’s and Negotiated Clause)  47.24
    • C.  Certificates of Deposit  47.25
    • D.  Cash  47.26
  • III.  DAMAGES UNDER CALIFORNIA LAW  47.27
    • A.  Damages If Lease Is Terminated (CC §1951.2)  47.28
    • B.  Damages If Lease Is Continued (CC §1951.4)  47.29
  • IV.  BANKRUPTCY LIMITATIONS ON DAMAGE AWARDS
    • A.  Lease Assumption or Rejection
      • 1.  Tenant Must Assume or Reject Lease  47.30
      • 2.  Effect of Assumption or Rejection on Rent Claims  47.30A
    • B.  Cap on Landlord’s Damage Award  47.31
    • C.  Effect of Automatic Stay  47.32
    • D.  Ipso Facto Defaults  47.33
    • E.  Preferential Transfers  47.34
      • 1.  Status of Proceeds From Letter of Credit  47.35
      • 2.  Payments in Lieu of Letter of Credit Draw  47.36
      • 3.  Preferences Resulting From Delayed Delivery of Letter of Credit or Increase in Collateral Securing Letter of Credit Following Lease Execution  47.37
    • F.  Equitable Powers of Bankruptcy Courts  47.38
  • V.  EFFECT OF BANKRUPTCY LAW ON CREDIT ENHANCEMENTS
    • A.  Cash  47.39
    • B.  Letter of Credit  47.40
  • VI.  STRATEGIES TO MAXIMIZE RECOVERIES OF CREDIT ENHANCEMENTS
    • A.  General Considerations  47.41
    • B.  Irrevocable Standby Letter of Credit  47.42
      • 1.  The Independence Principle  47.43
      • 2.  Protection From Bankruptcy Cap  47.44
    • C.  Tenant’s Payment for Tenant Improvements and Leasing Commissions  47.45
    • D.  Payment of Advance Rent  47.46
    • E.  Establishment of Escrow/Bank Account [Deleted]  47.47
    • F.  Lender Issues Relating to Credit Enhancement  47.48
  • VII.  STRATEGIES AFTER LEASE IS EXECUTED
    • A.  Financial Problems Before Default  47.49
    • B.  Checklist: Strategies After Default and Before Bankruptcy  47.50
  • VIII.  PRE-BANKRUPTCY WORKOUT AGREEMENTS
    • A.  Parties’ Goals  47.51
    • B.  Impact of Tenant Bankruptcy: Primary Considerations  47.52
      • 1.  Avoiding Potential Voidable Transfers  47.53
      • 2.  Avoiding Preferential Transfers  47.54
      • 3.  Capping Landlord’s Lease Termination Damages  47.55

OFFICE LEASING: DRAFTING AND NEGOTIATING THE LEASE

(1st Edition)

December 2018

TABLE OF CONTENTS

 

File Name

Book Section

Title

CH03

Chapter 3

Lease Table of Contents

03-003

§3.3

Table of Contents (Landlord’s and Negotiated Clause)

CH04

Chapter 4

Table of Defined Terms

04-002

§4.2

Form: Table of Defined Terms (Landlord’s and Negotiated Clause)

CH05

Chapter 5

Summary of Basic Lease Information

05-005

§5.5

Office Lease (Title of Lease)

05-006

§5.6

Introductory Lease Covenant (Landlord’s and Negotiated Clause)

05-007

§5.7

Summary of Basic Lease Information (Title of Part)

05-008

§5.8

Introductory Clause (Landlord’s and Negotiated Clause)

05-009

§5.9

Date of Lease (Landlord’s and Negotiated Clause)

05-010

§5.10

Landlord (Landlord’s and Negotiated Clause)

05-011

§5.11

Tenant (Landlord’s and Negotiated Clause)

05-012

§5.12

Premises and Building (Landlord’s Clause)

05-013

§5.13

Premises and Building (Negotiated Clause)

05-014

§5.14

Lease Term (Landlord’s Clause)

05-015

§5.15

Lease Term (Negotiated Clause)

05-016

§5.16

Base Rent (Landlord’s and Negotiated Clause)

05-017

§5.17

Additional Rent (Landlord’s and Negotiated Clause)

05-018

§5.18

Security Deposit (Landlord’s Clause)

05-019

§5.19

Security Deposit (Negotiated Clause)

05-020

§5.20

Permitted Use (Landlord’s Clause)

05-021

§5.21

Liability Insurance (Landlord’s and Negotiated Clause)

05-022

§5.22

Late Charge and Interest (Landlord’s and Negotiated Clause)

05-023

§5.23

Tenant Parking (Landlord’s Clause)

05-024

§5.24

Tenant Parking (Negotiated Clause)

05-025

§5.25

Addresses for Notices and Payments (Landlord’s and Negotiated Clause)

05-026

§5.26

Brokers (Landlord’s and Negotiated Clause)

05-026A

§5.26A

Guarantors (Landlord’s and Negotiated Clause)

05-027

§5.27

References; Conflicts (Landlord’s and Negotiated Clause)

05-028

§5.28

Execution (Landlord’s and Negotiated Clause)

CH06

Chapter 6

Real Property, Building, and Premises

06-002

§6.2

Lease Provisions (Title of Part)

06-003

§6.3

Real Property, Building, and Premises (Title of Article)

06-004

§6.4

Lease of Premises (Landlord’s Clause)

06-005

§6.5

Lease of Premises (Negotiated Clause)

06-006

§6.6

Appurtenant Rights (Landlord’s Clause)

06-007

§6.7

Appurtenant Rights (Negotiated Clause)

06-008

§6.8

Landlord’s Reservation of Rights (Landlord’s Clause)

06-009

§6.9

Landlord’s Reservation of Rights (Negotiated Clause)

06-010

§6.10

Preparation of Premises; Acceptance (Landlord’s and Negotiated Clause)

06-012

§6.12

Rentable Area and Usable Area (Title of Section)

06-013

§6.13

Standard of Calculation (Landlord’s and Negotiated Clause)

06-014

§6.14

Verification of Rentable Area of Premises and Building (Landlord’s Clause)

06-015

§6.15

Verification of Rentable Area and Usable Area (Negotiated Clause)

06-016

§6.16

Adjustment of Rent (Landlord’s Clause)

06-017

§6.17

Adjustment of Rent (Negotiated Clause)

CH07

Chapter 7

Expansion of Premises

07-003

§7.3

Must-Take Space (Landlord’s Clause)

07-004

§7.4

Must-Take Space (Negotiated Clause)

07-005

§7.5

Delivery of Must-Take Space (Landlord’s Clause)

07-006

§7.6

Delivery of Must-Take Space (Negotiated Clause)

07-007

§7.7

Terms and Conditions Applicable to Must-Take Space (Landlord’s Clause)

07-008

§7.8

Terms and Conditions Applicable to Must-Take Space (Negotiated Clause)

07-009

§7.9

Must-Take Notice (Landlord’s Clause)

07-010

§7.10

Must-Take Notice (Negotiated Clause)

07-011

§7.11

Confirmation of Must-Take Terms (Landlord’s Clause)

07-012

§7.12

Confirmation of Must-Take Terms (Negotiated Clause)

07-014

§7.14

Expansion Option; Expansion Space (Landlord’s Clause)

07-015

§7.15

Expansion Option; Expansion Space (Negotiated Clause)

07-016

§7.16

Exercise of Expansion Option (Landlord’s Clause)

07-017

§7.17

Exercise of Expansion Option (Negotiated Clause)

07-018

§7.18

Terms and Conditions Applicable to Exercise of Expansion Option (Landlord’s Clause)

07-019

§7.19

Terms and Conditions Applicable to Exercise of Expansion Option (Negotiated Clause)

07-020

§7.20

Delivery of Expansion Space (Landlord’s Clause)

07-021

§7.21

Delivery of Expansion Space; Notice (Negotiated Clause)

07-022

§7.22

Terms and Conditions Applicable to Expansion Space (Landlord’s Clause)

07-023

§7.23

Terms and Conditions Applicable to Expansion Space (Negotiated Clause)

07-024

§7.24

As-Is Condition (Landlord’s Clause)

07-025

§7.25

As-Is Condition (Negotiated Clause)

07-026

§7.26

Confirmation of Terms (Landlord’s and Negotiated Clause)

07-028

§7.28

Right of First Offer (Landlord’s and Negotiated Clause)

07-029

§7.29

Superior Rights (Landlord’s Clause)

07-030

§7.30

Superior Rights (Negotiated Clause)

07-031

§7.31

Procedure for Landlord’s Offer (Landlord’s Clause)

07-032

§7.32

Procedure for Landlord’s Offer (Negotiated Clause)

07-033

§7.33

Procedure for Tenant’s Acceptance (Landlord’s and Negotiated Clause)

07-034

§7.34

Effect of Tenant’s Failure to Exercise First-Offer Right (Landlord’s Clause)

07-035

§7.35

Effect of Tenant’s Failure to Exercise First-Offer Right (Negotiated Clause)

07-036

§7.36

Restrictions on First-Offer Right (Landlord’s Clause)

07-037

§7.37

Restrictions on First-Offer Right (Negotiated Clause)

07-038

§7.38

Delivery of First-Offer Space (Landlord’s Clause)

07-039

§7.39

Delivery of First-Offer Space (Negotiated Clause)

07-040

§7.40

Terms and Conditions Applicable to First-Offer Space (Landlord’s Clause)

07-041

§7.41

Terms and Conditions Applicable to First-Offer Space (Negotiated Clause)

07-042

§7.42

Confirmation of Terms (Landlord’s and Negotiated Clause)

07-043

§7.43

Relationship to Expansion Option (Landlord’s and Negotiated Clause)

07-045

§7.45

Fair Market Rental Value (Landlord’s Clause)

07-046

§7.46

Fair Market Rental Value (Negotiated Clause)

07-047

§7.47

Rental Rate of Comparable Space (Landlord’s Clause)

07-048

§7.48

Rental Rate of Comparable Space (Negotiated Clause)

07-049

§7.49

Adjustment for Improvement Allowance (Landlord’s and Negotiated Clause)

CH08

Chapter 8

Substitution of Other Premises

08-002

§8.2

Substitution of Other Premises (Title of Article)

08-003

§8.3

Substitution of Other Premises (Landlord’s Clause)

08-004

§8.4

Substitution of Other Premises (Negotiated Clause)

CH09

Chapter 9

Lease Term

09-002

§9.2

Lease Term (Title of Article)

09-003

§9.3

Lease Term (Landlord’s Clause)

09-004

§9.4

Lease Term (Negotiated Clause)

09-005

§9.5

Confirmation of Lease Information (Landlord’s Clause)

09-006

§9.6

Confirmation of Lease Information (Negotiated Clause)

09-006A

§9.6A

Early Access (Landlord’s and Negotiated Clause)

09-007

§9.7

Lease Year (Landlord’s and Negotiated Clause)

09-008

§9.8

Delay in Delivery of Premises—Commencement Date Fixed (Landlord’s Clause)

09-009

§9.9

Delay in Delivery of Premises—Commencement Date Fixed (Negotiated Clause)

09-010

§9.10

Delay in Delivery of Premises— Commencement Date Not Fixed (Negotiated Clause)

09-011

§9.11

Definition of “Outside Date” (Negotiated Clause)

09-012

§9.12

Tenant’s Termination Notice (Negotiated Clause)

09-013

§9.13

Landlord’s Suspension of Effective Date (Negotiated Clause)

09-014

§9.14

Extension of Outside Date (Negotiated Clause)

CH10

Chapter 10

Tenant Rights to Lengthen or Shorten Lease Term

10-002

§10.2

Option to Extend Term (Landlord’s and Negotiated Clause)

10-003

§10.3

Conditions of Option (Landlord’s Clause)

10-004

§10.4

Conditions of Option (Negotiated Clause)

10-005

§10.5

Option Rent (Landlord’s Clause)

10-006

§10.6

Option Rent (Negotiated Clause)

10-007

§10.7

Fair Market Rental Value (Landlord’s Clause)

10-008

§10.8

Fair Market Rental Value (Negotiated Clause)

10-009

§10.9

Rental Rate of Comparable Space (Landlord’s Clause)

10-010

§10.10

Rental Rate of Comparable Space (Negotiated Clause)

10-011

§10.11

Adjustment for Improvement Allowance (Landlord’s and Negotiated Clause)

10-012

§10.12

Exercise of Option (Landlord’s and Negotiated Clause)

10-013

§10.13

Exercise Notice (Landlord’s Clause)

10-014

§10.14

Exercise Notice (Negotiated Clause)

10-016

§10.16

Objection to Option Rent (Landlord’s and Negotiated Clause)

10-018

§10.18

Failure to Deliver Timely Notice (Landlord’s Clause)

10-019

§10.19

Failure to Deliver Timely Notice (Negotiated Clause)

10-020

§10.20

Amendment to Lease (Landlord’s and Negotiated Clause)

10-022

§10.22

Tenant’s Right to Terminate Lease on Payment of Fee (Title of Section) (Negotiated Clause)

10-023

§10.23

Exercise of Termination Right (Negotiated Clause)

10-024

§10.24

Preliminary Notice; Lease Termination Fee (Negotiated Clause)

10-025

§10.25

Lease Concessions (Negotiated Clause)

10-026

§10.26

Unamortized Value as of Lease Termination Date (Negotiated Clause)

10-027

§10.27

Monthly Amortization Amount (Negotiated Clause)

10-028

§10.28

Monthly Lease Amortization Amount (Negotiated Clause)

10-029

§10.29

Monthly Expansion Amortization Amount (Negotiated Clause)

10-030

§10.30

Effect of Partial Early Termination on Expansion and Extension Rights (Negotiated Clause)

CH11

Chapter 11

Base Rent

11-002

§11.2

Base Rent (Title of Article)

11-003

§11.3

Definition of “Base Rent”—No Setoff (Landlord’s Clause)

11-004

§11.4

Definition of “Base Rent”—Limited Setoff (Negotiated Clause)

11-005

§11.5

Initial Payment; Proration (Landlord’s Clause)

11-006

§11.6

Initial Payment; Proration (Negotiated Clause)

11-007

§11.7

Application of Payments (Landlord’s and Negotiated Clause)

11-008

§11.8

Certified Funds (Landlord’s Clause)

11-009

§11.9

Certified Funds (Negotiated Clause)

11-010

§11.10

Rent Concessions—Free Rent (Negotiated Clause)

CH12

Chapter 12

Additional Rent

12-005

§12.5

Additional Rent (Title of Article)

12-006

§12.6

Additional Rent; Rent (Landlord’s and Negotiated Clause)

12-007

§12.7

Definitions (Landlord’s and Negotiated Clause)

12-008

§12.8

Base Year (Landlord’s and Negotiated Clause)

12-009

§12.9

Direct Expenses (Landlord’s and Negotiated Clause)

12-010

§12.10

Expense Year (Landlord’s and Negotiated Clause)

12-011

§12.11

Operating Expenses (Landlord’s Clause)

12-012

§12.12

Operating Expenses (Negotiated Clause)

12-013

§12.13

Examples of Operating Expenses (Landlord’s and Negotiated Clause)

12-014

§12.14

Adjustment of Operating Expenses (Landlord’s and Negotiated Clause)

12-015

§12.15

Gross-Up Adjustment When Building Is Less Than Fully Occupied (Landlord’s and Negotiated Clause)

12-016

§12.16

Adjustment When Landlord Does Not Furnish a Service to All Tenants (Landlord’s and Negotiated Clause)

12-017

§12.17

Adjustment of Base Year Operating Expenses (Negotiated Clause)

12-018

§12.18

Exclusions From Operating Expenses (Landlord’s and Negotiated Clause)

12-019

§12.19

Additional Operating Expenses Exclusions (Negotiated Clause)

12-020

§12.20

Financing and Refinancing Costs (Negotiated Clause)

12-021

§12.21

Insurance Premium Refunds; Excess Deductibles (Negotiated Clause)

12-022

§12.22

Earthquake Insurance Premiums (Negotiated Clause)

12-023

§12.23

Excess Earthquake Premium Charges (Negotiated Clause)

12-024

§12.24

Bad Debts and Rent Loss (Negotiated Clause)

12-025

§12.25

Utilities Costs Not Offered or Provided to Tenant (Negotiated Clause)

12-026

§12.26

Late Payment Interest or Penalties (Negotiated Clause)

12-027

§12.27

Excessive Costs, Fees, and Compensation Paid to Landlord (Negotiated Clause)

12-028

§12.28

Maximum Management Fees (Negotiated Clause)

12-029

§12.29

Business Costs Other Than for Building Operations (Negotiated Clause)

12-030

§12.30

Costs of Management Office Space and Equipment (Negotiated Clause)

12-031

§12.31

Advertising and Promotional Expenditures (Negotiated Clause)

12-032

§12.32

Miscellaneous Expenses Regarding Lease Negotiation and Disputes (Negotiated Clause)

12-033

§12.33

Costs of Renovating and Redecorating (Negotiated Clause)

12-034

§12.34

Costs Arising From Hazardous Material (Negotiated Clause)

12-035

§12.35

Asbestos-Related Costs (Negotiated Clause)

12-036

§12.36

Costs Associated With Building Code Violations (Negotiated Clause)

12-037

§12.37

Construction and Reconstruction Costs (Negotiated Clause)

12-038

§12.38

Assessments and Special Assessments (Negotiated Clause)

12-039

§12.39

Specialty Services Unneeded for Building Operations (Negotiated Clause)

12-040

§12.40

Expenses of Retail Operations (Negotiated Clause)

12-041

§12.41

Entitlement Costs (Negotiated Clause)

12-042

§12.42

Costs Associated With Parking Facilities (Negotiated Clause)

12-043

§12.43

Compensation for Concierge and Commercial Concessions (Negotiated Clause)

12-044

§12.44

Landlord’s Charitable or Political Contributions (Negotiated Clause)

12-045

§12.45

Business Association Fees (Negotiated Clause)

12-046

§12.46

Entertainment, Dining, or Travel Expenses (Negotiated Clause)

12-047

§12.47

Flowers, Gifts, or Balloons (Negotiated Clause)

12-048

§12.48

Validated Parking (Negotiated Clause)

12-049

§12.49

Capital Improvement or Replacement Costs (Negotiated Clause)

12-050

§12.50

Unfair Allocation of Variable Operating Expenses (Negotiated Clause)

12-051

§12.51

Tax Expenses (Landlord’s and Negotiated Clause)

12-052

§12.52

Adjustment of Taxes (Landlord’s Clause)

12-053

§12.53

Adjustment of Taxes (Negotiated Clause)

12-054

§12.54

Included Tax Expenses (Landlord’s and Negotiated Clause)

12-055

§12.55

Contest Costs; Refunds (Landlord’s and Negotiated Clause)

12-056

§12.56

Excluded Taxes (Landlord’s and Negotiated Clause)

12-057

§12.57

Proposition 13 Protection (Negotiated Clause)

12-058

§12.58

Proposition 8 Adjustments (Negotiated Clause)

12-059

§12.59

Tenant’s Share (Landlord’s and Negotiated Clause)

12-060

§12.60

Calculation and Payment of Additional Rent (Landlord’s and Negotiated Clause)

12-061

§12.61

Calculation of Excess (Landlord’s and Negotiated Clause)

12-062

§12.62

Statement of Actual Direct Expenses and Payment by Tenant (Landlord’s and Negotiated Clause)

12-063

§12.63

Statement of Estimated Direct Expenses (Landlord’s and Negotiated Clause)

12-064

§12.64

Refund of Overpayment of Excess (Negotiated Clause)

12-065

§12.65

Allocation of Direct Expenses (Landlord’s and Negotiated Clause)

12-066

§12.66

Taxes and Other Charges for Which Tenant Is Directly Responsible (Landlord’s and Negotiated Clause)

12-067

§12.67

Landlord’s Books and Records (Landlord’s Clause)

12-068

§12.68

Landlord’s Books and Records (Negotiated Clause)

12-086

§12.86

Audit of Direct Expenses (Landlord’s Clause)

12-087

§12.87

Audit of Direct Expenses (Negotiated Clause)

CH13

Chapter 13

Security Deposit

13-002

§13.2

Security Deposit (Title of Article)

13-003

§13.3

Amount of Security Deposit; Application (Landlord’s Clause)

13-004

§13.4

Amount of Security; Application (Negotiated Clause)

13-008

§13.8

Landlord’s Transfer of Security Deposit on Transfer of Interest in Premises (Landlord’s Clause)

13-009

§13.9

Landlord’s Transfer of Security on Transfer of Interest in Premises (Negotiated Clause)

13-010

§13.10

Assignment or Encumbrance of Security Deposit (Landlord’s and Negotiated Clause)

13-012

§13.12

Restoration of Security Deposit (Landlord’s and Negotiated Clause)

13-014

§13.14

Interest on Security Deposit (Landlord’s Clause)

13-015

§13.15

Interest on Security Deposit (Negotiated Clause)

13-016

§13.16

Return of Security Deposit (Landlord’s Clause)

13-017

§13.17

Return of Security Deposit (Negotiated Clause)

CH14

Chapter 14

Use

14-002

§14.2

Use (Title of Article)

14-003

§14.3

Permitted Use (Landlord’s Clause)

14-004

§14.4

Permitted Use (Negotiated Clause)

14-005

§14.5

Rules and Regulations (Landlord’s Clause)

14-006

§14.6

Rules and Regulations (Negotiated Clause)

14-007

§14.7

Additional Restrictions on Use (Landlord’s Clause)

14-008

§14.8

Additional Restrictions on Use (Negotiated Clause)

CH15

Chapter 15

Compliance With Laws

15-012

§15.12

Compliance With Laws (Title of Article)

15-013

§15.13

Definition of “Laws and Orders” (Landlord’s and Negotiated Clause)

15-014

§15.14

Repairs, Replacements, Alterations, and Improvements (Landlord’s Clause)

15-015

§15.15

Repairs, Replacements, Alterations, and Improvements (Negotiated Clause)

15-016

§15.16

Collateral Estoppel (Landlord’s and Negotiated Clause)

15-017

§15.17

Rent Abatement (Negotiated Clause)

15-018

§15.18

Representations and Warranties (Negotiated Clause)

15-019

§15.19

Tenant’s Infestation Obligations; Indemnity (Landlord’s Clause)

15-020

§15.20

Landlord’s Indemnification; Mold (Negotiated Clause)

CH16

Chapter 16

Hazardous Materials

16-019

§16.19

Hazardous Material (Title of Article)

16-020

§16.20

Use of Hazardous Material (Landlord’s Clause)

16-021

§16.21

Use of Hazardous Material (Negotiated Clause)

16-022

§16.22

Notice of Release or Investigation (Landlord’s Clause)

16-023

§16.23

Warranties; Notice of Release or Investigation (Negotiated Clause)

16-024

§16.24

Asbestos Notification (Landlord’s Clause)

16-025

§16.25

Asbestos Notification (Negotiated Clause)

16-026

§16.26

Indemnification (Landlord’s Clause)

16-027

§16.27

Indemnification (Negotiated Clause)

16-028

§16.28

Remediation Obligations (Landlord’s Clause)

16-029

§16.29

Remediation Obligations; Tenant’s Rights on Cleanup by Landlord (Negotiated Clause)

16-030

§16.30

Definition of “Hazardous Material” (Landlord’s and Negotiated Clause)

CH17

Chapter 17

Utilities and Services

17-002

§17.2

Utilities and Services (Title of Article)

17-003

§17.3

Standard Tenant Utilities and Services (Landlord’s and Negotiated Clause)

17-004

§17.4

Heating and Air Conditioning (Landlord’s Clause)

17-005

§17.5

Heating and Air Conditioning (Title of Section) (Negotiated Clause)

17-006

§17.6

Hours and Specifications (Negotiated Clause)

17-007

§17.7

Indoor Air Quality (Tenant’s and Negotiated Clause)

17-008

§17.8

Electricity (Landlord’s Clause)

17-009

§17.9

Electricity (Negotiated Clause)

17-010

§17.10

Water (Landlord’s Clause)

17-011

§17.11

Water (Negotiated Clause)

17-012

§17.12

Janitorial Services (Landlord’s Clause)

17-013

§17.13

Janitorial Services (Negotiated Clause)

17-014

§17.14

Passenger Elevator Service (Negotiated Clause)

17-015

§17.15

Freight Elevator Service (Negotiated Clause)

17-016

§17.16

Security Services (Negotiated Clause)

17-017

§17.17

Landlord’s Standard of Operation (Negotiated Clause)

17-018

§17.18

Overstandard Tenant Use (Landlord’s Clause)

17-019

§17.19

Overstandard Tenant Use (Negotiated Clause)

17-020

§17.20

Interruption of Utilities (Landlord’s Clause)

17-021

§17.21

Interruption of Utilities (Negotiated Clause)

17-022

§17.22

Utility Services Providers (Landlord’s Clause)

17-023

§17.23

Utility Services Providers (Negotiated Clause)

CH18

Chapter 18

Repairs and Maintenance

18-004

§18.4

Repairs and Maintenance (Title of Article)

18-005

§18.5

Tenant’s Repair and Maintenance Obligations (Landlord’s Clause)

18-006

§18.6

Tenant’s Repair and Maintenance Obligations (Negotiated Clause)

18-007

§18.7

Landlord’s Repair and Maintenance Obligations (Negotiated Clause)

18-008

§18.8

Tenant’s Right to Make Repairs and Deduct Cost (Negotiated Clause)

CH19

Chapter 19

Alterations and Additions

19-002

§19.2

Alterations and Additions (Title of Article)

19-003

§19.3

Landlord’s Consent to Alterations (Landlord’s and Negotiated Clause)

19-004

§19.4

Consent Procedure; Conditions (Landlord’s Clause)

19-005

§19.5

Consent Procedure (Negotiated Clause)

19-006

§19.6

Reasonable Consent (Landlord’s Clause)

19-007

§19.7

Reasonable Consent (Negotiated Clause)

19-008

§19.8

Costs of Review (Landlord’s Clause)

19-009

§19.9

Costs of Review (Negotiated Clause)

19-010

§19.10

Minor Alterations (Negotiated Clause)

19-011

§19.11

Removal of Alterations (Negotiated Clause)

19-012

§19.12

Compliance of Alterations With Laws and Insurance Requirements (Landlord’s Clause)

19-013

§19.13

Compliance of Alterations With Laws and Insurance Requirements (Negotiated Clause)

19-014

§19.14

Manner of Construction (Landlord’s and Negotiated Clause)

19-015

§19.15

Payment for Alterations (Landlord’s Clause)

19-016

§19.16

Payment for Alterations (Negotiated Clause)

19-017

§19.17

Construction Insurance (Landlord’s and Negotiated Clause)

19-018

§19.18

Ownership of Alterations (Landlord’s Clause)

19-019

§19.19

Ownership of Alterations (Negotiated Clause)

19-020

§19.20

Initial Improvements (Landlord’s and Negotiated Clause)

19-021

§19.21

Construction Rules and Regulations (Landlord’s and Negotiated Clause)

CH20

Chapter 20

Covenant Against Liens

20-002

§20.2

Covenant Against Liens (Title of Article)

20-003

§20.3

Covenant Against Liens (Landlord’s Clause)

20-004

§20.4

Covenant Against Liens (Negotiated Clause)

CH21

Chapter 21

Exculpation, Indemnification, and Insurance

21-006

§21.6

Exculpation, Indemnification, and Insurance (Title of Article)

21-007

§21.7

Definition of “Tenant Parties” and “Landlord Parties” (Landlord’s Clause)

21-008

§21.8

Definition of “Tenant Parties” and “Landlord Parties” (Negotiated Clause)

21-009

§21.9

Exculpation (Title of Section)

21-010

§21.10

Exculpation (Landlord’s Clause)

21-011

§21.11

Exculpation (Negotiated Clause)

21-012

§21.12

Survival of Exculpation (Landlord’s Clause)

21-013

§21.13

Survival of Exculpation (Negotiated Clause)

21-014

§21.14

Tenant’s Acknowledgment of Fairness (Landlord’s Clause)

21-015

§21.15

No Exculpation for Nondelegable Duties (Landlord’s Clause)

21-016

§21.16

Waiver of CC §1542 (Landlord’s Clause)

21-017

§21.17

Indemnification (Title of Section)

21-018

§21.18

Tenant’s Indemnification of Landlord Parties (Landlord’s Clause)

21-019

§21.19

Tenant’s Indemnification of Landlord Parties (Negotiated Clause)

21-020

§21.20

Definition of Claims (Landlord’s and Negotiated Clause)

21-021

§21.21

Type of Injury or Loss (Landlord’s Clause)

21-022

§21.22

Type of Injury or Loss (Negotiated Clause)

21-023

§21.23

Active or Passive Negligence; Strict Liability (Landlord’s Clause)

21-024

§21.24

Negligence and Willful Misconduct; Consequential Damages (Negotiated Clause)

21-025

§21.25

Indemnification Independent of Insurance Obligations (Landlord’s Clause)

21-026

§21.26

Relationship of Indemnity to Other Lease Obligations (Negotiated Clause)

21-027

§21.27

Attorney Fees (Landlord’s and Negotiated Clause)

21-028

§21.28

Survival of Indemnification (Landlord’s Clause)

21-029

§21.29

Survival of Indemnification (Negotiated Clause)

21-030

§21.30

Duty to Defend (Landlord’s Clause)

21-031

§21.31

Landlord’s Indemnification of Tenant (Negotiated Clause)

21-033

§21.33

Compliance With Insurer Requirements (Landlord’s Clause)

21-034

§21.34

Compliance With Insurer Requirements (Negotiated Clause)

21-035

§21.35

Tenant’s Liability Coverage (Landlord’s and Negotiated Clause)

21-036

§21.36

Commercial General Liability Insurance (Landlord’s and Negotiated Clause)

21-037

§21.37

Broad Form Coverage (Landlord’s and Negotiated Clause)

21-038

§21.38

Tenant as Primary Insured (Landlord’s and Negotiated Clause)

21-039

§21.39

Additional Insureds (Landlord’s Clause)

21-040

§21.40

Additional Insureds (Negotiated Clause)

21-041

§21.41

Cross-Liability; Severability of Interests (Landlord’s and Negotiated Clause)

21-042

§21.42

Primary Insurance Endorsements for Additional Insureds (Landlord’s and Negotiated Clause)

21-043

§21.43

Scope of Coverage for Additional Insureds (Landlord’s and Negotiated Clause)

21-044

§21.44

Delivery of Certificate, Policy, and Endorsements (Landlord’s Clause)

21-045

§21.45

Delivery of Certificate, Policy, and Endorsements (Negotiated Clause)

21-046

§21.46

Concurrency of Primary, Excess, and Umbrella Policies (Landlord’s and Negotiated Clause)

21-047

§21.47

Liability Limits (Landlord’s and Negotiated Clause)

21-048

§21.48

“Per Location” Endorsement (Landlord’s and Negotiated Clause)

21-049

§21.49

Survival of Insurance Requirements (Landlord’s and Negotiated Clause)

21-050

§21.50

Tenant’s Workers’ Compensation and Employer Liability Coverage (Landlord’s and Negotiated Clause)

21-051

§21.51

Tenant’s First Party Insurance (Landlord’s and Negotiated Clause)

21-053

§21.53

Tenant’s Property Insurance (Landlord’s Clause)

21-054

§21.54

Property Insurance (Negotiated Clause)

21-056

§21.56

Business Income Insurance and Extra Expense Coverage (Landlord’s and Negotiated Clause)

21-057

§21.57

Other Tenant Insurance Coverage (Landlord’s Clause)

21-058

§21.58

Other Insurance Coverage (Negotiated Clause)

21-059

§21.59

Form of Policies and Additional Requirements (Title of Section)

21-060

§21.60

Insurance Independent of Exculpation and Indemnification (Landlord’s Clause)

21-061

§21.61

Insurance Independent of Exculpation and Indemnification (Negotiated Clause)

21-062

§21.62

Form of Policies (Landlord’s and Negotiated Clause)

21-063

§21.63

Tenant’s Delivery of Policy, Endorsements, and Certificates (Landlord’s and Negotiated Clause)

21-064

§21.64

Deductibles and Self-Insured Retentions (Landlord’s Clause)

21-065

§21.65

Self-Insurance; Deductibles (Negotiated Clause)

21-066

§21.66

Blanket Insurance (Negotiated Clause)

21-067

§21.67

Waiver of Subrogation (Landlord’s and Negotiated Clause)

21-068

§21.68

Landlord’s Property Insurance (Negotiated Clause)

CH22

Chapter 22

Damage and Destruction

22-013

§22.13

Damage and Destruction (Title of Article)

22-014

§22.14

Repair of Damage by Landlord (Landlord’s Clause)

22-015

§22.15

Repair of Damage by Landlord (Negotiated Clause)

22-016

§22.16

Repair Period Notice (Landlord’s Clause)

22-017

§22.17

Repair Period Notice (Negotiated Clause)

22-018

§22.18

Landlord’s Option to Terminate or Repair (Landlord’s Clause)

22-019

§22.19

Landlord’s Option to Terminate or Repair (Negotiated Clause)

22-020

§22.20

Tenant’s Option to Terminate (Landlord’s Clause)

22-021

§22.21

Tenant’s Option to Terminate (Negotiated Clause)

22-022

§22.22

Rent Abatement Due to Casualty (Landlord’s Clause)

22-023

§22.23

Rent Abatement Due to Casualty (Negotiated Clause)

22-024

§22.24

Damage Near End of Term (Landlord’s Clause)

22-025

§22.25

Damage Near End of Term (Negotiated Clause)

22-026

§22.26

Effective Date of Termination; Rent Apportionment (Landlord’s and Negotiated Clause)

22-027

§22.27

Waiver of Statutory Provisions (Landlord’s and Negotiated Clause)

CH23

Chapter 23

Condemnation

23-011

§23.11

Condemnation (Title of Article)

23-012

§23.12

Definition of “Condemnation” (Landlord’s and Negotiated Clause)

23-013

§23.13

Effect on Rights and Obligations (Landlord’s and Negotiated Clause)

23-014

§23.14

Termination of Lease (Title of Section)

23-015

§23.15

Definition of “Termination Date” (Landlord’s and Negotiated Clause)

23-016

§23.16

Automatic Termination (Landlord’s and Negotiated Clause)

23-017

§23.17

Landlord’s Right to Terminate (Landlord’s Clause)

23-018

§23.18

Landlord’s Right to Terminate (Negotiated Clause)

23-019

§23.19

Tenant’s Right to Terminate (Title of Section) (Landlord’s Clause)

23-020

§23.20

Grounds; Termination Notice (Landlord’s Clause)

23-021

§23.21

Landlord’s Restoration Notice (Landlord’s Clause)

23-022

§23.22

Tenant’s Right to Terminate (Negotiated Clause)

23-023

§23.23

Tenant’s Waiver (Landlord’s and Negotiated Clause)

23-024

§23.24

Proration of Rent (Landlord’s and Negotiated Clause)

23-025

§23.25

Effect of Condemnation if Lease Is Not Terminated (Landlord’s Clause)

23-026

§23.26

Effect of Condemnation if Lease Is Not Terminated (Negotiated Clause)

23-027

§23.27

Allocation of Award (Title of Section)

23-028

§23.28

Landlord’s Right to Award (Landlord’s Clause)

23-029

§23.29

Landlord’s Right to Award (Negotiated Clause)

23-030

§23.30

Tenant’s Right to Compensation (Landlord’s Clause)

23-031

§23.31

Tenant’s Right to Compensation (Negotiated Clause)

23-032

§23.32

Temporary Taking (Landlord’s and Negotiated Clause)

CH24

Chapter 24

Assignment and Subleasing

24-004

§24.4

Assignment and Subleasing (Title of Article)

24-005

§24.5

Restricted Transfers (Title of Section)

24-006

§24.6

Consent Required; Definition of “Transfer” (Landlord’s Clause)

24-007

§24.7

Consent Required; Definition of “Transfer” (Negotiated Clause)

24-008

§24.8

Landlord’s Remedies (Landlord’s Clause)

24-009

§24.9

Landlord’s Remedies (Negotiated Clause)

24-010

§24.10

Transfer Procedure (Title of Section)

24-011

§24.11

Transfer Notice (Landlord’s Clause)

24-012

§24.12

Transfer Notice (Negotiated Clause)

24-013

§24.13

Transfer Fee (Landlord’s Clause)

24-014

§24.14

Transfer Fee (Negotiated Clause)

24-015

§24.15

Limits of Consent (Landlord’s Clause)

24-016

§24.16

Limits of Consent (Negotiated Clause)

24-017

§24.17

Landlord’s Consent (Title of Section)

24-020

§24.20

Reasonable Consent (Landlord’s Clause)

24-021

§24.21

Reasonable Consent (Negotiated Clause)

24-022

§24.22

Landlord’s Written Response (Landlord’s Clause)

24-023

§24.23

Landlord’s Written Response (Negotiated Clause)

24-024

§24.24

Tenant’s Remedies (Landlord’s Clause)

24-025

§24.25

Tenant’s Indemnity (Landlord’s Clause)

24-026

§24.26

Transfer Premium (Title of Section)

24-027

§24.27

Transfer Premium Payment (Landlord’s Clause)

24-028

§24.28

Transfer Premium Payment (Negotiated Clause)

24-029

§24.29

Definition of “Transfer Premium” (Landlord’s Clause)

24-030

§24.30

Definition of “Transfer Premium” (Negotiated Clause)

24-031

§24.31

Monthly Payment of Transfer Premium; Calculation (Landlord’s Clause)

24-032

§24.32

Monthly Payment of Transfer Premium; Calculation (Negotiated Clause)

24-033

§24.33

Audit of Transfer Premium (Landlord’s Clause)

24-034

§24.34

Audit of Transfer Premium (Negotiated Clause)

24-035

§24.35

Landlord’s Option to Recapture Space (Title of Section)

24-036

§24.36

Landlord’s Recapture Right (Landlord’s Clause)

24-037

§24.37

Landlord’s Recapture Right (Negotiated Clause)

24-038

§24.38

Consequences of Recapture (Landlord’s Clause)

24-039

§24.39

Consequences of Recapture (Negotiated Clause)

24-040

§24.40

Exemption From Recapture (Negotiated Clause)

24-041

§24.41

Right to Collect Rent (Landlord’s Clause)

24-042

§24.42

Effect of Transfer (Title of Section) (Negotiated Clause)

24-043

§24.43

Right to Collect Rent (Negotiated Clause)

24-044

§24.44

Landlord’s Recognition of Subleases on Lease Termination (Negotiated Clause)

24-045

§24.45

Release of Tenant (Negotiated Clause)

24-046

§24.46

Transfers of Ownership Interests and Other Organizational Changes (Title of Section)

24-047

§24.47

Change of Ownership; Reorganization (Landlord’s Clause)

24-048

§24.48

Change of Ownership; Reorganization (Negotiated Clause)

24-049

§24.49

Transfer to Affiliate (Landlord’s Clause)

24-050

§24.50

Transfer to Affiliate (Negotiated Clause)

24-051

§24.51

Definition of “Affiliate” (Landlord’s Clause)

24-052

§24.52

Definition of “Affiliate” (Negotiated Clause)

24-053

§24.53

Restrictions on Marketing the Space (Landlord’s Clause)

CH25

Chapter 25

Surrender of Premises

25-002

§25.2

Surrender of Premises (Title of Article)

25-003

§25.3

Surrender of Premises (Landlord’s Clause)

25-004

§25.4

Surrender of Premises (Negotiated Clause)

25-005

§25.5

Removal of Tenant Property by Tenant (Landlord’s Clause)

25-006

§25.6

Removal of Tenant Property by Tenant (Negotiated Clause)

CH26

Chapter 26

Holding Over

26-005

§26.5

Holding Over (Title of Article)

26-006

§26.6

Holdover Rent (Landlord’s and Negotiated Clause)

26-007

§26.7

No Consent or Waiver Implied (Landlord’s Clause)

CH27

Chapter 27

Estoppel Certificates

27-002

§27.2

Estoppel Certificates (Title of Article)

27-003

§27.3

Tenant’s Obligation to Provide Estoppel Certificates (Landlord’s Clause)

27-004

§27.4

Obligation to Provide Estoppel Certificates (Negotiated Clause)

27-005

§27.5

Additional Requested Documents or Instruments (Landlord’s Clause)

27-006

§27.6

Additional Requested Documents or Instruments (Negotiated Clause)

27-007

§27.7

Failure to Deliver (Landlord’s Clause)

27-008

§27.8

Failure to Deliver (Negotiated Clause)

27-009

§27.9

Form (Optional): Guarantor Estoppel Certificates and Financial Information (Landlord’s Clause)

27-010

§27.10

Form (Optional): Guarantor Estoppel Certificates (Negotiated Clause)

CH28

Chapter 28

Subordination, Nondisturbance, and Attornment

28-009

§28.9

Subordination, Nondisturbance, and Attornment (Title of Article)

28-010

§28.10

Automatic Subordination (Landlord’s Clause)

28-011

§28.11

Automatic Subordination; Nondisturbance (Negotiated Clause)

28-012

§28.12

Subordination Agreement; Agency (Landlord’s Clause)

28-013

§28.13

Subordination Agreement (Negotiated Clause)

28-014

§28.14

Attornment (Landlord’s Clause)

28-015

§28.15

Attornment (Negotiated Clause)

28-016

§28.16

Notice of Default; Right to Cure (Landlord’s Clause)

28-017

§28.17

Notice of Default; Right to Cure (Negotiated Clause)

CH29

Chapter 29

Defaults and Remedies

29-002

§29.2

Defaults and Remedies (Title of Article)

29-003

§29.3

Tenant’s Default (Landlord’s Clause)

29-004

§29.4

Tenant’s Default (Negotiated Clause)

29-005

§29.5

Replacement of Statutory Notice Requirements (Landlord’s and Negotiated Clause)

29-006

§29.6

Landlord’s Remedies on Tenant’s Default (Landlord’s and Negotiated Clause)

29-007

§29.7

Termination of Lease (Landlord’s and Negotiated Clause)

29-008

§29.8

Continuation of Lease in Effect (Landlord’s and Negotiated Clause)

29-009

§29.9

Tenant’s Subleases (Landlord’s Clause)

29-010

§29.10

Tenant’s Subleases (Negotiated Clause)

29-011

§29.11

Form of Payment After Default (Landlord’s Clause)

29-012

§29.12

Form of Payment After Default (Negotiated Clause)

29-013

§29.13

Efforts to Relet (Landlord’s and Negotiated Clause)

29-014

§29.14

Acceptance of Rent Without Waiving Rights (Landlord’s and Negotiated Clause)

29-015

§29.15

Tenant’s Remedies on Landlord’s Default (Landlord’s Clause)

29-016

§29.16

Tenant’s Remedies on Landlord’s Default (Title of Section) (Negotiated Clause)

29-017

§29.17

Landlord’s Default (Negotiated Clause)

29-018

§29.18

Rent Abatement (Negotiated Clause)

29-019

§29.19

Full Abatement (Negotiated Clause)

29-020

§29.20

Abatement Event (Negotiated Clause)

29-021

§29.21

Termination (Negotiated Clause)

29-022

§29.22

Conflicts (Negotiated Clause)

CH30

Chapter 30

Landlord’s Right to Perform Tenant’s Obligations

30-002

§30.2

Landlord’s Right to Perform Tenant’s Obligations (Title of Article)

30-003

§30.3

Landlord’s Right to Perform Tenant’s Obligations (Landlord’s Clause)

30-004

§30.4

Landlord’s Right to Perform Tenant’s Obligations (Negotiated Clause)

30-005

§30.5

Reimbursement by Tenant (Landlord’s and Negotiated Clause)

CH31

Chapter 31

Late Payments

31-002

§31.2

Late Payments (Title of Article)

31-003

§31.3

Late Charges (Landlord’s Clause)

31-004

§31.4

Late Charges (Negotiated Clause)

31-005

§31.5

Interest (Landlord’s Clause)

31-006

§31.6

Interest (Negotiated Clause)

CH32

Chapter 32

Nonwaiver

32-002

§32.2

Nonwaiver (Title of Article)

32-003

§32.3

Nonwaiver (Landlord’s Clause)

32-004

§32.4

Nonwaiver (Negotiated Clause)

32-005

§32.5

Acceptance and Application of Payment; Not Accord and Satisfaction (Landlord’s Clause)

32-006

§32.6

Acceptance and Application of Payment; Not Accord and Satisfaction (Negotiated Clause)

CH33

Chapter 33

Dispute Resolution

33-002

§33.2

Waiver of Right to Jury Trial (Title of Article) (Landlord’s Clause)

33-003

§33.3

Dispute Resolution (Title of Article) (Negotiated Clause)

33-005

§33.5

Waiver of Right to Jury Trial (Landlord’s and Negotiated Clause)

33-007

§33.7

Arbitration of Disputes (Negotiated Clause)

33-008

§33.8

Qualifications of Arbitrators (Negotiated Clause)

33-009

§33.9

Venue (Negotiated Clause)

33-010

§33.10

Demand and Limitation on Claims (Negotiated Clause)

33-011

§33.11

Provisional Remedies (Negotiated Clause)

33-012

§33.12

Powers and Duties of Arbitrators (Negotiated Clause)

33-013

§33.13

Discovery (Negotiated Clause)

33-014

§33.14

Application of California Evidence Code (Negotiated Clause)

33-015

§33.15

Costs and Fees of Arbitrators (Negotiated Clause)

33-016

§33.16

Attorney Fees (Negotiated Clause)

33-017

§33.17

Notice (Negotiated Clause)

33-019

§33.19

Resolving Disagreement Over Fair Market Rental Value (Negotiated Clause)

33-020

§33.20

Good-Faith Negotiations (Negotiated Clause)

33-021

§33.21

Parties’ Separate Determinations (Negotiated Clause)

33-022

§33.22

Two Determinations (Negotiated Clause)

33-023

§33.23

One Determination (Negotiated Clause)

33-024

§33.24

Arbitration (Negotiated Clause)

33-025

§33.25

Scope of Arbitration (Negotiated Clause)

33-026

§33.26

Qualifications of Arbitrators (Negotiated Clause)

33-027

§33.27

Parties’ Appointment of Arbitrators (Negotiated Clause)

33-028

§33.28

Appointment of Third Arbitrator (Negotiated Clause)

33-029

§33.29

Arbitrators’ Decision (Negotiated Clause)

33-030

§33.30

If Only One Arbitrator Is Appointed (Negotiated Clause)

33-031

§33.31

If Only Two Arbitrators Are Appointed (Negotiated Clause)

33-032

§33.32

If No Arbitrator Is Appointed (Negotiated Clause)

33-033

§33.33

Cost of Arbitration (Negotiated Clause)

CH34

Chapter 34

Attorney Fees and Costs

34-002

§34.2

Attorney Fees and Costs (Title of Article)

34-003

§34.3

Attorney Fees and Costs (Landlord’s and Negotiated Clause)

CH35

Chapter 35

Landlord’s Access to Premises

35-002

§35.2

Landlord’s Access to Premises (Title of Article)

35-003

§35.3

Landlord’s Access to Premises (Landlord’s Clause)

35-004

§35.4

Landlord’s Access to Premises (Negotiated Clause)

35-005

§35.5

Tenant’s Waiver (Landlord’s Clause)

35-006

§35.6

Restrictions on Entry; Tenant’s Waiver (Negotiated Clause)

35-007

§35.7

Method of Entry (Landlord’s and Negotiated Clause)

35-008

§35.8

Emergency Entry (Negotiated Clause)

CH36

Chapter 36

Signs

36-002

§36.2

Signs (Title of Article)

36-003

§36.3

Building Name; Landlord’s Signage Rights (Landlord’s and Negotiated Clause)

36-004

§36.4

Tenant’s Signage Rights Within Building (Title of Section)

36-005

§36.5

Single-Tenant Floor (Landlord’s Clause)

36-006

§36.6

Single-Tenant Floor (Negotiated Clause)

36-007

§36.7

Multitenant Floor (Landlord’s Clause)

36-008

§36.8

Multitenant Floor (Negotiated Clause)

36-009

§36.9

Prohibited Signs and Other Items (Landlord’s and Negotiated Clause)

36-010

§36.10

Lobby Directory (Negotiated Clause)

36-011

§36.11

Floor Directories (Negotiated Clause)

36-012

§36.12

Monument Sign (Title of Section) (Negotiated Clause)

36-013

§36.13

Tenant’s Monument Sign (Negotiated Clause)

36-014

§36.14

Nontransferability (Negotiated Clause)

36-015

§36.15

Removal, Repair, and Restoration (Negotiated Clause)

36-016

§36.16

Exterior Building Signs (Title of Section) (Negotiated Clause)

36-017

§36.17

Tenant’s Right to Exterior Building Signs (Negotiated Clause)

36-018

§36.18

Tenant’s Payment of Sign Expenses (Negotiated Clause)

36-019

§36.19

Removal, Repair, and Restoration (Negotiated Clause)

36-020

§36.20

Maintenance of Tenant’s Signs (Negotiated Clause)

CH37

Chapter 37

Tenant Parking

37-002

§37.2

Tenant Parking (Title of Article)

37-003

§37.3

Number of Parking Passes (Landlord’s Clause)

37-004

§37.4

Number of Parking Passes (Negotiated Clause)

37-005

§37.5

Location of Parking (Title of Section)

37-006

§37.6

Onsite Parking (Landlord’s Clause)

37-007

§37.7

Onsite Parking; Reserved Spaces (Negotiated Clause)

37-008

§37.8

Changes in Location, Layout, and Service (Landlord’s and Negotiated Clause)

37-009

§37.9

Offsite Parking (Landlord’s Clause)

37-010

§37.10

Parking Rates (Landlord’s Clause)

37-011

§37.11

Parking Rates (Title of Section) (Negotiated Clause)

37-012

§37.12

Initial Parking Rate (Negotiated Clause)

37-013

§37.13

Parking Rate Increases (Negotiated Clause)

37-014

§37.14

Parking Rules and Regulations (Landlord’s and Negotiated Clause)

37-015

§37.15

Nontransferable Passes (Landlord’s and Negotiated Clause)

37-016

§37.16

Visitor Validation Privileges (Negotiated Clause)

37-017

§37.17

Unlimited Parking Privileges (Negotiated Clause)

37-018

§37.18

Parking Escort Service (Negotiated Clause)

37-018A

§37.18A

Electrical Vehicle Charging Station (Negotiated Clause)

37-018B

§37.18B

Exemption From Electric Vehicle Charging Station Statute (CC §1952.7) (Landlord’s Clause)

CH38

Chapter 38

Miscellaneous Clauses

38-002

§38.2

Miscellaneous (Title of Article)

38-003

§38.3

Captions (Landlord’s and Negotiated Clause)

38-004

§38.4

Word Usage (Landlord’s and Negotiated Clause)

38-005

§38.5

Counting Days (Landlord’s and Negotiated Clause)

38-006

§38.6

Entire Agreement; Amendments (Landlord’s and Negotiated Clause)

38-007

§38.7

Exhibits (Landlord’s and Negotiated Clause)

38-008

§38.8

Reasonableness and Good Faith (Landlord’s and Negotiated Clause)

38-009

§38.9

Partial Invalidity (Landlord’s and Negotiated Clause)

38-010

§38.10

Binding Effect (Landlord’s and Negotiated Clause)

38-011

§38.11

Independent Covenants (Landlord’s Clause)

38-012

§38.12

Independent Covenants (Negotiated Clause)

38-013

§38.13

Governing Law (Landlord’s and Negotiated Clause)

38-013A

§38.13A

Merger (Landlord’s and Tenant’s Clause)

38-014

§38.14

Notices (Landlord’s and Negotiated Clause)

38-015

§38.15

Method of Delivery (Landlord’s and Negotiated Clause)

38-016

§38.16

Refused, Unclaimed, or Undeliverable Notices (Landlord’s and Negotiated Clause)

38-017

§38.17

Addresses (Landlord’s and Negotiated Clause)

38-018

§38.18

Lenders and Ground Lessor (Landlord’s and Negotiated Clause)

38-019

§38.19

Force Majeure (Landlord’s Clause)

38-020

§38.20

Force Majeure (Negotiated Clause)

38-021

§38.21

Time of the Essence (Landlord’s and Negotiated Clause)

38-022

§38.22

Modifications Required by Landlord’s Lender (Landlord’s Clause)

38-023

§38.23

Modifications Required by Landlord’s Lender (Negotiated Clause)

38-024

§38.24

Recording; Memorandum of Lease (Landlord’s Clause)

38-025

§38.25

Recording; Memorandum of Lease (Negotiated Clause)

38-025A

§38.25A

Memorandum of Lease

38-026

§38.26

Liability of Landlord (Landlord’s Clause)

38-027

§38.27

Liability of Landlord (Negotiated Clause)

38-028

§38.28

Transfer of Landlord’s Interest (Landlord’s Clause)

38-029

§38.29

Transfer of Landlord’s Interest (Negotiated Clause)

38-030

§38.30

Joint and Several Obligations of Tenant (Landlord’s Clause)

38-031

§38.31

Liability of Tenant (Negotiated Clause)

38-032

§38.32

Liability of Individual Partners During Term (Negotiated Clause)

38-033

§38.33

Withdrawing Partner’s Liability (Negotiated Clause)

38-034

§38.34

Submission of Lease (Landlord’s and Negotiated Clause)

38-035

§38.35

Legal Authority of Parties (Title of Section)

38-036

§38.36

Corporate Authority (Landlord’s Clause)

38-037

§38.37

Corporate Authority (Negotiated Clause)

38-038

§38.38

Partnership Authority (Landlord’s Clause)

38-039

§38.39

Partnership Authority (Negotiated Clause)

38-040

§38.40

Limited Liability Company Authority (Landlord’s Clause)

38-041

§38.41

Limited Liability Company Authority (Negotiated Clause)

38-042

§38.42

Right to Lease (Landlord’s and Negotiated Clause)

38-043

§38.43

No Air Rights (Landlord’s and Negotiated Clause)

38-044

§38.44

Brokers (Landlord’s and Negotiated Clause)

38-045

§38.45

Transportation Management (Landlord’s and Negotiated Clause)

38-046

§38.46

Minimization of Interference (Negotiated Clause)

38-047

§38.47

Anti-Terrorism Representation (Landlord’s Clause)

38-048

§38.48

Confidentiality (Landlord’s Clause)

38-049

§38.49

Confidentiality (Tenant’s and Negotiated Clause)

38-050

§38.50

Credit Report (Landlord’s Clause)

38-051

§38.51

Credit Report (Negotiated Clause)

38-051A

§38.51A

Certified Access Specialist (CASp) Disclosure (Landlord’s and Negotiated Clause)

CH39

Chapter 39

Execution of Lease

39-002

§39.2

Execution by Corporation

39-003

§39.3

Execution by General Partnership With Corporate Partner Authorized to Sign

39-004

§39.4

Execution by General Partnership With Individual Partner Authorized to Sign

39-005

§39.5

Execution by Limited Partnership With Corporate General Partner Authorized to Sign

39-006

§39.6

Execution by Limited Partnership With Individual Partner Authorized to Sign

39-007

§39.7

Execution by Limited Liability Company

39-008

§39.8

Execution by Limited Liability Partnership

39-009

§39.9

Execution by Individual

39-010

§39.10

Execution by Trustee Under Living Trust

39-011

§39.11

Execution by Trustee Under Testamentary Trust

CH41

Chapter 41

Notice of Basic Lease Information Exhibit

41-002

§41.2

Title of Exhibit

41-003

§41.3

Address (Landlord’s and Negotiated Clause)

41-004

§41.4

Reference Line and Salutation (Landlord’s and Negotiated Clause)

41-005

§41.5

Statement of Confirmation (Landlord’s and Negotiated Clause)

41-006

§41.6

Commencement Date (Landlord’s and Negotiated Clause)

41-007

§41.7

Rentable Area (Landlord’s and Negotiated Clause)

41-008

§41.8

Base Rent (Landlord’s and Negotiated Clause)

41-009

§41.9

Partial First Month (Landlord’s and Negotiated Clause)

41-010

§41.10

Due Date; Payee (Landlord’s and Negotiated Clause)

41-011

§41.11

Tenant’s Share (Landlord’s and Negotiated Clause)

41-012

§41.12

Execution (Landlord’s and Negotiated Clause)

CH42

Chapter 42

Rules and Regulations Exhibit

42-002

§42.2

Title of Exhibit

42-003

§42.3

Introductory Paragraph (Landlord’s Clause)

42-004

§42.4

Introductory Paragraph (Negotiated Clause)

42-005

§42.5

Locks; Keys (Landlord’s Clause)

42-006

§42.6

Locks; Keys (Negotiated Clause)

42-007

§42.7

Doors Opening to Public Corridors (Landlord’s and Negotiated Clause)

42-008

§42.8

Securing Doors; Admission to Building (Landlord’s Clause)

42-009

§42.9

Securing Doors; Admission to Building (Negotiated Clause)

42-010

§42.10

Furniture, Freight, and Equipment; Service Deliveries (Landlord’s Clause)

42-011

§42.11

Furniture, Freight, and Equipment; Service Deliveries (Negotiated Clause)

42-012

§42.12

Receipt of Deliveries; Use of Elevators (Landlord’s and Negotiated Clause)

42-013

§42.13

Services Required by Tenant (Landlord’s and Negotiated Clause)

42-014

§42.14

No Disturbance of Other Occupants (Landlord’s and Negotiated Clause)

42-015

§42.15

Use of Restrooms; Responsibility for Damage (Landlord’s and Negotiated Clause)

42-016

§42.16

Restrictions on Defacement of Premises (Landlord’s Clause)

42-017

§42.17

Restrictions on Defacement of Premises (Negotiated Clause)

42-018

§42.18

Permitted Machines (Landlord’s Clause)

42-019

§42.19

Permitted Machines (Negotiated Clause)

42-020

§42.20

Inflammable or Combustible Fluids or Materials (Landlord’s Clause)

42-021

§42.21

Inflammable or Combustible Fluids or Materials (Negotiated Clause)

42-022

§42.22

Heating and Air Conditioning (Landlord’s Clause)

42-023

§42.23

Heating and Air Conditioning (Negotiated Clause)

42-024

§42.24

Foul or Noxious Gases or Substances; Noninterference With Others (Landlord’s and Negotiated Clause)

42-025

§42.25

Animals, Birds, and Vehicles (Landlord’s Clause)

42-026

§42.26

Animals, Birds, and Vehicles (Negotiated Clause)

42-027

§42.27

Cooking; No Use of Premises for Improper Purposes (Landlord’s Clause)

42-028

§42.28

Cooking; No Use of Premises for Improper Purposes (Negotiated Clause)

42-029

§42.29

Telephone and Other Wires (Landlord’s Clause)

42-030

§42.30

Telephone and Other Wires (Negotiated Clause)

42-031

§42.31

Exclusion or Expulsion (Landlord’s Clause)

42-032

§42.32

Exclusion or Expulsion (Negotiated Clause)

42-033

§42.33

Loitering Prohibited (Landlord’s and Negotiated Clause)

42-034

§42.34

Operation of Electricity, Water, and Air Conditioning (Landlord’s Clause)

42-035

§42.35

Operation of Electricity, Water, and Air Conditioning (Negotiated Clause)

42-036

§42.36

Disposal of Trash and Garbage (Landlord’s Clause)

42-037

§42.37

Disposal of Trash and Garbage (Negotiated Clause)

42-038

§42.38

Compliance With Safety Regulations (Landlord’s and Negotiated Clause)

42-039

§42.39

Protection of Premises (Landlord’s Clause)

42-040

§42.40

Protection of Premises (Negotiated Clause)

42-041

§42.41

Awnings, Curtains, and Electrical Ceiling Fixtures (Landlord’s Clause)

42-042

§42.42

Awnings, Curtains, and Electrical Ceiling Fixtures (Negotiated Clause)

42-043

§42.43

Nonobstruction of Light (Landlord’s and Negotiated Clause)

42-044

§42.44

Provision of Information to Tenant’s Employees (Landlord’s and Negotiated Clause)

42-045

§42.45

Hand Trucks and Similar Equipment (Landlord’s Clause)

42-046

§42.46

Hand Trucks and Similar Equipment (Negotiated Clause)

42-047

§42.47

Use of Building’s Name or Likeness (Landlord’s Clause)

42-048

§42.48

Use of Building’s Name or Likeness (Negotiated Clause)

42-049

§42.49

Nontoxic Materials (Landlord’s Clause)

42-050

§42.50

Nontoxic Materials (Negotiated Clause)

42-051

§42.51

Rules Changes; Waivers (Landlord’s Clause)

42-052

§42.52

Rules Changes; Waivers (Negotiated Clause)

CH43

Chapter 43

Estoppel Certificate Exhibit

43-002

§43.2

Title of Exhibit and Address

43-003

§43.3

Statement of Certification (Landlord’s and Negotiated Clause)

43-004

§43.4

Description of Lease (Landlord’s Clause)

43-005

§43.5

Description of Lease (Negotiated Clause)

43-006

§43.6

Term and Rent (Landlord’s and Negotiated Clause)

43-007

§43.7

Tenant’s Parking Spaces (Landlord’s and Negotiated Clause)

43-008

§43.8

Extension and Expansion Rights (Landlord’s and Negotiated Clause)

43-009

§43.9

Amendments, Modifications, and Supplements (Landlord’s and Negotiated Clause)

43-010

§43.10

Improvements (Landlord’s and Negotiated Clause)

43-011

§43.11

Defaults (Landlord’s Clause)

43-012

§43.12

Defaults (Negotiated Clause)

43-013

§43.13

Rent Setoffs, Abatements, and Concessions (Landlord’s and Negotiated Clause)

43-014

§43.14

Hazardous Material (Landlord’s Clause)

43-015

§43.15

Hazardous Material (Negotiated Clause)

43-016

§43.16

Bankruptcy (Negotiated Clause)

43-018

§43.18

No Waiver or Amendment (Negotiated Clause)

43-019

§43.19

Purpose of Certificate (Negotiated Clause)

CH44

Chapter 44

Telecommunications

44-003

§44.3

Installation of Telecommunications Facilities (Landlord’s Clause)

44-004

§44.4

Installation of Telecommunications Facilities (Tenant’s Clause)

44-005

§44.5

Installation of Telecommunications Facilities (Negotiated Clause)

44-006

§44.6

Conditions Applicable to Facilities Installation (Landlord’s Clause)

44-007

§44.7

Conditions Applicable to Facilities Installation (Negotiated Clause)

44-008

§44.8

Government Approvals (Landlord’s and Negotiated Clause)

44-009

§44.9

Noninterference (Landlord’s Clause)

44-010

§44.10

Tenant May Not Interfere (Negotiated Clause)

44-011

§44.11

Noninterference With Tenant (Negotiated Clause)

44-012

§44.12

Cooperation Regarding Telecommunications Equipment (Landlord’s Clause)

44-013

§44.13

Cooperation Regarding Telecommunications Equipment (Negotiated Clause)

44-014

§44.14

Tenant Indemnity and Waiver of Liability (Landlord’s Clause)

CH46

Chapter 46

Guaranty of Lease

46-019

§46.19

Guaranty Required (Landlord’s Clause)

46-020

§46.20

Guaranty Required (Negotiated Clause)

46-021

§46.21

Introduction and Recitals (Landlord’s and Negotiated Clause)

46-022

§46.22

Nature of Guaranty (Landlord’s Clause)

46-023

§46.23

Nature of Guaranty (Guarantor’s Clause)

46-024

§46.24

Effect of Lease Modifications; Continuing Guaranty (Landlord’s Clause)

46-025

§46.25

Effect of Lease Modifications (Guarantor’s Clause)

46-026

§46.26

Waiver of Guarantor’s Rights (Landlord’s Clause)

46-027

§46.27

Waiver of Guarantor’s Rights (Guarantor’s Clause)

46-028

§46.28

Waiver of Subrogation (Landlord’s and Guarantor’s Clause)

46-029

§46.29

Rights Are Cumulative (Landlord’s and Guarantor’s Clause)

46-030

§46.30

Successors and Assigns (Landlord’s and Guarantor’s Clause)

46-031

§46.31

Bankruptcy Concerns (Landlord’s Clause)

46-032

§46.32

Bankruptcy Concerns (Guarantor’s Clause)

46-033

§46.33

Financial Statements (Landlord’s Clause)

46-034

§46.34

Financial Statements (Guarantor’s Clause)

46-035

§46.35

Waiver of Jury Trial (Landlord’s and Guarantor’s Clause)

46-036

§46.36

Choice of Law, Jurisdiction, Forum, Venue (Landlord’s Clause)

46-037

§46.37

Choice of Law (Guarantor’s Clause)

46-038

§46.38

Revival of Guaranty (Landlord’s and Guarantor’s Clause)

46-039

§46.39

Miscellaneous Provisions (Landlord’s and Guarantor’s Clauses)

46-040

§46.40

Signature Blocks (Landlord’s and Guarantor’s Clause)

CH47

Chapter 47

Bankruptcy and Lease Credit Enhancements

47-005

§47.5

Letter of Credit (Title of Article)

47-006

§47.6

Requirements (Landlord’s Clause)

47-007

§47.7

Requirements (Negotiated Clause)

47-008

§47.8

Transfers (Landlord’s Clause)

47-009

§47.9

Transfers (Negotiated Clause)

47-010

§47.10

Restoration (Landlord’s Clause)

47-011

§47.11

Restoration (Negotiated Clause)

47-012

§47.12

Renewals (Landlord’s Clause)

47-013

§47.13

Renewals (Negotiated Clause)

47-014

§47.14

Draws (Landlord’s Clause)

47-015

§47.15

Draws (Negotiated Clause)

47-016

§47.16

Replacement (Landlord’s and Negotiated Clause)

47-017

§47.17

Not Security Deposit (Landlord’s and Negotiated Clause)

47-018

§47.18

Reduction Schedule (Negotiated Clause)

47-021

§47.21

Surety Bond (Title of Article)

47-022

§47.22

Lease Bond (Landlord’s and Negotiated Clause)

47-023

§47.23

Bond Requirements (Landlord’s and Negotiated Clause)

47-024

§47.24

Claims Under Surety Bonds (Landlord’s and Negotiated Clause)

47-050

§47.50

Checklist: Strategies After Default and Before Bankruptcy

APP

Appendixes

APPENDIXES

APP-A

APP-A

Office Lease (Landlord’s Lease)

APP-B

APP-B

Office Lease (Negotiated Lease)

APP-C

APP-C

Sample Turn-Key Landlord Improvement Agreement (Work Letter)

APP-D

APP-D

Sample Leasehold Improvement Agreement Form [Landlord Is Constructing Party] (Landlord’s Form)

APP-E

APP-E

Sample Leasehold Improvement Agreement Form [Landlord Is Constructing Party] (Negotiated Form)

APP-F

APP-F

SampleLeasehold Improvement Agreement Form[Landlord to Construct Shell; Tenant to Construct Leasehold Improvements](Landlord’s Form)

APP-G

APP-G

SampleLeasehold Improvement Agreement Form[Landlord to Construct Shell; Tenant to Construct Leasehold Improvements](Negotiated Form)

APP-H

APP-H

Sample IrrevocableLetter of Credit

APP-I

APP-I

Sample Amendment to Lease: Extension of Lease

APP-J

APP-J

Sample Sublease Agreement

APP-K

APP-K

Sample Consent toSublease Agreement

APP-L

APP-L

Sample Assignment and Assumption of Lease

APP-M

APP-M

Sample Consent to Assignment Agreement

APP-N

APP-N

Sample Subordination, Nondisturbance, and Attornment Agreement (Lender’s Form)

APP-O

APP-O

Sample Subordination, Nondisturbance, and Attornment Agreement (Negotiated Form)

APP-P

APP-P

Sample Telecommunications Site Agreement

APP-Q

APP-Q

Sample Special Power of Attorney

 

Selected Developments

December 2019 Update

Book Enhancements and New Forms

  • Form clauses and the accompanying discussion and comments have been updated throughout this book. In addition to the substantive changes to the lease provisions in the chapters of this book and the accompanying Appendixes, all clauses have been revised to eliminate the archaic use of “shall” from the provisions in favor of the “plain English” use of “will,” “must,” or “may.”

  • The Financial Conduct Authority of the United Kingdom has urged banks and institutions to phase out use of the London Interbank Overnight Rate (LIBOR) as a benchmark interest rate and to move to other benchmarks by 2021. Banks will no longer be required to publish LIBOR following 2021. See §1.37.

  • A new clause addressing prepaid rent as a form of security enhancement for the lease has been added. See §§47.26A–47.26C.

Legislation

  • The CalGreen Code (Part 11 of Title 24 of the California Code of Regulations) has been updated effective January 1, 2020. See §§1.76A, 7.1.

  • Effective January 1, 2020, Ins C §2051(b) has been amended to redefine the meaning of “actual cash value” in the insurance context. See §21.52E.

  • In July 2019, the FCC issued Notice of Proposed Rulemaking and Declaratory Ruling (July 10, 2019) 19 FCCR 65, preempting a San Francisco Police Code statute regulating broadband providers to multi-unit buildings. See §44.16.

Case Developments

  • Adhesion contracts: Hass v RhodyCo. Prods. (2018) 26 CA5th 11 (court disallowed action for ordinary negligence under marathon race release but allowed claim of gross negligence in providing emergency medical services). See §21.2.

  • Insurance coverages: Thee Sombrero, Inc. v Scottsdale Ins. (2018) 28 CA5th 729 (strictly economic losses, such as lost profits, loss of goodwill, loss of anticipated benefit of bargain, and loss of investment, do not constitute damage or injury to tangible property under CGL (commercial general liability) policy). See §21.5.

  • Duty to defend: Liberty Surplus Ins. Corp. v Ledesma & Meyer Const. Co. (2018) 5 C5th 216 (insurer may be required to defend when insured is sued for intentional act of another person); Centex Homes v R-Help Constr. Co., (2019) 32 CA5th 1230 (when plaintiff’s complaint alleges facts “embraced” by indemnity agreement, indemnitor has duty to defend throughout underlying tort action unless it can conclusively show by undisputed act that plaintiff’s action was not covered by agreement). See §21.30.

  • Condemnation and goodwill: Los Angeles County Metro. Transp. Auth. v Yum Yum Donut Shops, Inc. (2019) 32 CA5th 662 (condemnee was entitled to compensation for lost goodwill, given that some portion of its loss was unavoidable, even if condemnee failed to mitigate all loss); Thee Aguila, Inc. v Century Law Group, LLP (2019) 37 CA5th 22 (condemnation clause of lease did not entitle landlord to recover condemnation award made to tenant for loss of goodwill). See §§23.6, 23.31.

  • Holdover and option to purchase: Smyth v Berman (2019) 31 CA5th 183 (right of first refusal to purchase leased property does not presumptively carry forward into holdover tenancy). See §26.1.

  • Arbitration: Henry Schein, Inc. v Archer & White Sales, Inc. (2019) __ US __, 139 S Ct 524 (under Federal Arbitration Act, issue of whether dispute is subject to arbitration is decided by arbitrator, not courts, when parties have agreed that issue of arbitrability is to be decided by arbitrator, even when there are no grounds to support claim that dispute falls within types of claims that are subject to binding arbitration agreement); Heimlich v Shivji (2019) 7 C5th 350 (disapproving Burlage v Superior Court (2009) 178 CA4th 524 and holding that arbitrator’s refusal to hear evidence concerning client’s rejected prearbitration settlement offer was not grounds for vacation of arbitration award); Sheppard, Mullin, Richter & Hampton, LLP v J-M Mfg. Co., Inc. (2018) 6 C5th 59 (arbitration agreement was subject to invalidation on ground that underlying engagement agreement containing arbitration provision violated public policy as expressed in professional conduct rules). See §§33.6, 33.11.

  • Lease guarantors: Orozco v WPV San Jose, LLC (2019) 36 CA5th 375 (guaranty of lease rescinded after guarantor proved leasing manager falsely told prospective tenant that no competing restaurants were planned for remaining space in shopping center). See §§34.1B, 46.3, 46.11.

About the Authors

MARGARET I. ADAMS, B.A., 1969, Stanford University; J.D., 1975, Duke University Law School. Ms. Adams was formerly General Counsel and Senior Vice President with MS Management Services, Los Angeles. She worked on chapters 11–12 and 37.

C. GREGG ANKENMAN, B.A., 1984, Brigham Young University; J.D., 1988, University of California, Berkeley, School of Law. Mr. Ankenman practices real estate law, with an emphasis on commercial leasing, with Wendel, Rosen, Black and Dean, LLP, Oakland. He worked on chapters 44–45 and App P.

CAROL R. BOMAN, B.A., 1970, Idaho State University; M.A., 1972, University of Nevada; J.D., 1980, University of California, Berkeley, School of Law. Ms. Boman is a principal in the Law Offices of Carol R. Boman, Oakland. She worked on chapters 14, 27, and 42–43.

ROBERT W. BROWN, B.S., 1974, California State University, Los Angeles; J.D., 1977, University of California, Los Angeles, School of Law. Mr. Brown is a principal in the Law Offices of Robert W. Brown & Associates, Los Angeles. He worked on chapters 20 and 26.

MICHAEL P. CARBONE, B.S. and J.D., 1966, University of San Francisco. Mr. Carbone formerly practiced law with Wendel, Rosen, Black & Dean, Oakland and now is at the Law Offices of Michael P. Carbone. He worked on chapter 5.

EUN-HEE CHANG, A.B., 1977, Harvard-Radcliffe College; A.M., 1981, Harvard Graduate School of Arts & Sciences; J.D., 1985, Harvard Law School. Ms. Chang practices law with Crosby, Heafey, Roach & May, Oakland. She worked on chapter 24.

MICHAEL A. DEAN, A.B., 1964, San Jose State College; J.D., 1967, University of California, Berkeley, School of Law. Mr. Dean practices law with Wendel, Rosen, Black & Dean, Oakland. He worked on chapters 6, 8, 25, 32, 34, 36, and 38.

DAVID B. DIMITRUK, B.A., 1973, California State University, Fullerton; J.D., 1976, Western State University School of Law. Mr. Dimitruk is a sole practitioner in Irvine, California. He worked on chapter 1A.

ALEKA SKOURAS EISENTRAUT, B.A., 1990, Columbia University; J.D., 1996, University of California, Davis, School of Law. Ms. Skouras Eisentraut practices with Wendel, Rosen, Black & Dean, Oakland. She worked on chapter 45.

RAY B. GLINER, B.S., 1982, University of Illinois; J.D., 1985, University of California, Berkeley, School of Law. Mr. Gliner practices law with Allen, Matkins, Leck, Gamble & Mallory, San Diego. He worked on chapters 7, 9–10, 33, and 41.

MICHAEL S. GREGER, B.A., 1988 California State University, Fullerton; J.D., magna cum laude, 1991, Southwestern University School of Law. Mr. Greger practices in the area of bankruptcy and creditors’ rights with Allen, Matkins, Leck, Gamble & Mallory, Irvine. He worked on chapter 47.

JEFFREY A. HEINTZ, B.A., 1982, Ohio Northern University; J.D., 1985, Ohio State University College of Law. Mr. Heintz practices law with Munger, Tolles & Olson, Los Angeles. He worked on chapters 17–18.

W. McLIN LINES, B.A., 1968, University of Southern California; J.D., 1972, Loyola Law School, Los Angeles. Mr. Lines is a principal in the Law Offices of W. McLin Lines, Torrance. He worked on chapters 15, 29–31, and 33–34.

BRUCE S. LYMBURN, B.A., 1979, University of California, Santa Cruz; J.D., 1982, University of California, Berkeley, School of Law. Mr. Lymburn practices business and real estate law with Wendel, Rosen, Black & Dean, LLP, Oakland. He worked on chapters 17 and 44.

JEFFREY D. MASTERS, B.A., 1976; M.B.A., 1980; and J.D., 1980, University of California, Los Angeles. Mr. Masters practices law with Cox, Castle & Nicholson, Los Angeles. He worked on chapter 21.

MICHAEL E. McFADDEN, B.S., 1996, University of Redlands; J.D. 2001, Loyola Law School. Mr. McFadden practices real estate law with Allen, Matkins, Leck, Gamble & Mallory, Century City. He worked on chapter 47.

DIANA M. MORROW, B.A., 1988, University of California, Los Angeles; J.D., 1992, Vanderbilt University School of Law. Ms. Morrow formerly practiced law with Wilson, Sonsini, Goodrich & Rosati, Palo Alto and now practices law with 24-Hour Fitness. She worked on chapter 40.

MYRON MOSKOVITZ, B.S., 1960, and L.L.B., 1964, University of California, Berkeley. Mr. Moskovitz is a Professor of Law at Golden Gate University, San Francisco. He worked on chapter 25.

DANIEL B. MYERS, B.A., 1991, University of California, Berkeley; J.D., 1995, Santa Clara University. Mr. Myers practices real estate, land use, and advertising law with Wendel, Rosen, Black & Dean, LLP, Oakland. He worked on chapters 17 and 45.

ANTON N. NATSIS, B.A., 1980, and J.D., 1983, University of Michigan. Mr. Natsis practices law with Allen, Matkins, Leck, Gamble & Mallory, Los Angeles. He worked on chapters 1 and 2.

NEAL A. PARISH, B.A., 1984, University of California, Los Angeles; M.C.P., M.S., 1986, University of California, Berkeley; J.D., 1997 University of California, Berkeley, School of Law. Mr. Parish practices real estate, land use and public entity law with Wendel, Rosen, Black & Dean, LLP, Oakland. He worked on chapter 44.

SUSAN J. PASSOVOY, B.A., 1967, Stanford University; J.D., 1971, University of California, Berkeley, School of Law. Ms. Passovoy formerly practiced law with Coblentz, Cahen, McCabe & Breyer, LLP, San Francisco and now practices in Idaho. She worked on chapter 28.

JAY L. PAXTON, A.B., 1970, and J.D., 1973, University of California, Berkeley. Mr. Paxton practices law with Ellman, Burke, Hoffman & Johnson, San Francisco. He worked on chapter 19.

DAVID L. PREISS, B.A., 1977, Williams College; J.D., 1982, University of California, Davis, School of Law. Mr. Preiss practices law with Wendel, Rosen, Black & Dean, Oakland. He worked on chapter 33.

CHARLES H. SEAMAN, A.B., 1975, University of California, Berkeley; J.D., 1978, University of California, Hastings College of the Law. Mr. Seaman practices with Reed Smith, San Francisco. He worked on chapter 24.

JOAN H. STORY, A.B., 1965, Occidental College; M.A., 1967, University of California, Los Angeles; J.D., 1977, University of California, Davis, School of Law. Ms. Story practices law with Sheppard, Mullin, Richter & Hampton, San Francisco. She worked on chapter 16.

TIMOTHY R. SULLIVAN, B.A., 1983, and J.D., 1986, University of Missouri (Columbia). Mr. Sullivan practices in the area of insurance and real estate litigation with McLaughlin, Sullivan, Fresno. He worked on chapter 21.

DEBRA S. SUMMERS, B.S., 1974, West Texas A&M University; J.D., 1980, University of San Francisco. Ms. Summers practices law with Wilson, Sonsini, Goodrich & Rosati, Palo Alto. She worked on chapter 40.

JOHN M. TIPTON, A.B., 1985, Miami University; J.D., 1988, Harvard Law School. Mr. Tipton practices law with Allen, Matkins, Leck, Gamble & Mallory, Los Angeles. He worked on chapter 40.

STEPHEN T. TOOHILL, B.S., 1981, Bradley University; J.D., 1984, University of Notre Dame Law School. Mr. Toohill practices law with Luce, Forward, Hamilton & Scripps, San Diego. He worked on chapters 22–23.

DANIEL J. VILLALPANDO, B.A., 1991, Amherst College; J.D., 1994, University of California, Los Angeles, School of Law. Mr. Villalpando is an associate in the Los Angeles office of Cox, Castle & Nicholson LLP. His practice focuses on retail development and commercial leasing. He worked on chapter 46.

JOHN R. ZEBROWSKI, B.A., 1975, State University of New York (Stony Brook); J.D., 1979, Hofstra University School of Law. Mr. Zebrowski formerly practiced law with Hughes Hubbard & Reed LLP, Los Angeles, and now practices with Greenberg Traurig. He worked on chapter 16.

About the 2018 Update Authors

C. GREGG ANKENMAN, coauthor of chapters 44–45 and App P and update author of chapter 1A, is a partner in the firm of Wendel, Rosen, Black & Dean LLP, in Oakland, specializing in real estate and business law. Mr. Ankenman received his J.D. from the University of California, Berkeley, School of Law and his B.A. from Brigham Young University. He is a frequent speaker and panelist for industry and bar organizations, including CEB, the International Council of Shopping Centers, and the National Retail Tenants Association. He is also an author of California Real Estate Finance Practice: Strategies and Forms (Cal CEB); Handling Real Property Sales Transactions (Cal CEB Action Guide); and Retail Leasing: Drafting and Negotiating the Lease (Cal CEB).

GREGGORY C. BRANDT, update author of chapters 9 and 16, practices environmental law at Wendel, Rosen, Black & Dean LLP, Oakland, and is the chair of the firm’s Environmental Practice Group. Mr. Brandt received his B.S. from California State University, Long Beach, and his J.D. from Loyola Law School, Los Angeles.

STEPHEN T. BRINDLE, update author of chapter 36, practices in San Francisco and specializes in leasing and tax issues. He received his B.A. from University of California, Santa Cruz, and his J.D., with honors, from Golden Gate University School of Law.

JAY A. CHRISTOFFERSON, update author of chapter 21, is of counsel in the firm of Wanger Jones Helsley PC, Fresno, specializing in commercial litigation, insurance, and bad faith and employment matters. Mr. Christofferson received his B.S. from the University of California, Santa Barbara, his M.S. from the University of Utah, and his J.D. from the University of the Pacific, McGeorge School of Law.

VAHISHTA FALAHATI, update coauthor of chapters 29–30, 37, 39, and 42, specializes in real estate law at Falahati Law APC, Walnut Creek. Ms. Falahati received her B.A. from Saint Mary’s College of California and her J.D. from the University of San Francisco School of Law.

KATIE FERRIER, update author of chapters 11 and 12, specializes in commercial real estate transactions at Wendel, Rosen, Black & Dean LLP, Oakland. Ms. Ferrier received her B.S., magna cum laude, from the University of California, San Diego, and her J.D. from the University of California, Berkeley, School of Law.

MICHAEL S. GREGER, update author of chapter 47, concentrates his practice on bankruptcy and creditor’s rights law and associated litigation at Allen Matkins, Irvine. Mr. Greger received his B.A. from California State University, Fullerton, and his J.D. from Southwestern University School of Law.

MATTHEW J. MARINO, update author of chapter 46, is a partner with Allen Matkins, San Diego, specializing in business and real estate litigation, with a particular emphasis in landlord-tenant and commercial leasing disputes. He received his J.D., cum laude, from Georgetown University and his A.B., cum laude, from Princeton University.

JAMES R. McCOY, JR., update author of chapter 38, is the president of Newsong Real Estate Advisors, Inc., a commercial and investment real estate brokerage and advisement firm located in San Clemente. Mr. McCoy received his J.D. from Loyola Law School and his B.S. from California State University, Northridge.

MYRA S. MITZMAN, update author of chapters 27 and 43, represents lenders, commercial property owners, and real estate developers in all facets of real estate leasing, acquisition, disposition, and finance as principal of The Law Offices of Myra S. Mitzman, Oakland. Ms. Mitzman received her B.A. from Pace University and her J.D., cum laude, from Fordham University.

GARRET D. MURAI, update author of chapters 19 and 40, is a partner at Wendel, Rosen, Black & Dean LLP, Oakland, and specializes in construction, real estate, and business law. He received his J.D. from the Santa Clara University School of Law and his B.A. from the University of California, Davis.

DANIEL B. MYERS, coauthor of chapters 17 and 45 and update author of chapters 17, 28, and 45, is a partner with Wendel, Rosen, Black & Dean LLP, Oakland, specializing in real estate and land use. Mr. Myers received his J.D. from Santa Clara University School of Law and his B.A. from the University of California, Berkeley. He is a former member of the Executive Committee of the Real Property Law Section of the State Bar of California.

PAUL W. NASH update author of chapter 24, practices in the area of commercial real estate transactions at Allen Matkins Leck Gamble Mallory & Natsis LLP, San Francisco. Mr. Nash received his B.S. degree from Brigham Young University and his J.D. degree from the S.J. Quinney College of Law, University of Utah.

NEAL A. PARISH, coauthor of chapter 44 and update author of chapters 18, 25–26, and 44, is a former chair of the City of Oakland Landmarks Preservation Advisory Board. He specializes in real estate, land use, and public agency law at Wendel, Rosen, Black & Dean LLP, Oakland. Mr. Parish received his B.A. from the University of California, Los Angeles; his Master of City Planning, M.S., Transportation Engineering degree from the University of California, Berkeley; and his J.D. from the University of California, Berkeley, School of Law.

MITCHELL C. REGENSTREIF, update author of chapters 22–23, is a founding partner of Liner LLP, Los Angeles, and chair of its real estate practice group. Mr. Regenstreif received his J.D. from New York University School of Law and his B.A. from Columbia University. He is a frequent speaker for CEB and a member of the International Council of Shopping Centers.

ROBERT W. RICHARDSON, update coauthor of chapters 29–30, 37, 39, and 42, is principal of the Richardson Law Firm, Walnut Creek, where his practice emphasizes real estate, construction, business law, and litigation. Mr. Richardson received his J.D. from the Golden Gate University School of Law.

MICHAEL G. ROBINSON, update author of chapters 5, 10, and 34, practices in the areas of commercial office leasing and commercial real estate transactions, with a focus on regional shopping center development, acquisition, leasing, and financing, at Buckner, Robinson & Mirkovich, Costa Mesa. Mr. Robinson received his B.S. from the University of Southern California and his J.D. from Pepperdine University School of Law.

SCOTT W. SINGER, update author of chapters 20 and 32, practices in the areas of commercial real estate and corporate law at Ring Hunter Holland & Schenone, LLP, Lafayette. Mr. Singer received his B.S. from the University of California, Riverside, and his J.D. from Southwestern University School of Law.

CHERIE Y. SONG, update author of chapter 13, practices in the area of commercial real estate leasing, acquisitions and dispositions, and telecommunications at Lubin Olson & Niewiadomski, San Francisco. Ms. Song received her B.A., cum laude, from Columbia University and her J.D. from the Northwestern University School of Law.

YALDA VAHDANI, update author of chapters 6 and 31, practices in the area of commercial real estate leasing and other real estate transactions at Bartko Zankel Bunzel & Miller, San Francisco. Ms. Vahdani received her B.A. from the University of California, Berkeley and her J.D. from the University of the Pacific, McGeorge School of Law.

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PRODUCT GROUP Publication
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PRACTICE AREA Real Property