Connecticut office lease agreement template

Connecticut Office Lease Agreement

This Office Lease Agreement (the "Lease") is made and entered into as of [Date of Execution], by and between [Landlord Legal Name], a [Landlord Entity Type, e.g., Connecticut Limited Liability Company], with a principal place of business at [Landlord Address] and, if applicable, Connecticut Secretary of State File Number [Landlord CT SOS Number] (hereinafter referred to as "Landlord"), and [Tenant Legal Name], a [Tenant Entity Type, e.g., Connecticut Corporation], with a principal place of business at [Tenant Address] and, if applicable, Connecticut Secretary of State File Number [Tenant CT SOS Number] (hereinafter referred to as "Tenant").

Premises

The Landlord leases to the Tenant, and the Tenant leases from the Landlord, the following described premises (the "Premises"):

• Option A: The office suite located at [Property Address], Suite/Floor Number [Suite/Floor Number], consisting of approximately [Rentable Square Footage] rentable square feet and [Usable Square Footage] usable square feet, as depicted on Exhibit A attached hereto (the "Premises"). The Premises include access to the following common areas: [List of Common Areas, e.g., Lobbies, Restrooms, Break Rooms, Elevators].
• Option B: The entire building located at [Property Address], consisting of approximately [Rentable Square Footage] rentable square feet and [Usable Square Footage] usable square feet, as depicted on Exhibit A attached hereto (the "Premises").

The Premises includes access to the following building amenities: [List of Building Amenities, e.g., Conference Facilities, High-Speed Internet, Telecommunication Infrastructure, 24/7 Access and Security Systems, Mail Delivery Locations, Parking Spaces]. Parking spaces are designated as follows: [Description of Parking Spaces, e.g., Reserved Space Numbers, Designated Spots].

Use of Premises

The Premises shall be used solely for [Permitted Use, e.g., general office purposes, business purposes, commercial purposes] and for no other purpose.

• Option A: The Tenant shall not use the Premises for any purpose that violates any applicable Connecticut zoning ordinance, Connecticut state law, or any applicable building or business park restrictions.
• Option B: The Tenant shall not use the Premises for any illegal or unlawful purpose.

The Tenant shall not sublease the Premises or assign this Lease without the prior written consent of the Landlord, which consent shall not be unreasonably withheld. Any change of use of the premises shall also require the prior written consent of the Landlord. The Tenant shall comply with all building rules, local ordinances, and owners' association (if present) policies.

Term

The term of this Lease shall commence on [Commencement Date] (the "Commencement Date") and shall expire on [Expiration Date] (the "Expiration Date"), unless sooner terminated as provided herein.

• Option A: This Lease is for a fixed term.
• Option B: This Lease shall automatically renew for successive [Number] year terms unless either party gives written notice of termination to the other party at least [Number] days prior to the end of the then-current term.

The Tenant shall have the option to renew this Lease for one (1) additional term of [Number] years, provided that the Tenant gives written notice to the Landlord of its intent to renew at least [Number] days prior to the Expiration Date. The renewal rent shall be calculated as follows: [Renewal Rent Calculation, e.g., Fair Market Value, Increase Based on CPI]. This option is contingent upon the tenant not being in default of the lease at the time of exercising this option.

Early Termination:

• Option A: Tenant shall have the right to terminate the lease early by providing the Landlord with [Number] days’ notice and paying a termination fee equal to [Number] months’ rent.
• Option B: In the event of [Specific Event], Tenant shall have the right to terminate this lease early.

Rent

The base rent for the Premises shall be [Base Rent Amount] per [Frequency, e.g., month], payable in advance on the [Day] day of each [Frequency, e.g., month] commencing on the Commencement Date.

• Option A: Rent shall be paid to Landlord at [Landlord Address].
• Option B: Rent shall be paid to Landlord at the following Connecticut bank location: [Connecticut Bank Name and Address].

The Tenant shall also pay a security deposit of [Security Deposit Amount] upon execution of this Lease, to be held by the Landlord in accordance with Connecticut law. The security deposit will be held at [Holding Account Location].

Rent Escalation:

• Option A: The base rent shall increase by [Percentage]% per year, commencing on the first anniversary of the Commencement Date.
• Option B: The base rent shall be adjusted annually based on the Consumer Price Index (CPI) for [City, State], as published by the U.S. Department of Labor, Bureau of Labor Statistics.
• Option C: Tenant shall also pay a percentage rent equal to [Percentage]% of gross sales exceeding [Dollar Amount].

Late fees shall be [Late Fee Amount] per month, consistent with Connecticut's enforceable limits.

Tenant shall be responsible for the payment of all applicable state and municipal taxes, including, but not limited to, personal property tax.

Common Area Maintenance (CAM)

In addition to the base rent, the Tenant shall pay its proportionate share of the Common Area Maintenance (CAM) charges. The Tenant’s proportionate share shall be [Percentage]% of the total CAM charges.

• Option A: CAM charges shall include, but are not limited to, cleaning services, building management fees, utility payments, refuse removal, snow removal, pest control, and elevator/escalator service charges. Cleaning services will be performed in accordance with prevailing Connecticut legal standards and union contracts where relevant.
• Option B: CAM charges shall be reconciled annually, and any overpayment or underpayment shall be adjusted within [Number] days of the reconciliation.

Utilities:

• Option A: Utilities shall be sub-metered, and Tenant will pay directly.
• Option B: Landlord will bill Tenant monthly for Tenant’s pro-rata share of utilities.

Tenant Improvements

The Tenant shall have the right to make certain improvements to the Premises, subject to the Landlord’s prior written approval.

• Option A: The Landlord shall contribute a construction allowance of [Dollar Amount] towards the cost of the tenant improvements.
• Option B: All tenant improvements shall be at the Tenant’s sole cost and expense.

All tenant improvements shall be performed in compliance with all applicable Connecticut code-compliant permit requirements, including building permits and fire marshal approval. The Tenant shall provide the Landlord with evidence of completed work and lien waivers.

Upon the expiration or termination of this Lease, the Tenant shall [Description of Restoration Obligations, e.g., remove all tenant improvements and restore the Premises to its original condition, leave all tenant improvements in place].

Repair and Maintenance

The Landlord shall be responsible for maintaining the structural elements of the Building and the common areas.

The Tenant shall be responsible for maintaining the Premises in good repair and condition, including, but not limited to, plumbing, electrical, and heating/cooling equipment.

• Option A: The Landlord shall maintain the HVAC system.
• Option B: The Tenant shall be responsible for maintenance of a dedicated HVAC system within the premises.

In the event of damage to the Premises, the Tenant shall promptly notify the Landlord. The Landlord shall use reasonable efforts to repair the damage within [Number] days.

If Landlord fails to make necessary repairs, Tenant shall have the right of offset against rent in an amount necessary to make such repairs, following [Number] days’ notice to the Landlord.

Tenant Equipment Installation

The Tenant shall have the right to install special equipment, such as backup generators or security systems, subject to the Landlord’s prior written consent.

• Option A: Any such equipment shall be integrated with the building systems in a manner approved by the Landlord.
• Option B: Tenant will be responsible for any incremental charges by utility companies due to special equipment.

All such installations shall comply with all applicable Connecticut building codes and fire codes.

Insurance

The Tenant shall maintain commercial general liability insurance with minimum limits of [Dollar Amount] per occurrence and [Dollar Amount] in the aggregate. The Landlord shall be named as an additional insured on the Tenant’s policy.

The Landlord shall maintain property insurance covering the Building.

Each party shall provide the other party with certificates of insurance evidencing the required coverage.

The parties agree to waive their rights of subrogation against each other to the extent covered by insurance.

The Tenant shall carry Business Interruption insurance and Cyber Security insurance if sensitive business information will be stored or transferred on the premises.

Casualty and Condemnation

In the event of damage to the Premises by fire, water, or other casualty, this Lease shall terminate if the Premises are rendered untenantable and cannot be restored within [Number] days.

In the event of a partial taking of the Premises by condemnation, the Tenant shall be entitled to a reduction in rent proportionate to the amount of space taken.

In the event of a total taking of the Premises by condemnation, this Lease shall terminate.

Insurance proceeds will be applied in accordance with Connecticut law.

Emergency Preparedness

The Tenant shall comply with the Landlord’s emergency preparedness protocol, including fire alarm and suppression system maintenance.

The Tenant shall develop and maintain a business continuity plan, including pandemic response compliance with Connecticut Department of Public Health guidance.

The Tenant shall familiarize itself with the evacuation routes and disaster communications procedures.

Move-In and Move-Out

Upon execution of this Lease, the Landlord shall provide the Tenant with keys and access cards to the Premises.

The Tenant shall accept the Premises in its "as is" condition.

Upon the expiration or termination of this Lease, the Tenant shall remove all of its personal property and restore the Premises to its original condition, reasonable wear and tear excepted.

The Landlord shall return the security deposit to the Tenant within [Number] days after the Tenant has vacated the Premises, less any deductions for damages or unpaid rent. Any deductions will comply with Connecticut security deposit laws. Handling of abandoned property shall be per Connecticut law.

Default

The following shall constitute events of default by the Tenant:

• Failure to pay rent when due.
• Use of the Premises for any illegal or unlawful purpose.
• Failure to comply with any other provision of this Lease.

Upon the occurrence of an event of default, the Landlord shall have the right to:

• Terminate this Lease.
• Accelerate the rent due for the remainder of the term.
• Pursue all other remedies available at law or in equity, including summary process eviction under Connecticut General Statutes.

The Landlord’s right to self-help is limited as defined by Connecticut law, and the Landlord shall seek court order when required.

Tenant’s Right to Cure: Tenant shall have [Number] days to cure any default under the lease.

Dispute Resolution

Any dispute arising out of or relating to this Lease shall be resolved as follows:

• First, the parties shall attempt to resolve the dispute through good faith negotiation.
• If the negotiation is unsuccessful, the parties shall submit the dispute to mediation.
• If the mediation is unsuccessful, the parties shall submit the dispute to binding arbitration or summary process action in the Superior Court for the judicial district where the property lies.

Governing Law

This Lease shall be governed by and construed in accordance with the laws of the State of Connecticut. IRS Section 179/1031 language shall apply if it is relevant to business tax planning. Tenant shall comply with all Connecticut environmental regulations.

Required Connecticut Disclosures

The Landlord makes the following disclosures, as required by Connecticut law:

• [Radon Disclosure, e.g., The Premises has/has not been tested for radon.]
• [Lead Paint Disclosure, e.g., The Building was/was not built before 1978.]
• [Asbestos Notification, e.g., Asbestos is/is not present in the Building.]
• [Sprinkler Disclosure, e.g., The Premises is/is not equipped with sprinklers.]
• [Flood Hazard Zone Disclosure, e.g., The Premises is/is not located in a flood hazard zone.]

Signage

The Tenant shall have the right to install signage on the Premises, subject to the Landlord’s prior written approval and compliance with all applicable Connecticut municipal sign ordinances.

Data, Phone, and Internet

The Tenant shall have the right to access riser space or fiber for data, phone, and internet services.

The Landlord’s consent is required for any wiring changes.

The Tenant shall be responsible for the costs of any additional capacity.

Indemnification

The Tenant shall indemnify and hold the Landlord harmless from and against any and all claims, damages, losses, and expenses arising out of or relating to the Tenant’s use of the Premises.

The Landlord shall indemnify and hold the Tenant harmless from and against any and all claims, damages, losses, and expenses arising out of or relating to the Landlord’s negligence.

The parties agree to waive consequential damages to the extent enforceable under Connecticut Law.

Transfer, Merger, Subordination, Non-Disturbance, and Attornment (SNDA)

This Lease shall be subordinate to any mortgage or deed of trust encumbering the Building.

The Landlord shall obtain a non-disturbance agreement from its lender, protecting the Tenant’s rights under this Lease.

Landlord’s Access

The Landlord shall have the right to access the Premises for routine inspection, maintenance, emergency, or showing to prospective tenants or buyers, with reasonable advance notice to the Tenant, as mandated by Connecticut law.

Fees and Costs

Each party shall be responsible for its own legal fees and costs.

The Landlord shall pay any brokers’ commissions.

• Option A: In the event of a dispute under this lease agreement, the prevailing party shall be entitled to attorney fees.

Sector-Specific Covenants

[Sector-Specific Covenants, e.g., For healthcare use, the Tenant shall comply with all applicable HIPAA regulations.]

Representations and Warranties

The Landlord represents and warrants that it has the right to lease the Premises.

Business Registration

If the Tenant is an out-of-state entity, it shall maintain a valid Connecticut business registration.

Assignment to Affiliates

The Tenant shall have the right to assign this Lease to an affiliate, subject to the Landlord’s prior written consent, which shall not be unreasonably withheld.

Electronic Signatures

This Lease may be executed in counterparts, and electronic signatures shall be accepted in compliance with the Connecticut Uniform Electronic Transactions Act (UETA).

Amendments

This Lease may be amended or modified only by a written instrument signed by both parties.

IN WITNESS WHEREOF, the parties have executed this Lease as of the date first written above.

Landlord:

____________________________

[Landlord Name]

[Landlord Title]

Tenant:

____________________________

[Tenant Name]

[Tenant Title]