Connecticut restaurant lease agreement template

Connecticut Restaurant Lease Agreement

This Connecticut Restaurant Lease Agreement (the “Agreement”) is made and entered into as of this [Date], by and between [Landlord Full Legal Name], whose address is [Landlord Address] (hereinafter referred to as "Landlord"), and [Tenant Business Legal Name], a Connecticut [LLC, Corp, etc.] with a registered address at [Tenant Address] and Connecticut Business ID number [Business ID Number] (hereinafter referred to as "Tenant").

1. Premises

Option A: Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the premises located at [Property Address], legally described as [Legal Description].

Option B: The premises are further described as being [Specific Location within building, e.g., Suite 100], consisting of approximately [Square Footage] square feet, including [Kitchen/Food Prep Description], [Dining Area/Seating Configuration Description], [Storage Description], [Loading/Unloading Description], and [Parking Description].

Option C: Tenant shall have the right to use the common areas of the building, including [Restrooms, Waste Collection, Delivery Dock]. If applicable, exterior seating/patio rights are included as described in Exhibit A.

2. Permitted Use

Option A: The Premises shall be used solely for the purpose of operating a restaurant (the “Permitted Use”), including food preparation, service, take-out, delivery, catering, and [On-Site Alcohol Service - Yes/No].

If On-Site Alcohol Service = Yes, Tenant must comply with all Connecticut Liquor Control Division licensing and restrictions.

Option B: Tenant shall not use the Premises for any other purpose without the prior written consent of Landlord.

Option C: Tenant must comply with all Connecticut restaurant health, food safety, and fire regulations, including those of [County Name] County and local health department licensing. Tenant shall be responsible for maintaining all required permits including food handler permits, food establishment permits, and any alcohol permits if applicable. Occupancy limits must be posted and adhered to.

3. Hours of Operation, Music, and Signage

Option A: Permitted hours of operation shall be [Start Time] to [End Time], [Days of the Week].

Option B: Music and entertainment are permitted, subject to local noise ordinances. [Live Music/Amplified Sound - Yes/No], with volume levels not to exceed [Decibel Level].

Option C: Tenant shall have the right to erect and maintain signage subject to municipal sign codes and Landlord's policies, as outlined in Exhibit B. The size, placement, and design of all signs require prior written approval from Landlord.

4. Lease Term

Option A: The term of this Lease shall be [Number] years, commencing on [Start Date] (the “Commencement Date”) and expiring on [End Date] (the “Expiration Date”).

Option B: Tenant shall have [Number] options to renew this Lease for a term of [Number] years each, provided Tenant gives Landlord written notice of its intent to renew at least [Number] months prior to the Expiration Date.

Option C: Early termination is permitted under the following conditions: [Conditions, e.g., Cause, Government Closure, Casualty].

5. Rent

Option A: Tenant shall pay Landlord base rent in the amount of [Dollar Amount] per month, payable in advance on the [Day] day of each month.

Option B: In addition to base rent, Tenant shall pay percentage rent equal to [Percentage]% of gross sales exceeding [Dollar Amount] per [Month/Year].

Option C: Rent shall be subject to escalation clauses based on [CPI Adjustment/Fixed Increase of Percentage%] per year. Connecticut sales tax or special local restaurant taxes are the responsibility of the tenant.

Tenant shall pay a security deposit of [Dollar Amount], held in accordance with Connecticut statutes.

Late fees shall be [Dollar Amount or Percentage] and interest shall be [Interest Rate]% per annum on overdue payments.

6. Rent Model

Option A: This is a Triple Net (NNN) lease.

Option B: This is a Gross lease.

Option C: This is a Modified Gross lease, with Tenant responsible for: [List of Expenses, e.g., CAM charges, Utilities].

Tenant's proportionate share of CAM charges is [Percentage]%.

Tenant is responsible for direct utility payments for [Water, Gas, Electricity, Grease Trap Maintenance]. Separate meters are/are not required.

7. Tenant Improvements

Option A: Landlord shall provide Tenant with a Tenant Improvement Allowance (TIA) of [Dollar Amount] for improvements to the Premises.

Option B: All construction must be approved by Landlord, including health, safety, and fire code compliance.

Option C: Tenant is responsible for obtaining all necessary permits and inspections by local building and health officials before occupancy or modification.

8. ADA Compliance

Option A: Landlord is responsible for ADA compliance and handicap accessibility.

Option B: Tenant is responsible for ADA compliance and handicap accessibility.

Option C: Responsibility for ADA compliance will be shared as follows: [Description of Shared Responsibilities]. All parties must comply with Connecticut accessibility statutes and municipal building codes.

9. Repair and Maintenance

Option A: Tenant is responsible for repair and maintenance of the Premises, including [Kitchen Hood/Vent Cleaning, Grease Trap and Plumbing, Walk-In Coolers, Pest Control, Trash Removal].

Option B: Landlord is responsible for the building structure, roof, exterior, and utilities.

Option C: Pest abatement and rodent control protocols must be consistent with local health department requirements.

10. Landlord Access

Option A: Landlord shall have the right to access the Premises for inspections and emergencies upon reasonable notice to Tenant, except in cases of emergency.

Option B: Tenant shall notify Landlord of any required periodic county health inspections.

Option C: Landlord may require periodic health code compliance assessments at the Tenant's expense.

11. Insurance

Option A: Tenant shall maintain restaurant general liability insurance with coverage minimums required by Connecticut insurers, liquor liability insurance if alcohol is served, worker’s compensation insurance, business interruption insurance, and property and equipment coverage.

Option B: Landlord shall be listed as an additional insured on relevant policies.

Option C: Insurance policies must meet the minimums and requirements of the Landlord's insurance company.

12. Fire and Emergency Procedures

Option A: Tenant shall comply with all Connecticut fire codes and maintain up-to-date fire extinguishers, sprinklers, and alarms.

Option B: Tenant shall conduct regular staff safety drills and post occupancy information.

Option C: No changes in exhaust systems, grease storage, or fire systems are permitted without written consent from both Landlord and the municipality.

13. Health Department Closure

Option A: Tenant shall immediately notify Landlord of any health department closure, foodborne illness incidents, or public safety issues.

Option B: Landlord reserves the right to inspect the Premises following any health department closure or incident.

Option C: Protocols and documentation related to the above must be maintained according to health department standards.

14. Exhaust, Venting, and Grease Trap Maintenance

Option A: Tenant is responsible for maintaining and inspecting exhaust, venting, and grease traps at intervals required by local health and fire authorities.

Option B: Documentation of maintenance and inspections must be provided to both Landlord and local authorities.

Option C: All exhaust systems must comply with current Connecticut building codes and air quality standards.

15. Licenses and Permits

Option A: Tenant is responsible for obtaining all required state, municipal, and special permits for restaurant operation.

Option B: Tenant shall provide Landlord with copies of all licenses and permits.

Option C: Failure to maintain required licenses and permits shall be considered a breach of this Lease.

16. Subleasing and Assignment

Option A: Tenant shall not sublease or assign this Lease without the prior written consent of Landlord, which consent shall not be unreasonably withheld.

Option B: Any sublease or assignment must comply with all applicable laws and regulations, including permit and license requirements.

Option C: Tenant shall ensure continuous operation to avoid loss of any grandfathered use.

17. Security Deposit

Option A: The Security Deposit shall be used to cover damages, unpaid rent, or other costs incurred by Landlord as a result of Tenant's breach of this Lease.

Option B: Landlord shall replenish the Security Deposit if any portion is used.

Option C: The Security Deposit will be returned to Tenant within the time period specified under Connecticut law, provided Tenant has complied with all terms of this Lease.

18. Trade Fixtures and Equipment

Option A: Trade fixtures, specialty restaurant equipment, signage, and furniture installed by Tenant shall remain the property of Tenant.

Option B: At the expiration or termination of this Lease, Tenant shall remove all trade fixtures and equipment and restore the Premises to its original condition, reasonable wear and tear excepted.

Option C: Unused inventory, perishables, or kitchen waste shall be disposed of according to health department regulations at lease termination.

19. Tenant Default

Option A: Tenant shall be in default of this Lease if Tenant fails to pay rent when due, breaches any health or licensing condition, loses necessary permits, or engages in illegal activity on the Premises.

Option B: Landlord shall have all remedies available under Connecticut commercial landlord-tenant law, including eviction and recovery of damages.

Option C: Loss of permits of licensing constitutes an immediate default, granting the Landlord immediate right to take control of the premises.

20. Condemnation, Casualty, and Force Majeure

Option A: In the event of condemnation, casualty, or force majeure (including government-mandated shutdowns), this Lease shall be terminated or abated as determined by Landlord, consistent with Connecticut guidance.

Option B: Abatement or termination rights shall be governed by Connecticut law.

Option C: If Government orders mandate closure, rent will be abated until the premises are allowed to reopen.

21. Dispute Resolution

Option A: This Lease shall be governed by the laws of the State of Connecticut. Venue shall be in the Superior Court in the county of the property.

Option B: Any dispute arising out of this Lease shall be submitted to mediation prior to arbitration or litigation.

Option C: All dispute resolution to be held in the State of Connecticut.

22. Environmental Regulations

Option A: Tenant shall comply with all Connecticut commercial property and environmental regulations, including hazardous materials storage, grease and oil disposal, waste management, and air quality regulations.

Option B: Tenant shall comply with all Town/City noise and litter codes.

Option C: Tenant shall implement recycling programs in accordance with Town/City guidelines.

23. Exclusivity

Option A: Landlord grants Tenant exclusivity for [Type of Restaurant/Cuisine] within the [Premises/Center].

Option B: Landlord makes no representation as to the existence of other restaurants of similar types in the surrounding area.

Option C: No exclusivity granted.

24. Signage and Branding

Option A: Tenant's signage and branding shall be subject to local ordinances and Landlord's policies.

Option B: Tenant must obtain Landlord's approval for all signage and branding prior to installation.

Option C: Tenant is responsible for obtaining all required permits for signage and branding.

25. Modifications

Option A: Tenant shall obtain Landlord's consent for any modifications to the kitchen, venting, HVAC, plumbing, or utility systems.

Option B: Tenant shall submit construction drawings for Landlord and city approval.

Option C: All modifications must comply with applicable codes and regulations.

26. Public Health and Workplace Compliance

Option A: Tenant shall comply with all applicable public health and workplace compliance duties, including staff certifications, allergy disclosure, and anti-smoking policies.

Option B: Tenant shall comply with all Connecticut labor laws, including wage postings and minimum wage compliance.

Option C: Tenant shall ensure that all employees are properly trained in food safety and hygiene.

27. Outdoor Dining

Option A: Landlord will provide outdoor dining.

Option B: Tenant may construct outdoor dining with Landlord approval.

Option C: Landlord/Tenant will share the costs to construct outdoor dining according to Exhibit C. All outdoor dining must comply with municipal regulations and right-of-way use. Tenant is solely responsible for permits for outdoor dining.

28. Dumpster Placement and Recycling

Option A: Landlord will provide dumpster and recycling services.

Option B: Landlord and Tenant will share dumpster and recycling services.

Option C: Tenant will provide dumpster and recycling services according to Town/City regulations. Tenant is responsible for all costs related to waste removal and recycling.

29. Move-In/Move-Out

Option A: The move-in and move-out processes are outlined in Exhibit D.

Option B: Tenant shall obtain all required municipal and health inspections prior to opening.

Option C: Tenant shall repair any damage to the Premises caused by Tenant during the move-in or move-out process.

30. ADA Compliance

Option A: Landlord warrants that the premises conform to ADA compliance standards.

Option B: Tenant warrants that the premises conform to ADA compliance standards.

Option C: Tenant shall make necessary changes to premises to conform to ADA compliance standards. The Americans with Disabilities Act as interpreted by Connecticut courts and state accessibility statutes applies.

31. No Warranty

Landlord makes no warranty regarding the suitability of the Premises for Tenant's specific restaurant use.

Tenant acknowledges that it has conducted its own due diligence and obtained all necessary health department approvals and inspections.

32. Utility Continuity

Landlord shall use reasonable efforts to maintain utility continuity to the Premises.

Landlord shall provide Tenant with reasonable notice of any planned service outages.

33. Business Personal Property Tax

Tenant is responsible for paying all business personal property taxes to the local Connecticut tax authority.

Tenant shall comply with all tax payment and reporting requirements.

34. Special Utility Requirements

Any special utility requirements or service upgrades shall be subject to Landlord's approval.

Tenant shall obtain all necessary utility company permits and pay for any associated costs.

35. Town/City Ordinances

Tenant shall comply with all Town/City-specific ordinances applicable to restaurant operations, including outdoor dining moratoriums, sidewalk use restrictions, food truck and mobile vendor coexistence rules, and historical district requirements if the property is within a regulated area.

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

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[Landlord Full Legal Name]

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[Tenant Business Legal Name]