Ohio office lease agreement template

Ohio Office Lease Agreement

This Office Lease Agreement ("Lease") is made and entered into as of this [Date] day of [Month], [Year], by and between [Landlord Name], residing at [Landlord Address], ("Landlord") and [Tenant Name], residing at [Tenant Address], ("Tenant"). If Tenant is a business entity, its Ohio Statutory Agent is [Agent Name], residing at [Agent Address].

1. Premises

The Landlord leases to the Tenant, and the Tenant leases from the Landlord, the premises located at [Street Address], Suite/Floor [Suite/Floor Number], in the City of [City], County of [County], State of Ohio, hereinafter referred to as the "Premises".

The Premises consist of approximately [Square Footage] rentable square feet, as measured by BOMA standards.

• Option A: The Premises layout is depicted in Exhibit A, attached hereto.
• Option B: The Premises layout is as follows: [Detailed Space Layout Description].

The Tenant shall have exclusive use of the Premises and shall share the following areas with other tenants: [List of Shared Areas, e.g., Restrooms, Breakrooms, Lobbies].

2. Use of Premises

The Premises shall be used solely for general office purposes and related activities and shall not be used for retail, residential, industrial, or any other non-office use. Permitted business activities include: [List of Permitted Business Activities]. The Tenant shall comply with all applicable zoning ordinances.

• Option A: Tenant shall not engage in any activity that creates excessive noise or odors.
• Option B: Tenant shall not store any hazardous materials on the Premises without Landlord's prior written consent.

The Tenant shall not sublet, assign, or license the Premises, or any portion thereof, without the Landlord's prior written consent, which consent shall not be unreasonably withheld.

3. Building Rules and Regulations

The Tenant shall comply with all rules, regulations, and policies established by the Landlord for the Building, including those contained in the Tenant Handbook, which is attached hereto as Exhibit B.

Tenant shall adhere to all rules imposed by any office park associations or condominium boards governing the property.

4. Term

The term of this Lease shall commence on [Start Date] and shall expire on [End Date], unless sooner terminated as provided herein.

Option to Renew:

• Option A: Tenant shall have the option to renew this Lease for [Number] additional term(s) of [Duration] each, provided that Tenant gives Landlord written notice of its intention to renew at least [Number] months prior to the expiration of the then-current term.
• Option B: There is no option to renew.

Holdover: If Tenant remains in possession of the Premises after the expiration of the term of this Lease, such holding over shall be construed as a month-to-month tenancy, terminable by either party upon [Number] days' written notice. The rent during any holdover period shall be [Percentage]% of the then-current base rent.

5. Rent

The base rent for the Premises shall be [Dollar Amount] per month, payable in advance on the first day of each month, commencing on [Start Date]. All payments shall be made to Landlord at [Payment Address] or by ACH to [Bank Details].

Escalation Clause:

• Option A: The base rent shall increase by [Percentage]% annually on the 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. Bureau of Labor Statistics. The adjustment will be calculated as follows: [CPI Calculation Formula].
• Option C: There is no escalation clause.

All rent payments are subject to applicable Ohio state and local taxes, including real property taxes.

6. Security Deposit

The Tenant shall deposit with the Landlord a security deposit in the amount of [Dollar Amount], which shall be held by the Landlord in a separate account in accordance with Ohio law.

The Landlord may deduct from the security deposit any amounts necessary to cover damages to the Premises beyond normal wear and tear, unpaid rent, or other sums due from Tenant under this Lease.

The Landlord shall return the security deposit, less any deductions, to the Tenant within [Number] days after the termination of this Lease and the Tenant's surrender of the Premises. The Landlord must provide a written itemization of any deductions.

The Landlord's right to withhold from the security deposit is subject to the following conditions precedent: [List of Conditions Precedent].

7. Rental Abatement/Incentives

• Option A: The Tenant shall receive a rental abatement for the first [Number] months of the Lease term.
• Option B: The Landlord shall provide Tenant with [Dollar Amount] for tenant improvements.
• Option C: There is no rental abatement or other incentive. The rental abatement or incentive is conditional on [List of Conditions].

8. Operating Expenses

In addition to the base rent, the Tenant shall be responsible for the following operating expenses: [List of Operating Expenses, e.g., CAM charges, utilities].

CAM Charges: The Tenant shall pay its proportionate share of the Common Area Maintenance (CAM) charges for the Building, which shall be calculated as follows: [CAM Calculation Formula].

Utilities: The Tenant shall be responsible for the following utilities: [List of Utilities, e.g., electric, gas]. The Landlord shall be responsible for the following utilities: [List of Utilities, e.g., water, sewer, trash].

Janitorial Services: [Description of Janitorial Services Provision, e.g., Landlord provides, Tenant provides].

Snow/Ice Removal: [Description of Snow/Ice Removal Requirements].

9. Repairs and Maintenance

The Landlord shall be responsible for maintaining the structural integrity of the Building, including the roof, foundation, and exterior walls.

The Tenant shall be responsible for maintaining the interior of the Premises in good repair and condition, including plumbing fixtures, HVAC systems, and lighting. Tenant is responsible for these systems after hours.

The Landlord shall respond to repair requests within [Number] hours during normal business hours.

Capital expenditures shall be the responsibility of [Landlord/Tenant].

10. Amenities and Services

The Tenant shall have access to the following amenities and services: [List of Amenities and Services, e.g., Conference Rooms, 24/7 Security, Card Access Systems].

The use of amenities and services is subject to the following restrictions: [List of Restrictions or Booking Procedures].

11. Alterations and Improvements

The Tenant shall not make any alterations or improvements to the Premises without the Landlord's prior written consent, which consent shall not be unreasonably withheld.

All alterations and improvements shall be performed in accordance with all applicable building codes and regulations, and the Tenant shall obtain all necessary permits.

Tenant shall ensure no liens are placed on the property because of any alterations or improvements.

At the expiration of the term of this Lease, the Tenant shall [Choose One: restore the Premises to its original condition / remove all alterations and improvements].

12. ADA Compliance

The Landlord/Tenant [Choose One] shall be responsible for ensuring that the Premises comply with all applicable requirements of the Americans with Disabilities Act (ADA) and Ohio accessibility laws.

13. Compliance with Laws

The Tenant shall comply with all applicable federal, state, county, and local laws, ordinances, and regulations, including fire codes, environmental health regulations, and occupational licensing requirements.

14. Insurance

The Tenant shall maintain the following insurance coverage:

• Property casualty insurance in an amount sufficient to cover the replacement cost of Tenant's personal property and improvements.
• General liability insurance with a minimum coverage of [Dollar Amount] per occurrence and [Dollar Amount] in the aggregate.

The Landlord shall be named as an additional insured on the Tenant's general liability insurance policy.

The Tenant shall provide the Landlord with a certificate of insurance evidencing the required coverage.

Tenant shall notify Landlord of any cancellation of its insurance policy.

15. Indemnification

The Tenant shall indemnify and hold harmless the Landlord from and against any and all claims, losses, damages, liabilities, and expenses (including attorneys' fees) arising out of or related to the Tenant's use of the Premises, except to the extent caused by the Landlord's gross negligence or willful misconduct.

• Option A: Landlord shall indemnify and hold harmless the Tenant from any claims of environmental contamination from pre-existing conditions.
• Option B: Landlord's Indemnification: Landlord shall indemnify and hold harmless Tenant from and against any and all claims, losses, damages, liabilities, and expenses (including attorneys' fees) arising out of or related to Landlord’s gross negligence or willful misconduct.

16. Entry and Inspection

The Landlord shall have the right to enter the Premises at reasonable times for the purpose of inspection, repair, or maintenance, provided that the Landlord gives the Tenant at least [Number] hours' notice, except in the case of an emergency.

17. Damage or Destruction

If the Premises are damaged or destroyed by fire or other casualty, the Landlord shall repair or restore the Premises as soon as reasonably possible, unless the damage is so extensive as to render the Premises untenantable.

If the Premises are rendered untenantable, the Tenant shall be entitled to an abatement of rent until the Premises are restored.

If the Premises are not repaired or restored within [Number] days, either party may terminate this Lease.

18. Default and Remedies

If the Tenant fails to pay rent when due or otherwise breaches this Lease, the Landlord shall have the right to pursue all available remedies under Ohio law, including eviction, and accelerating all remaining rent payments.

The Landlord shall give the Tenant written notice of any default and shall allow the Tenant [Number] days to cure the default.

Events of Default include: [List of Events Constituting Default].

19. Business Operations

Tenant shall conduct its business lawfully, and shall obtain and maintain all necessary licenses, registrations, and tax permits, including compliance with Ohio Commercial Activity Tax, municipal corporate taxes and any other locally imposed levies on business operations.

20. Signage

The Tenant shall have the right to install signage on the Premises, subject to the Landlord's approval and compliance with all applicable zoning ordinances and building aesthetic standards.

Permitted Signage: [Description of Permitted Signage, e.g., Lobby Directory, Suite Signage].

21. Move-In and Move-Out

Prior to move-in, the Landlord and Tenant shall conduct a joint inspection of the Premises and complete a condition report.

Upon termination of this Lease, the Tenant shall surrender the Premises in good condition, reasonable wear and tear excepted.

Tenant is required to restore the premises to its original conditions at move-out.

The Landlord and Tenant shall conduct a final inspection of the Premises upon the Tenant's move-out. Tenant may or may not remove its improvements at the Landlord's discretion. Landlord is free to remove/discard any property left in the premises, in accordance with Ohio law.

22. Parking

The Tenant shall be entitled to [Number] parking spaces in the Building's parking lot.

Parking fees, if any, shall be [Dollar Amount] per space per month.

Parking rules and regulations: [Description of Parking Rules].

23. Waiver of Subrogation

The parties hereby waive their respective rights of subrogation against each other for any loss or damage covered by insurance.

24. Dispute Resolution

Any dispute arising out of or relating to this Lease shall be resolved through negotiation, then mediation. If mediation is unsuccessful, the dispute shall be resolved in the courts of [County] County, Ohio, and shall be governed by the laws of the State of Ohio.

Lawsuits must be brought in the county where the property is located.

25. Force Majeure

Neither party shall be liable for any delay or failure to perform its obligations under this Lease due to any cause beyond its reasonable control, including acts of God, war, terrorism, fire, flood, or other casualty.

26. Entire Agreement

This Lease constitutes the entire agreement between the parties and supersedes all prior or contemporaneous communications and proposals, whether oral or written.

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

27. Brokerage

The Landlord and Tenant represent and warrant to each other that they have not dealt with any broker in connection with this Lease, except for [Broker Name], whose commission shall be paid by [Landlord/Tenant]. A broker disclosure form is attached as Exhibit C.

28. Landlord Disclosure

The Landlord represents that [he/she/it] is the owner of the Property, or has been authorized to act on behalf of the owner.

29. Counterparts

This Lease may be executed in counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. Electronic signatures are permissible.

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

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[Landlord Name]

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[Tenant Name]