Oregon office lease agreement template

Oregon Office Lease Agreement

This Oregon Office Lease Agreement (the "Lease") is made and entered into as of [Date], by and between:

• [Landlord Full Legal Name], a [Landlord Business Entity Type] organized under the laws of Oregon, with a mailing address of [Landlord Oregon Mailing Address] ("Landlord"), and whose registered agent is [Landlord Registered Agent Name] at [Landlord Registered Agent Address], and
• [Tenant Full Legal Name], a [Tenant Business Entity Type] organized under the laws of Oregon, with a mailing address of [Tenant Oregon Mailing Address] ("Tenant"), and whose registered agent is [Tenant Registered Agent Name] at [Tenant Registered Agent Address].

1. Premises

• Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the office space located at [Property Address], legally described as [Legal Property Description], specifically Suite [Suite Number] on the [Floor Number] floor (the "Premises").
• The Premises consists of approximately [Rentable Square Footage] rentable square feet and [Usable Square Footage] usable square feet (if measured separately). Refer to Exhibit A for the floorplan layout, outlining the specific room uses.
• Parking: Tenant shall have [Number] parking spaces, designated as spaces [Parking Space Numbers/Locations].
• Signage: Tenant shall have the right to install signage at [Signage Location], subject to [Local Ordinance/Building Code References].

2. Use of Premises

• The Premises shall be used solely for general office purposes and for no other purpose.
• Prohibited Uses:
  • Retail sales or services.
  • Residential use, including overnight occupation.
  • Medical or dental practices.
  • Storage or use of hazardous materials (except for ordinary office supplies in de minimis quantities).
• Compliance: Tenant shall comply with all applicable Oregon commercial zoning regulations, Oregon State Fire and Life Safety Codes, local office use ordinances, Oregon State Accessibility (ADA/OAR) standards, and municipal regulations.
• Hours of Operation: Tenant's permitted hours of operation are subject to [City Code/Restrictions].
• Access:
  • Reception and guest access shall be managed according to building security protocols.
  • After-hours access is granted via [Key Cards/Security Badges].
• Common Areas:
  • Tenant's use of common areas (lobbies, restrooms, elevators) is permitted.
  • Use of conference rooms and fitness centers is [Permitted/Restricted], subject to availability and building rules.

3. Lease Term

• The term of this Lease shall commence on [Start Date] and shall expire on [End Date].
• Early Termination:
  • Option A: Tenant shall have no right to early termination.
  • Option B: Tenant may terminate this Lease early by providing [Number] months written notice and paying a termination fee equal to [Amount].
• Holdover: Any holdover by Tenant beyond the expiration date shall be subject to the terms of ORS [Relevant ORS section for holdover tenancy].
• Renewal:
  • Option A: This Lease shall not automatically renew.
  • Option B: This Lease shall automatically renew for an additional term of [Duration] unless either party provides written notice of termination at least [Number] days prior to the expiration date.

4. Rent

• Base Rent: The base rent for the Premises shall be [Amount] per month, payable in advance on the first day of each month.
• Rent Escalation:
  • Option A: The base rent shall not escalate during the term of this Lease.
  • Option B: The base rent shall increase by [Percentage] percent annually, commencing on [Date].
  • Option C: The base rent shall be adjusted annually based on the Consumer Price Index (CPI) for [Specific CPI Area], with a maximum annual increase of [Percentage] percent.
• Security Deposit: Tenant shall deposit with Landlord a security deposit of [Amount], which shall be held and disbursed in accordance with Oregon law. Landlord will comply with Oregon statutory requirements for handling and returning the security deposit, including any interest earned.
• Rent Abatement:
  • Option A: There is no rent abatement period.
  • Option B: Tenant shall receive a rent abatement period of [Duration], commencing on [Start Date].
• Late Fees: Late payments shall be subject to a late fee of [Amount] or [Percentage] percent of the overdue amount, whichever is greater, to the extent permitted by Oregon law.
• Payment Method: Rent shall be paid by [Payment Method] to [Payment Address/Details].
• Taxes: Tenant shall be responsible for the payment of [Specify Tax Responsibilities - e.g., Tenant's pro rata share of property taxes, any applicable city business taxes or local office-use surcharges, and Oregon CAT].

5. Operating Expenses

• Operating Expenses: Tenant shall be responsible for [Specify Operating Expense Responsibility - e.g., pro rata share of CAM charges, janitorial services, security, and utilities].
• Expense Stop/Gross Lease:
  • Option A: This is a gross lease, and Landlord shall be responsible for all operating expenses.
  • Option B: This is a modified gross lease with an expense stop of [Amount]. Tenant shall be responsible for operating expenses exceeding the expense stop.
  • Option C: This is a NNN lease, and Tenant shall be responsible for its pro rata share of all operating expenses.
• Reconciliation: Landlord shall provide Tenant with an annual reconciliation of operating expenses, including required annual disclosures as per ORS [Relevant ORS Section for Commercial Lease Disclosures].

6. Tenant Improvements

• Tenant Improvement Allowance: Landlord shall provide Tenant with a tenant improvement allowance (TIA) of [Amount].
• Design and Permits: Tenant shall be responsible for the design and permitting of any tenant improvements, in compliance with Oregon contractor licensing statutes and City of [City Name] building permit and inspection requirements.
• Approval: All tenant improvements shall be subject to Landlord's prior written approval.
• Lien Waivers: Landlord may require lien waivers from all contractors performing work on the Premises.

7. Maintenance and Repair

• Landlord's Responsibilities: Landlord shall be responsible for maintaining and repairing the following: [List Landlord Responsibilities - e.g., HVAC, elevators, IT/data infrastructure, fire suppression, restrooms, and pest control].
• Tenant's Responsibilities: Tenant shall be responsible for maintaining and repairing the following: [List Tenant Responsibilities - e.g., interior of the Premises, light bulbs, and minor repairs].
• Reaction Timelines: Landlord shall respond to maintenance requests within [Number] business days. Emergency repairs shall be addressed as soon as reasonably possible.

8. Insurance and Indemnification

• Tenant's Insurance: Tenant shall maintain liability insurance with a minimum coverage limit of [Amount], property insurance, and shall name Landlord as an additional insured.
• Landlord's Insurance: Landlord shall maintain insurance on the building, including the Premises, with Oregon-licensed carriers.
• Waiver of Subrogation: The parties hereby waive any rights of subrogation against each other.
• Certificate of Insurance: Tenant shall provide Landlord with a certificate of insurance upon execution of this Lease and annually thereafter.
• Indemnification: Tenant shall indemnify and hold Landlord harmless from any and all claims arising from Tenant's use of the Premises.

9. Casualty and Condemnation

• Casualty: If the Premises are damaged by fire or other casualty, this Lease shall terminate if the Premises are rendered untenantable for a period exceeding [Number] days.
• Condemnation: If the Premises are condemned, this Lease shall terminate.

10. Move-In and Move-Out

• Move-In Inspection: A move-in inspection shall be conducted prior to Tenant taking possession of the Premises.
• Move-Out Inspection: A move-out inspection shall be conducted upon Tenant vacating the Premises.
• Restoration: Tenant shall be responsible for restoring the Premises to its original condition, reasonable wear and tear excepted.
• Abandoned Property: Any property left behind by Tenant after vacating the Premises shall be handled in accordance with Oregon law regarding abandoned property. Landlord will follow Oregon's specific commercial eviction and end-of-lease statutes, including required notices and timeframe for security deposit return, referencing Oregon's statutory procedures.

11. Assignment and Subletting

• Assignment/Subletting: Tenant may [May/May Not] assign or sublet the Premises with Landlord's prior written consent, which shall not be unreasonably withheld, subject to ORS [Relevant ORS sections regarding landlord consent for assignment/subletting].
• Disclosures: Tenant shall provide Landlord with all relevant information regarding any proposed assignee or sublessee.
• Permitted Transfers: Assignment is permitted to a subsidiary, affiliate, or successor entity of Tenant.

12. Notices

All notices required or permitted under this Lease shall be in writing and shall be deemed to have been duly given when delivered personally, sent by certified mail, return receipt requested, or sent by reputable overnight courier service to the addresses set forth above.

13. Dispute Resolution

Any dispute arising out of or relating to this Lease shall be resolved through [Negotiation, Mediation (Oregon mediation), Arbitration (local arbitration in the property county, or Multnomah County courts for Portland-areas), or Litigation].

14. Governing Law

This Lease shall be governed by and construed in accordance with the laws of the State of Oregon. Venue for any legal action shall be in [County] County, Oregon.

15. Disclosures

• Environmental: Landlord discloses that [Disclose any known environmental conditions, e.g., presence of asbestos, radon, or other environmental hazards].
• ADA: The Premises are subject to the requirements of the Americans with Disabilities Act.
• Promise to Pay: This Lease contains a "promise to pay" as required by ORS [Relevant ORS section for "promise to pay" language].

16. Special Provisions

[Include any special provisions, such as compliance with Portland's Commercial Energy Performance Reporting requirements, if applicable].

17. Amendments

This Lease may be amended only by a written instrument signed by both Landlord and Tenant.

18. Entire Agreement

This Lease constitutes the entire agreement between the parties with respect to the subject matter hereof and supersedes all prior or contemporaneous communications and proposals, whether oral or written.

19. Attorney Fees

In the event of any litigation or arbitration arising out of or relating to this Lease, the prevailing party shall be entitled to recover its reasonable attorney fees and costs.

20. Oregon Specific Provisions

• Anti-Discrimination: Landlord and Tenant agree not to discriminate against any person on the basis of race, color, religion, sex, national origin, age, familial status, or disability, in violation of Oregon law.
• Environmental Compliance: Tenant shall comply with all applicable Oregon environmental laws and regulations.
• Equal Access: Landlord shall ensure equal access to the Premises for all individuals, in compliance with applicable Oregon laws and regulations.

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

Landlord:

[Landlord Full Legal Name]

By: [Landlord Signature]

Name: [Landlord Printed Name]

Title: [Landlord Title]

Tenant:

[Tenant Full Legal Name]

By: [Tenant Signature]

Name: [Tenant Printed Name]

Title: [Tenant Title]