Pennsylvania office lease agreement template

Pennsylvania Office Lease Agreement

This Office Lease Agreement ("Lease") is made and entered into as of this [Date], by and between [Landlord Name], a [Landlord Entity Type] with its principal place of business at [Landlord Address], Pennsylvania ("Landlord"), and [Tenant Name], a [Tenant Entity Type] with its registered address at [Tenant Address], Pennsylvania ("Tenant").

1. Premises

The Landlord leases to the Tenant, and the Tenant leases from the Landlord, the premises (the "Premises") located at [Building Name], [Street Address], [Floor Number], Suite/Room Number [Suite/Room Number], Pennsylvania, consisting of approximately [Square Footage] rentable square feet.

Common Areas and Amenities:

Option A: Common areas include [List of Common Areas, e.g., lobbies, hallways, restrooms]. Building amenities include [List of Amenities, e.g., conference rooms, elevators, HVAC].

Option B: Refer to Exhibit A attached hereto for a detailed description of the common areas and amenities.

Reserved Areas: Tenant shall have exclusive use of [List any areas reserved for exclusive tenant use].

2. Use

The Premises shall be used solely for general office purposes only and for no other purpose.

Prohibited Uses:

Option A: No industrial, retail, or residential activities are permitted.

Option B: No storage of hazardous or regulated materials is permitted.

Subleasing and Assignment: Tenant shall not sublease or assign this Lease without the prior written consent of Landlord, which consent shall not be unreasonably withheld. Any change of use is prohibited without Landlord's prior written consent.

3. Compliance with Laws

Tenant shall comply with all applicable federal, state (including Pennsylvania), and local laws, ordinances, and regulations, including but not limited to zoning codes, building codes, and business licensing requirements.

Specifically, Tenant shall comply with all applicable Pittsburgh/Philadelphia or other local ordinances.

4. Term

The term of this Lease shall commence on [Start Date] and shall end on [End Date].

Renewal Option:

Option A: Tenant shall have the option to renew this Lease for [Number] additional term(s) of [Duration] each, provided Tenant gives Landlord written notice of its intention to renew at least [Number] months prior to the expiration of the then-current term. Rent for the renewal term shall be [Rent Amount/Calculation].

Option B: No renewal option is granted.

Early Termination:

Option A: Tenant may terminate this lease early with [Number] months written notice and a penalty of [Penalty Amount].

Option B: Landlord may terminate this lease early if the Tenant fails to pay rent within [Number] days of the due date after written notice.

Confession of Judgment:

Option A: Tenant hereby irrevocably authorizes and empowers any attorney of any court of record in Pennsylvania to appear for Tenant and confess judgment against Tenant for any unpaid rent or other sums due under this Lease, with costs of suit and an attorney's fee of [Percentage]%.

Option B: Landlord and Tenant mutually waive any right to confess judgment in connection with this lease.

5. Rent

Tenant shall pay Landlord rent in the amount of [Dollar Amount] per month, payable in advance on the [Day] day of each month. This equates to [Dollar Amount] per square foot annually.

Escalation Clause:

Option A: The monthly rent shall increase by [Percentage]% annually on each anniversary of the Lease commencement date.

Option B: The monthly rent shall increase annually based on the Consumer Price Index (CPI) for [City, Pennsylvania], as published by the Bureau of Labor Statistics.

Operating Expenses:

Option A: This is a "net lease," and Tenant shall be responsible for its proportionate share of operating expenses. Tenant's proportionate share is [Percentage]%.

Option B: This is a "gross lease," and Landlord is responsible for operating expenses.

Security Deposit: Tenant shall deposit with Landlord a security deposit in the amount of [Dollar Amount], which shall be held by Landlord in accordance with Pennsylvania law.

Late Fees: A late fee of [Dollar Amount] shall be charged for any rent payment received more than [Number] days after the due date. Interest will accrue on overdue balances at a rate of [Percentage]% per annum.

6. Operating Expenses and Property Management

Responsibility for expenses:

Option A: Landlord shall be responsible for property management fees. Tenant shall be responsible for janitorial and maintenance fees for the Premises only.

Option B: Tenant shall be responsible for property management and janitorial fees.

Utilities:

Option A: Landlord shall pay for [List of Utilities] utilities.

Option B: Tenant shall pay for [List of Utilities] utilities.

Common Area Maintenance (CAM): Tenant's proportionate share of CAM charges shall be [Percentage]%.

7. Alterations and Improvements

Tenant shall not make any alterations, improvements, or additions to the Premises without the prior written consent of Landlord.

Approval Process: Tenant shall submit architectural plans to Landlord for approval. Landlord shall have [Number] days to review the plans.

Restoration:

Option A: Tenant shall restore the Premises to its original condition at the expiration or termination of this Lease.

Option B: Tenant shall have the right to remove all tenant-installed fixtures at the expiration or termination of this Lease.

8. Repair and Maintenance

Landlord Responsibilities: Landlord shall be responsible for the repair and maintenance of the structure, roof, building systems, exterior, and common areas.

Tenant Responsibilities: Tenant shall be responsible for the repair and maintenance of the leased Premises, office equipment, and special installations.

Reporting Damage: Tenant shall promptly report any damage or hazards to Landlord.

9. Insurance

Tenant shall maintain commercial general liability insurance with minimum limits of [Dollar Amount], personal property insurance, and business interruption insurance. Landlord shall be named as an additional insured on Tenant's insurance policy.

Landlord shall maintain insurance on the building.

10. Compliance with Codes and Regulations

Tenant shall comply with the Pennsylvania Uniform Construction Code, emergency evacuation procedures, and fire safety procedures.

11. Indemnification

Tenant shall indemnify and hold Landlord harmless from any and all claims, damages, liabilities, and expenses arising out of Tenant's use of the Premises.

12. Default

If Tenant fails to pay rent or otherwise breaches this Lease, Landlord shall have the right to re-enter the Premises and terminate this Lease in accordance with Pennsylvania law.

13. Move-In/Move-Out

Landlord and Tenant shall conduct a move-in inspection and prepare a condition report.

Upon termination of this Lease, Tenant shall vacate the Premises and leave it in broom-clean condition. Landlord shall return the security deposit within [Number] days of the termination date, less any deductions for damages or unpaid rent, in accordance with Pennsylvania’s security deposit statutes.

14. Signage

Tenant shall have the right to install signage on the interior and exterior of the Premises, subject to Landlord's approval and compliance with local sign ordinances.

15. Accessibility

Tenant shall comply with the Americans with Disabilities Act (ADA) and the Pennsylvania Human Relations Act.

16. Dispute Resolution

Any dispute arising out of or relating to this Lease shall be resolved through negotiation, mediation, and, if necessary, litigation in the courts of the Commonwealth of Pennsylvania. Pennsylvania law shall govern this Lease.

17. Notices

All notices shall be in writing and delivered by certified mail or personal delivery to the addresses set forth above.

18. Access

Landlord shall have the right to access the Premises for inspection or emergency purposes, with reasonable advance notice to Tenant, as required by Pennsylvania law.

19. Force Majeure

Neither party shall be liable for any delay or failure to perform its obligations under this Lease due to force majeure events.

20. Subordination

This Lease shall be subordinate to any mortgages or deeds of trust encumbering the property.

21. Estoppel Certificate

Tenant shall execute and deliver an estoppel certificate upon Landlord's request.

22. Confidentiality

Landlord shall maintain the confidentiality of Tenant's records.

23. Entire Agreement

This Lease constitutes the entire agreement between the parties and supersedes all prior negotiations, representations, and agreements.

24. Severability

If any provision of this Lease is held to be invalid or unenforceable, the remaining provisions shall remain in full force and effect.

25. Lead Paint Disclosure

[If applicable, include required lead paint disclosure for pre-1978 buildings.]

26. Building Rules and Regulations

Tenant shall adhere to the building rules and regulations attached hereto as Exhibit B and any future amendments provided by Landlord.

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]