Sample retail lease

of 45
[LANDLORD]
LEASE AGREEMENT
BETWEEN
(“LANDLORD”)
(“TENANT”)

of 45
LEASE AGREEMENT
THIS LEASE is made on June , 2016 betweenOXFORDTOWNECENTER,LLC, a Connecticutlimited
liabilitycompanywithitsprincipal placeof business at30D ProgressAvenue,Seymour,Connecticut
06483 (the "Landlord"),andChenTiancai Nail Salon,a[CORPORATEJURISDICTION]corporationwithits
principal place of businessat[TENANTADDRESS] (the "Tenant").
The partiesheretoagree asfollows:
SECTION 1. Grant of Lease.The Landlordherebyleasestothe Tenant,andthe Tenantherebyleases
fromthe Landlord,the Premises(definedbelow) onthe termsof thisLease,togetherwiththe non-
exclusiverighttouse incommonwithothersthe CommonAreas(definedbelow) tothe extentexpressly
setforth herein.
1.1. Premises::Approximatelyone thousandfourhundredninety-six ( 1,496) rentable square feet
locatedonthe firstfloorinthe Buildingasshownonthe site planattachedheretoas ExhibitA (“Site
Plan”),andas more particularlydescribedasshownonthatcertainLease Outline Drawingattached
heretoasExhibitA-1. The measurementof rentablesquare feetassetforthinthe precedingsentence
isherebydeemedconclusiveandbindingonLandlordandTenant.
1.2. PremisesAddress:Locationtobe determinedinRetail Basnotedon ExhibitA.
1.3. Building:meansthe one storybuildingintendedtobe constructedasshownon the Site Plan,of
whichthe Premisesisapart.
1.4. Base Rent:
Initial Term Annual Rate
Per RSF
Annual
Base Rent
Monthly
Base Rent
Lease Year 1
Lease Year 2
Lease Year 3
Lease Year 4
Lease Year 5
Renewal Term Annual Rate
Per RSF
Annual
Base Rent
Monthly
Base Rent
Lease Year 6

of 45
Lease Year 7
Lease Year 8
Lease Year 9
Lease Year 10
1.5. SecurityDeposit:$14,211.96
1.6. EstimatedStart Date: Augusr31, 2016.
1.7. Brokers: HaynesReal Estate Services and Robert Berke,Cambridge Group, 2614 Boston Post Road,
Guilford, CT 06437.
SECTION 2. Definitions. The followingdefinitionsapply:
2.1. "BusinessDay" meansa day otherthan a Saturday,a Sunday,or any otherdayon whichthe
principal bankslocatedinNewYork,New Yorkare notopenfor business.
2.2. “Center” shall initiallymean the Buildingandall otherbuilding(s) andCommonAreas(asdefined
below),if any,shownonthe Site Plan. Landlordreservesthe right,atany time,toincrease,reduce or
change the number,size,height,locationand/orlayoutof the Center,andanyland,building,walksand
otherimprovementsandfacilitiesincidental thereto.
2.3. “CommonAreas” meansthose areasdesignatedbythe Landlordforthe commonor jointuse and
benefitof commercial tenants,theiremployees,agentsandinvitees,andall othernon-leasableareasof
the Center.Tenantshall notuse the CommonAreasforany purpose otherthaningresstoor egressfrom
the Premises,nor,withoutlimitingthe generalityof the foregoing,shall Tenantplace orconductany
advertising, marketing,promotion,distributionof samples,orstorage of goods,materialsortrashin, on,
or about suchareas.
2.4. "CommonArea Maintenance Expenses" meansall expensespaidorincurredbyLandlordfor
maintaining,operating,managing,insuring,securing,cleaningandrepairingthe CommonAreas,
including,withoutlimitation, all streets,parkingareas,landscaping,includingcostsof obtainingservices
and productsfor maintaining,operatingandrepairingsuchCommonAreasandthe personal property
usedinconjunctiontherewith,servicesof independentcontractorscompensation,including
employmenttaxesandfringe benefits,of all personswhoperformdutiesinconnectionwiththe
maintenance of CommonAreas,seasonaldecorations,activitiesandevents, costsincurredunderthe
REA (asdefinedbelow) andacharge for administrativecostsequal tofifteenpercent(15%) of the cost

of 45
of all of the foregoing. The costof capital improvementsshall be amortizedbyLandlordoverthe useful
life of the capital improvementasreasonablydeterminedbyLandlord.
2.5. "Governmental Authority"means(a) the governmentof the UnitedStatesoranyothernation,or
any of its or theirgeographical orpolitical unitsorsubdivisions;and(b) anybody,agency,tribunal,
arbitrator,court, authority,orotherentitythatexercisesexecutive,legislative,judicial,taxing,
regulatory,oradministrativepowersorfunctionsof,orrelatingto,government.
2.86 “Guarantors” means individuallyandpersonally,jointlyandseverally.
2.17 “Initial Tenant Alterations” meansthose Alterations(ashereinafterdefined) tobe performedby
Tenantin preparationforTenant’sinitial occupancyof the Premisespursuanttothe termsand
conditionssetforthinTenant’sWorkletter(attached heretoasExhibitD).
2.8. "InsuredLoss" meansany damage or destructioncausedbyaneventthatis requiredtobe covered
by the Landlord'sor the Tenant'sinsurance.
2.9. “LandlordRelated Parties” shall meanLandlord,eachMortgagee,Landlord’smanagingagentand
each of theirrespective trustees,members,principals,beneficiaries,partners,shareholders,officers,
directors,employeesandagents.
2.10. "Law" means(a) anylaw(includingthe commonlaw),statute,by-law,rule,regulation,order,
ordinance,treaty,decree,judgment;and(b) anyofficial directive,protocol,code,guideline,notice,
approval,order,policy,orotherrequirementof anyGovernmentalAuthority,havingthe force of law.
2.11. “Lease Year” meansthe twelve (12) monthperiod commencingonthe RentCommencementDate
and eachtwelve (12) monthperiodthereafter,provided,however,thatif the Rent Commencement
Date occurs ona dayother thanthe firstday of a calendarmonth,the firstLease Yearshall include the
periodfromthe RentCommencementDate until the lastdayof the twelfth(12th) full calendarmonth
thereafter.
2.12. "Notice"meansany notice,request,direction,orotherdocumentthata party can or must make
or give underthisLease,itbeingagreedthatall suchNoticesshall be inwriting.
2.13. "Person"includes(a) anycorporation,company,limitedliabilitycompany,partnership,
Governmental Authority,jointventure,fund,trust,association,syndicate,organization,orotherentity
or group of persons,whetherincorporatedornot,and(b) any individual.
2.14. "PremisesPartial Damage Event"meansany damage or destructiontothe Premisesortothe
Buildingwhere the costof repairislessthan20% of the fair marketvalue of eitherthe Premisesorthe
Buildingasa whole,asthe case may be,immediatelybefore the damage ordestruction.

of 45
2.15. "PremisesTotal DestructionEvent” is anydamage or destructiontothe Premisesorto the
Buildingwhere the costof repairis20% or more of the fairmarketvalue of eitherthe Premisesorthe
Buildingasa whole,asthe case may be,immediatelybefore the damage ordestruction.
2.16. “Real PropertyTaxes" meansreal andpersonal propertytaxes,assessments,andother
governmental impositionsandchargesof every kindandnature,now or hereafterimposedonthe
Center,includingwithoutlimitation,taxesandassessmentsleviedinsubstitutionorsupplementationin
whole orinpart of any suchtaxesand assessments,costsandfeesincurredinconnectionwithseeking
reductionsinanytax liabilities.
2.17. "Rent" meansall Base Rentand all Additional RentalPayments.
2.18. “Rent CommencementDate” meansthe earlierof (a) sixty (60) days after the Start Date,and (b)
Tenantopeningforbusinessinthe Premises.
2.19. “RequiredOpeningDate” meansninety (90) days fromthe Start Date.
2.20. “Tenant’sPro Rata Share” meansthe percentage the rentable square feetof the Premisesbears
to the total rentable square feetof the Center.If duringthe Term, the rentable square footage of the
Premisesorthe rentable square footage of the Centershallincrease ordecrease,Tenant’sProRata
Share shall be equitablyadjustedinaccordance withsuchincrease ordecrease.Inthe case of calculating
Tenant’sProRata Share of Real PropertyTaxes,the denominatorshall notinclude the rentable square
feetthe buildingsinthe Centerwhichare separatelyassessedforTaxeswhere the tenant(s) or
occupantsoccupyingsaidbuilding(s) paythe Real PropertyTaxesthereondirectlytothe applicable
taxingauthority. Inthe case of calculatingTenant’sProRate Share of CommonAreaMaintenance
Expenses,the denominatorshall notinclude the rentable squarefeetof the buildingsinthe Center
where the tenant(s) oroccupant(s) separately maintainsuchpremises.
2.26. “Tenant’sProperty” meansall moveable partitions,businessandtrade fixtures,machineryand
equipment,includingcommunicationsequipmentandofficeequipment,whetherornot attachedto or
builtintothe Premises,which are installedinthe Premisesbyorforthe account of Tenantand can be
removedwithoutstructural damage tothe Premisesorthe Buildingandall furniture,furnishingsand
otherarticlesof moveable propertyownedbyTenantandlocatedinthe Premises, exceptall items
whichLandlordownsbyvirtue of paymentor otheragreement.
2.27. “Tenant RelatedParties” shall meanTenantandits respective trustees,members,principals,
beneficiaries,partners,shareholders,officers,directors,employees,agents, transferees,contractors
subtenantsand/orlicensees,andall otheroccupantsof all or any of the Premises

of 45
2.28. "Term" meansthe initial termidentifiedinSection 13.1 (InitialTerm),asextendedbyanyrenewal
terms,as describedinSection 13.2 (RenewalTerms).
SECTION 3. Use of Premises.
3.1. PermittedUse.The Tenantshall use the Premisesonlyforthe operationof afirstclassretail store
selling nailsalon services ndincidental thereto,otherproductstypicallysoldinsubstantiallyall of
Tenant’sotherlocations,andnotfor anyotherpurpose. Tenantagreestoprovide Landlordwithacopy
of any inspection report and/or certificate issuedbythe Town of Oxford, State of Connecticut and/or any
other authority pursuant to Connecticut General Statutes Sec. 19a-231 ("Inspection Report") priorto
opening, and, duringthe entire Termof thisLease,keep the Premises in a sanitary condition in
compliance with Connecticut General Statutes Sec. 19a-231 and all other applicable statutes,rules and
regulations issued by the State of Connecticut and any other authority regarding the operation of a nail
salon on the Premises. Notwithstandinganythingtothe contraryinthisLease,Landlordmakesno
representationorwarrantyto Tenantthat the PermittedUse inthe Premisesispermittedbyapplicable
Laws.
3.2. ProhibitedUses.NotwithstandinganythingcontainedinthisLease tothe contrary,Tenant agrees
not to use all or any part of the Premisesinviolationof anyprohibitedandexclusive use rightsgranted
to any tenantinthe Centerandcontainedinany lease existingpriortothe date of thisLease,a copyof
saidexclusivesandprohibitedusesare attachedheretoandmade apart hereof as ExhibitF.
SECTION 4. Approvals,Possessionand QuietEnjoyment.
4.1. DeliveryofPossession.The Landlordshall deliverpossessionof the Premisesonthe EstimatedStart
Date.
4.2. Failure to DeliverPossession.If the Landlordisunable todeliverpossessionof the Premisesonthe
EstimatedStartDate,(a) the Landlordwill notbe liable foranyresultingdamagesthatthe Tenantmay
suffer,(b) thisLease will notbe voidorvoidable ,and(c) the Tenantwill notbe liable foranyBase Rent
until the State Date.
4.4. Definitionof"Start Date." Inthisagreement,"StartDate" meansthe daythat the Landlorddelivers
the PremisestoTenantwithLandlord’sWork(assetforth inLandlord’sWorkLetterattachedhere as
Exhibit ) substantiallycomplete.
4.5. As-IsCondition. Tenantshall acceptthe Premisesin its“asis”conditiononthe Start Date,subject
onlyto Landlord’scompletionof anyPunchlistItems(asdefinedinExhibit C attachedhereto). By
takingpossessionof the Premisesforanyreason,TenantagreesthatLandlordhasfullyandsatisfactorily
completedLandlord’sWork,subjectonlytoLandlord’scompletionof anyPunchlistItems.

of 45
4.6. Landlord Approvals. Notwithstandinganythingtothe contrarycontainedinthisLease,Landlord
shall be solelyresponsibleforobtainingall necessarybuilding,zoningandotherrelatedpermitsand
approvalsrequiredbygovernmentalauthoritiessolelyforthe constructionof the Landlord’sWorkupon
the Premises,includingbutnotlimitedtosite planapproval forthe Premisesinmaterial accordance
withthe site planattachedheretoasExhibitA (collectively,the “Approvals”) butspecificallyexcluding
the TenantApprovals(asdefinedbelow). Tenant,,at no cost,expense orliabilitytoTenant,hereby
agreesto cooperate withLandlord’seffortstoobtain the Approvals.If Landlordfailstoobtainthe
Approvalsonor before the date whichisone (1) year fromthe date of thisLease,LandlordandTenant
shall eachhave the right to terminate thisLease onthirty(30) daysprior writtennotice tothe other
givenatany time priorto the date Landlordactuallyobtainsthe Approvalsinwhichevent,thisLease
shall be deemednull andvoidandof nofurtherforce and effect,andthe SecurityDepositshallbe
returnedtoTenant. In orderfor Landlordto have obtainedthe Approvals,the Approvalsshall notbe
subjecttoany furtherappeal.
4.7. Tenant Approvals. Tenant,at itssole cost and expense,agreestopromptlyapplyforanddiligently
and continuouslypursueandmaintainall approvalsrequiredforthe operationinthe Premisesof the
PermittedUse,includingbutnotlimitedtoall buildingpermitsforthe constructionof the Tenant’s
Initial Alterations(“TenantApprovals”). Tenantshall use itsbesteffortstoobtainthe TenantApprovals
as soonas possible afterthe date of thisLease. Landlord,atno cost, expenseorliabilitytoLandlord,
shall cooperate withTenant,uponTenant'srequest,inobtainingthe TenantApprovals.
4.8. Tenant may peacefully have, hold and enjoy the Premises, without any interruption or
disturbance from Landlord, subject to the terms of this Lease, provided Tenant pays the Rent and
fully performs all of its covenants and agreements. This covenant shall be binding upon Landlord
and its successors only during its or their respective periods of ownership of the Premises.
SECTION 5. Landlord'sMaintenance.
5.1. Repairs.Landlordshall,atits expense,onlybe requiredtoperformall replacementsandrepairs
necessarytomaintainthe structural elementsof the Premises,including the floorslabbutonlyif such
floorslabhas beeninstalledbyLandlordandall sanitary,stormsewer,mechanical (excludingHVAC),
electrical,plumbingandfire/lifesafetysystemsservingthe Buildingingeneral (excludinganysuch
systemsexclusively servingthe Premises),totheirpointof entryintoandexitfromthe Premises,in
workingorder. Notwithstandinganythingtothe contrarycontainedinthisSection5.1,Landlordshall
not be requiredtomake anyrepairsoccasionedbythe acts, commissionsand/ornegligence of the
Tenant,itsagents,employees,licenseesorcontractors.

of 45
5.2. Advance Notice of Work. Landlordshall give Tenant48 hours' advance Notice of the scope and
necessityof anyworkto be performedpursuanttoSection5.1.In an emergency,however,the Landlord
may,withoutadvance Notice tothe Tenant,undertake anytemporarycorrective actionthatis
necessarytoabate the emergencyuntil e Landlordcangive the requiredNotice to Tenantof the
"permanent"corrective actiontobe undertaken.
5.3. Partial Destruction- InsuredLoss. If a PremisesPartial Damage Eventthatisan InsuredLossoccurs,
the Landlordshall cause the repairof the damage (butnot includingthe Tenant'spersonalproperty)as
soonas reasonablypossible andthisLease will continue ineffect,providedthatnotwithstandingthe
foregoing,Landlord,bynotice toTenantwithinninety(90) daysafterthe date of the PremisesPartial
Damage,shall have the rightto terminate thisLease if: (1) there islessthantwo (2) years of the Term
remainingonthe date of the Casualty;(2) anyMortgagee requiresthatthe insurance proceedsbe
appliedtothe paymentof anymortgage debt;or (3) pursuantto Law any portionof the Buildingisnot
to be restored.
5.4. Partial Destruction- UninsuredLoss.If a PremisesPartial Damage Eventthatisnotan InsuredLoss
occurs, unlesscausedbyanact of negligence orwillfulmisconductof the Tenant,itsagents,employees,
licenseesorcontractors(inwhichcase the Tenantshall make the repairsat itsownexpense),the
Landlordmay either(a) repairthe damage assoonas reasonablypossibleatitsownexpense,inwhich
case thisLease will continueineffect,or(b) terminate thisLease bygivingNotice tothe Tenantwithin
forty-five[45] BusinessDaysafterthe Landlordacquiresactual knowledge of thatsuchdamage isnot an
InsuredLoss.
5.5. Landlord shall have no obligation to restore any of the items, property or improvements
required to be insured by Tenant pursuant to this Lease, all of which Tenant shall promptly repair,
replace and restore following Landlord’s completion of Landlord’s restoration obligations (if any) under
this Section 5.. In no event shall Landlord be required to spend more for the restoration than the
proceeds received by Landlord, whether insurance proceeds, proceeds from Tenant or otherwise.
5.6 Abatement. Landlord shall not be liable for any inconvenience to Tenant, or injury to
Tenant’s business resulting in any way from the Casual or the repair thereof. Provided that Tenant is not
in default and the damage was not caused by the negligence or intentional misconduct of any Tenant
Related Parties, during any period of time that all or a material portion of the Premises is rendered
untenantable as a result of a Premises Partial Damage Event or Premises Total Destruction Event, the
Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant from the
date of the casualty to the date Landlord completes its restoration obligations under this Section 5, if
any.
SECTION 6. Tenant'sMaintenance.

of 45
6.1. Maintainthe Premises.Exceptforthe repairsandmaintenance thatLandlordisobligatedtomake,
Tenant,at Tenant'ssole expense,shall promptlyperformall maintenance and make all repairsand
replacementsinandtothe Premisesandanyotherareasadjacentto the front andrear of the Premises
designatedforTenant’sexclusiveuse asare necessaryor desirable tokeepthe Premisesandsuch
adjacentareasin firstclassconditionandrepair,ina clean,safe andtenantable condition,and
otherwise inaccordance withall Lawsandthe requirementsof thisLease. Tenant’srepairand
maintenance obligationsinclude,withoutlimitation,repairsto:(a) floorcovering;(b) interiorpartitions;
(c) doors,includingthe Premises’storefront(interiorandexterior);(d) the interiorside of demising
walls;(e) electronic,fiber,phoneanddatacabling,wiringandrelatedequipmentthatisinstalledbyor
for the exclusivebenefitof Tenant(collectively,“Cable”);(f) all systemsandequipmentexclusively
servingthe Premises(regardlessof whetherthe same isinthe Premisesorelsewhere inthe Center,such
as on the roof of the Building) including,withoutlimitation,special tenant equipment(suchasany
special fire protectionequipment,telecommunicationsandcomputerequipment,kitchenequipment,
heating,ventilationair-conditioningequipmentexclusivelyservingthe Premisesandall otherfurniture,
furnishingsandequipmentof Tenant),andall Tenantsignage;and(g) the sidewalksinfrontof andall
entrywaysinandto the Premises,and (i) the floorslabbutonlyif suchfloorslabhas beeninstalledby
Tenant
6.2. HVAC. Tenantshall alsoenterintoandkeepinfull force andeffectduringthe Term, at Tenant's
sole expense,amaintenance contractonthe heating,ventilatingandairconditioningunitservingthe
Premises,withroutine quarterlyinspectionsandservicingasrecommendedbythe HVACmanufacturer.
Such contract shall be witha contractor licensedtodobusinessinConnecticutandapprovedby
Landlord,andshall coverall parts and labor.
6.3 Fire Protection. Tenant,at itsexpense,shallinstall andmaintainfire extinguishersandotherfire
protectiondevicesasmaybe requiredfromtime totime byanyagencyhavingjurisdictionthereof
and/orthe underwritersinsuringthe Projectoranyportionthereof.
6.4. Failure to Make Repairs. If Tenant failstomake any repairstothe Premisesformore than fifteen
(15) days afterNotice fromLandlord(althoughnotice shall notbe requiredinanemergency),Landlord
may make the repairs,andTenantshall paythe cost of the repairs,togetherwithanadministrative
charge inan amountequal to tenpercent(10%) of the cost of the repairsto Landlord.
6.5. Notice of Maintenance Needs.The Tenantshall promptlygiveNotice tothe Landlordanydefective
conditionknowntothe Tenantthat the Landlordisrequiredtorepairwithinseven(7) daysof
knowledge of suchcondition.
SECTION 7. Alterationsand Improvements.

of 45
7.1. Landlord'sPrior Consent.The Tenantshall not make anyalterations,additions,orimprovementsto
the Premises(collectively.“Alterations”or“TenantChanges”) withoutthe Landlord'spriorwritten
consent. The Initial TenantAlterationsshall be performedinaccordance withthe TenantWorkLetter
attachedhere as Exhibit D. Priorto startingany Alterations,including,withoutlimitation,the Initial
TenantAlterations,Tenantshallfurnish Landlord,foritspriorwrittenapproval,withplansand
specifications;namesof sub-contractorsreasonablyacceptable toLandlord;requiredpermitsand
approvals;evidence of contractor’sandsubcontractor’sinsurance (includingworkers’compensation
insurance) inamountsreasonablyrequiredbyLandlordandnamingLandlordasan additional insured;
and anysecurityforperformance inamountsreasonablyrequiredbyLandlord.Notwithstanding
anythingtothe contrarycontainedinthisArticle 7,Tenantshall be permittedtomake anyalterationsto
the interiornonstructural portionsof the PremiseswhichdonotexceedTenThousandDollars($10,000)
inthe aggregate withoutthe priorwrittenconsentof Landlord.
7.2. Mannerof Construction.The Tenantshall ensure thatall alterations,additions,orimprovements
made on itsbehalf will be done inagoodand workmanlike manner,incompliance withall Laws.
7.3. Title to Improvements.All additions,alterations,andimprovementsthatthe Tenantmakesto the
Premisesbecomethe Landlord'sproperty.
SECTION 8. Signage.
8.1 Approval and Permission. The Tenant shall submittothe Landlord,foritsprior writtenapproval,all
signs,decorations,andadvertisingmediathatthe Tenantproposestoerecton the Premises,which
regardlessof Landlord’sconsentthereto,mustcomplywithall applicableLaws.
8.2 Exterior Store Signage. Tenant,at Tenant’ssole expense,shall erectandmaintainanexteriorsign
on the frontof the Premisesinaccordance withplansandspecificationsapprovedinwritingby
Landlord.All initial signage requestsandplansshall be deliveredtoLandlordnotlaterthan the thirtieth
(30th) dayafter the date of thisLease,andall initial signage whichhasbeenapprovedbyLandlordand
for whichall necessarypermitsandlicenseshave beenobtainedforthe same shall be installednotlater
than RequiredOpeningDate.AfterobtainingLandlordapproval,Tenant,atitssole expense,shall be
responsible forobtainingall requiredpermitsandlicensesforTenant’ssignage priortoinstallationand
shall promptlydelivercopiesof suchpermitsandlicensestoLandlord. If any local governmental
authorityhavingjurisdictionoverTenant’ssignage requestsandplansrequire changestothe same,all
such changes(andany otherchangesrequestedbyTenanttothe same) shall be subjecttothe prior
writtenapproval of Landlordbefore Tenantre-submitsanysuchchangesto suchlocal governmental
authorityhavingjurisdictionoversuchsignage requestsand plans. If Tenantshall atany time desire
changesto any installedsignage atthe Premisesorshall atany time desire toaddany new signage to
the Premises,all provisionsof thisSection8shall apply.

of 45
SECTION 9. Surrenderof Premises.
9.1. Surrender.Upon the terminationorexpirationof thisLease,the Tenantshall (a) surrenderthe
Premisestothe Landlordbroom-cleanandingoodorderandcondition,ordinarywearandtearand
casualtydamage excepted,(b) surrenderall keystothe Premisestothe Landlord,(c) remove all of its
propertyandrepairall damage resultingfromthe removal,and(d) restorethe Premisestothe condition
existingasof the Start Date.
9.2. Tenant'sProperty.Any itemsthatthe Tenanthas not removedfromthe Premisesaspermittedor
requiredunderthisLease willbe deemedtobe abandoned.The Landlordmayremove,store,and
dispose of these itemsatthe Tenant'sexpense.The Tenantwaivesall claimsagainstthe Landlord
resultingfromits retentionanddisposal of anysuch items.
9.3. Acceptance of Surrender.Noact of the Landlord'swill be deemedanacceptance of a surrenderof
the Premises,andnoagreementtoaccepta surrenderof the Premiseswillbe valid,unlessmade in
writingandsignedbythe Landlord.
SECTION 10. Security Deposit.
10.1. Payment.The Tenantshall paythe SecurityDeposittothe Landlordon or before the signature of
thisLease.The SecurityDepositwillbe heldbyLandlordwithoutliabilityforinterest(unlessrequiredby
Law) as securityforthe performance of Tenant’sobligations. The SecurityDepositisnotan advance
paymentof Rentor a measure of damages.
10.2. Applicationof Depositagainst Expenses/UnpaidRent.The Landlordmay applyas muchof the
SecurityDepositasnecessarytosatisfy pastdue Rentor againstany expensesthatitincursinexercising
itsright to remedyanyDefaultbythe Tenantof any of its obligationsunderthisLease.
10.3. Additional Deposits.If the Landlordappliesanyof the SecurityDeposittoremedyanybreachby
the Tenantor payany resultingexpenses,the Tenantshall,ondemand,depositthe same amountwith
the Landlordso that the Landlordwill have the full SecurityDepositamountonhandat all times.
10.4. Return of SecurityDeposit.Landlordshall returnany unappliedportionof the SecurityDepositto
Tenantwithinforty-five(45) daysafterthe laterto occur of:(a) determinationof the final Rentdue from
Tenant;(b) the expirationdate of thisLease,and(c) the date Tenantsurrendersthe Premises to
Landlordincompliance withthisLease.Landlordmayassignthe SecurityDeposittoa successoror
transferee and,followingthe assignment,Landlordshall have nofurtherliabilityforthe returnof the
SecurityDeposit.Landlordshall notbe required tokeepthe SecurityDepositseparate fromitsother
accounts.
SECTION 11. Rent.

of 45
11.1. Base Rent. Tenantshall payLandlord,withoutanysetoff ordeduction,counterclaimorprevious
demand,unlessexpresslysetforthinthisLease,all Rent. All Rentshall commence onthe Rent
CommencementDate. Unlessotherwise specifiedhereintothe contrary,all otheritemsof Rentshall be
due and payable byTenantonor before ten(10) daysafter billingbyLandlord. Landlord’sacceptance of
lessthanthe correct amountof Rentshall be consideredapaymentonaccount of the earliestRentdue
and in no way constitutesawaiverof Landlord’srighttopursue anyremedyat law,inequityorunder
thisLease or waiverof Landlord’srighttofees,interestand/orcostsassetforthin thisLease..No
endorsementorstatementona checkor letteraccompanyingpaymentshall be consideredanaccord
and satisfaction. Tenant’scovenanttopayRentis independentof everyothercovenantinthisLease.
11.2. Proration. If any Rentpaymentdate fallsona day of the monthotherthan the firstday of that
monthor if any paymentof Rentis fora periodwhichisshorterthanone month,the Rentfor that
fractional monthwill accrue ona dailybasisforthe periodfromthe date the paymentisdue to the end
of thatcalendarmonthor to the endof the Term, as the case maybe,at a rate perday equal to1/365th
of the applicable annual Rent.Allotherpaymentsoradjustmentsrequiredtobe made underthisLease
that requiresprorationonatime basiswill be proratedonthe same basis.
11.3. Payment.Base Rentand recurringmonthlychargesof AdditionalRent( asestimatedbyLandlord
inaccordance withthe termsof thisLease) shall be due andpayable inadvance onthe first(1st
) day of
each calendarmonthwithoutnotice ordemand,providedthatthe installmentof Base Rentforthe first
(1st
) full calendarmonthof the Term shall be payable uponthe executionof thisLease byTenant. The
Tenantshall paythe Base Rentand any AdditionalRental Paymentsatthe Landlord'saddresssetoutat
the top of this Lease or suchotheraddressas Landlordshall notifyTenantinwriting..
11.5. Payment Netof Taxes.All paymentsowedbythe Tenantare exclusive of taxes(e.g.salesanduse
taxesbutexcludingLandlord’sincome taxes).The Tenantshall pay,andLandlordshall collectandremit,
any taxespayable.
11.6. Late Payments.Any amountnotpaid whendue will bearinterestfromthe due date until paidata
rate equal to1.5% per month (18% annually) orthe maximumallowedbylaw,whicheverisless.Tenant
shall payLandlordan administrationfeeequal tofive percent(5%) of all pastdue Rent,providedthat
Tenantshall be entitledtoagrace periodof five (5) daysfor the firsttwo(2) late paymentsof Rentina
calendaryear.
SECTION 12. Additional Rent.
12.1 Definitionof"Additional Rental Payments." Inthisagreement,"Additional Rental Payments"
meansall amountsand chargesotherthan Base Rentthat the Tenantowesto the Landlordunderthis

of 45
Lease and are an amount equal toTenant'sPro Rata Share of Real PropertyTaxes,OperatingExpenses,
and CommonAreaMaintenance ExpensespayablebyLandlordforthe BuildingandCenterinanyfull or
12.2 Estimates.Landlordmay reasonablyestimate inadvance the amountsTenantshall owe for
Additional Rentforanyfull orpartial calendaryearof the Lease Term.Tenantshall paysuch estimated
amountsof Additional Rent,onamonthlybasis,onor before the firstdayof each such calendarmonth.
Such estimate maybe reasonablyadjustedfromtime totime byLandlord.Landlordestimatesthe
Additional Rentforthe calendaryear2016 is approximately$5.00 per Rentable Square Footof the
Premises,itbeingagreedthatsuchestimate shall innowaybe bindingonLandlord.
12.3 Statements.Assoonas reasonablypractical afterthe endof each calendaryear,Landlordshall
provide astatement(the "Statement") toTenantshowing:(a) the amountof actual Additional Rentfor
such calendaryear,witha listingof amountsformajorcategoriesof Real PropertyTaxes,andCommon
AreaMaintenance Expenses,(b) anyamountpaidbyTenanttowardsuch Additional Rentduringsuch
calendaryearon an estimatedbasis;and(c) a revisedestimate of Tenant'sobligationsforAdditional
Rentfor the currentcalendaryear.
12.4 Additional Payments.If the StatementshowsthatTenant'sestimatedpaymentswere lessthan
Tenant'sactual obligationforAdditionalRentforsuchyear,Tenantshall paythe difference.If the
Statementshowsanincrease inTenant'sestimatedpaymentsforthe currentcalendaryear,Tenantshall
pay the difference betweenthe newandformerestimates,forthe periodfromJanuary1of the current
calendaryearthroughthe monthinwhichthe Statementissent.Tenantshall make suchpayments
withinthirty(30) daysafter Landlordsendsthe Statement.
SECTION 13. Lease Term.
13.1. Initial Term. The initial termof thisLease will be for five (5) years startingonthe Start Date,unless
earlierterminatedbyeitherpartyinaccordance withthisLease.
13.2. Renewal Terms. As long as Tenant is in compliance with all terms, conditions and obligations
under this Lease, the Tenant may renew for additional five year period if: (i) Landlord receives notice of
exercise ("Extension Notice") of each Renewal Term not less than six (6) full calendar months prior to the
expiration of the initial Term or fist Renewal Term, as applicable; (ii) Tenantis notin Defaultunderthe Lease
at the time that Tenant delivers its Extension Notice or at the time the applicable Renewal Term commences;
and (iii) Tenant is open continuously for business for the Permitted Use, fully fixtured, staffed and
stockedat the time that TenantdeliversitsExtensionNotice andon the commencement date of the applicable
Renewal Term, as well as at all times between the date Tenant delivers the Extension Notice and the
commencement date of the applicable Renewal Term. Except for the Base Rent, which shall be increased in
accordance withthe termsof Section1.6 above,the terms,covenantsandconditionsof thisLease shall apply to

of 45
each Renewal Term with the same force and effect, provided that this Section, as same pertains to the
applicable Renewal Term, as exercised, shall no longer be part of this Lease,
13.3. Effect of HoldingOver. If Tenantfailsto surrenderall orany part of the Premisesatthe expiration
or earlierterminationof thisLease,occupancyof the Premisesaftersuchexpirationorearlier
termination shall be thatof a tenancyat sufferance. Tenant’soccupancyshall be subjecttoall the terms
and provisionsof thisLease,exceptthatTenantshall payduringsuchholdoverona permonthbasis
(withoutreductionforpartial monthsduringthe holdover) Base RentandAdditionalRentequal toone
hundredfiftypercent150%) of the Base Rentand AdditionalRentpayable underthisLease forthe last
full monthpriorto the date of suchexpirationorearliertermination,. NoholdoverbyTenantor
paymentby Tenantafterthe expirationorearlierterminationof thisLease shall be construedtoextend
the Term or preventLandlordfromimmediate recoveryof possessionof the Premisesbysummary
proceedingsorotherwise.
SECTION 14. Performance.
14.1 Time is of the Essence. Time is of the essence withregardtoall of Tenant’sobligationsunderthis
Lease.
SECTION 15. Financial Statements.
15.1. Copiesof Financial Statements.Atthe Landlord'srequest,the Tenant(andanyGuarantor of
Tenant’sobligationsunderthisLease) shall,atitsownexpense,provide tothe Landlordanaudited
profit-and-lossstatementandbalance sheetwithinsixty(60) daysof the endof each fiscal year.
15.2. Records Retention.The Tenantshall retainitsfinancial statementsforat leastseven(7) years
followingagivenreportingperiod.
15.3. ConfidentialityofFinancial Information.The Landlordshall keepconfidential all financial
informationthatthe Tenantprovidestoit,exceptasmaybe requiredtoexerciseitsrightsunder this
Lease.
SECTION 16. Insurance.
16.1. Tenant Insurance
(a)Insurance tobe Carriedat All Times. Atall timesduringthe Term, Tenant,at itssole costand
expense,shall carryor cause to be carriedpoliciesof insurance assetforthbelow:

of 45
(i)Commercial GeneralLiabilityInsurance (I.S.O.2001 Form or equivalent) approvedbyLandlordin
Tenant’sname witha combinedsinglelimitof liabilityof atleast$1,000,000 foreach occurrence and
$2,000,000 inthe general aggregate limit,forinjuriestopersons(includingdeath) anddamage to
property. Thiscoverage shall containanexceptiontoanypollutionexclusionwhichinsuresdamage or
injuryarisingoutof heat,smoke or fumesfroma hostile fire. Suchpolicyshall be writtenonan
occurrence form,and shall include:
(1) Coverage forcontractual and assumedliabilitybyTenantunderthisLease (includingTenant’s
indemnificationobligationsunderthisLease);
(2) Personal andAdvertisingInjuryCoverage;
(3) ProductsCompletedOperationsCoverage withanaggregate limitof atleast$2,000,000;
(4) IndependentContractorsCoverage;
(5) Coverage forclaimsforbodilyinjuryassertedbyanemployee of anadditional insuredandany
EmployerLiabilityExclusionwhichmayotherwise operate toexclude suchcoverage shall be voidedin
thisrespect;
(6) Additional InsuredEndorsement(I.S.O.FormCG 2010 versionorequivalentadditionalinsured
endorsementapprovedbyLandlord) namingthe LandlordRelatedParties;
(7) Fire legal liabilityfordamage tothe Premisescausedbyanyactor omissionof Tenant,its
agents,employeesorcontractors.
(ii) PropertyInsurance against“all risk”of lossto Tenant’sPropertyinoron the Premisesandall
fixtures,equipment,installations,decorations,improvementsandAlterationsinstalledtherein,andall
contents,signs,plate glassandall of Tenant’sotherpropertyinor onthe Premises,inanamountequal
to one hundred(100%) percentof the replacementvalue of all of the same (asreasonablydetermined
by Landlord),includinganyincrease invalue fromincreasedcosts. Tenantacknowledgesandagrees
that Landlordshall nothave any obligationtocarryinsurance onor be responsible fordamage toanyof
the foregoingitemsrequiredtobe insuredbyTenantpursuanttothissubsectionandTenant,not
Landlord,shall be responsibleforrestorationandreplacementof the same inthe eventof acasualtyor
otherdamage or destruction,notwithstandinganythingtothe contraryin thisLease.
(iii) Workers’Compensation Insurance (includingEmployer’sLiabilityInsurance withalimitof at
least$1,000,000, whichlimitmaybe met bya combinationof primaryandexcessinsurance) meeting
the statutorylimitsof the State of Connecticut.

of 45
(iv) Duringthe performance of any Alterations(including,withoutlimitation,all InitialTenant
Alterations),Tenantshall cause tobe carriedbyits contractor(s) Builder’sRisk/InstallationFloater
Insurance inan “all risk” completedvalueforminanamountequal to the total value of the work to be
performed,includingthe interestsof eachof the LandlordRelatedParties,asthose mayappear. The
insurance shall coveranyand all real andpersonal propertyowned,usedorintendedforuse or
hereaftercreated,installedoracquired,includingwhileinthe course of building,erection,installation
and assembly. The policyshall alsoinclude coverage forthe toolsownedbymechanics,andmachinery,
toolsand equipment,andotherpersonal propertyof anykindowned,rentedorinthe care,custodyand
control of the contractor, andits subcontractors,usedinthe building,erection,assemblyand
installationincludingmaterials,equipment,machineryandsuppliesof anynature whatsoever,usedor
intendedforuse orhereaftercreated,installedoracquiredasapplicable. Suchpolicyshall remainin
force until the constructioniscompletedandaccepted. The policyshall provide that:
(1) any requirementforco-insurance mustbe voided;
(2) inthe eventsuchpolicyhasa deductible,such deductible amountshall notexceed$25,000,
exceptwiththe expresspermissionof Landlord;
(3) such policyistobe writtenwiththe contractoras namedinsured,the LandlordRelatedParties
as additional namedinsured,andLandlordaslosspayee,astheirinterestsmayappear;
(4) such policyshall be endorsedtoprovide that“all premiumconsiderationsare the sole
responsibilityof Tenantoritscontractor”; and
(5) lossesare to be adjustedwithLandlord.
16.2 Additional Insured. LANDLORDAND LANDLORDRELATED PARTIESMUST BE LISTED AS
ADDITIONALINSUREDSON ALL POLICIESOF INSURANCE.
16.3. Additional Requirements. All policiesof insurance shallbe effectuatedandissuedbyreputable
insurerslicensedtodobusinessinthe State of Connecticut,andrated“A-/VII”orbetterbyA.M.Best
CompanyandapprovedbyLandlord. Tenant’spoliciesmustbe endorsedinformacceptabletoinclude
a provisionthatthe policywill notbe canceled,materiallychanged,ornotrenewedwithoutatleast
thirty(30) days priorwrittennotice toLandlord. Exceptasotherwiseprovided herein,policies written on
a “claims-made”basisarenot acceptable. Evidence of eachrenewal orreplacementof apolicyof
insurance shall be deliveredbyTenanttoLandlordat leastfourteen(14) dayspriorto the expirationof
such policy,withtermsandlimitsnolessfavorable thanthe expiringpolicy.Exceptasotherwise
indicatedinthe detailedcoverage paragraphsabove,Tenant’spolicydeductiblesshallnotexceed
$25,000. Tenantshall be responsibleforall claimexpense andlosspaymentswithinthe deductible.
Tenantshall notself-insure. Onor priorto the Start Date,Tenantshall deliverevidenceof all policiesof

of 45
insurance requiredtobe carriedbyTenantpursuantto the termsof thisLease to Landlord. Each policy
of insurance requiredtobe carriedpursuantto the provisionsof thisArticle shallcontainaprovision
that no act or omissionof Tenantor Landlordshall affectorlimitthe obligationof the insurance
companyto pay the amountof anylosssustained(otherthanactsintendedtocause the damage
insuredagainstandexceptinsofarasthe lossiscausedby an uninsurable risk).Tenantshall notcarryany
separate or additional insurance concurrentinformor contributinginthe eventof anylossor damage
withanyinsurance requiredtobe maintainedbyTenantunderthisLease,andall policiesof insurance
procuredby Tenantshall state or be endorsedtoprovide that(i) the coverage affordedunderTenant’s
policiesshall applyona primarybasisandnot on an excessorcontributingbasiswithanyother
insurance policieswhichmaybe availabletoanyLandlordRelatedParty,(b) Tenant’spolicies,primary
and excess,mustbe exhaustedpriortoimplicatinganyLandlordpolicythatmaybe available,and(c) if a
contractor’spolicycontainsanyprovisionthatmayadverselyaffectwhetherTenant’spoliciesare
primaryand mustbe exhaustedbefore implicatinganyavailableLandlordpolicy,Tenant’sandits
contractor’spoliciesshall neverthelessbe primaryandmustbe exhaustedpriortoimplicatingany
Landlordpolicyavailable.
(a) The requiredlimitsof coverage maybe providedinthe formof a primarypolicyora
combinationof primaryandumbrella/excesspolicies. Whenthe minimumcontractamountscanonly
be met byapplyingthe umbrella/excesspolicy,the umbrella/excesspolicymustfollow the formof the
underlyingprimarypolicyandbe extendedto“dropdown”to become primary,onan occurrence basis,
inthe eventprimarylimitsare reducedoraggregate limitsare exhausted.
(b) The insurance requiredtobe carriedbyTenant pursuantto the provisionsof thisSectionmay,at
Tenant’soption,be effectedbyso-called“blanket”,“wrap-up”and/or“master”policiesissuedtoTenant
coveringthe PremisesandotherpropertiesownedorleasedbyTenant,providedsuchpolicies(i)
otherwise complywiththe provisionsof thisLease,and(ii) byendorsement,allocate tothe Premisesthe
specifiedcoverage andlimitsof coverage hereinrequiredfromall insuredsrequiredtobe namedas
insuredshereunder.
(c) Tenantshall notcommitor permitanyviolationof the policiesof insurancecarriedbythe
Landlordcoveringthe Premisesorthe Buildingorthe Projectand/orthe fixtures,equipmentand
propertythereinordoor permitanythingtobe done,or keepor permitanythingtobe kept,inthe
Premises,whichincase of any of the foregoing,wouldresultinterminationand/orlossof coverage.
SECTION 17. Waiverof Subrogation. Landlordand Tenantherebywaive anyandall rightsof recovery,
claims,actionsand causesof actionagainstthe other(andinthe case of Landlord,againstall Tenant
RelatedParties,andinthe case of Tenant,againstall LandlordRelatedParties) foranylossordamage
withrespecttoTenant’sProperty,Alterations,the Center,the Building,the Premisesandanycontents
thereof,includingrights,claims,actionsandcausesof actionbasedonnegligence,whichlossordamage

of 45
is(or wouldhave been,hadthe insurance requiredbythisLease beencarried) coveredbyinsurance.
For the purposesof thiswaiver,anydeductible withrespecttoa party’sinsurance shall be deemed
coveredbyand recoverable bysuchpartyundervalidandcollectable policiesof insurance. Landlord
and Tenantshall procure an appropriate clause in,orendorsementon,anyfire orextendedcoverage
insurance coveringthe Tenant’sProperty,Alterations,the Center,the Building,the Premisesorany
contentsthereof,pursuanttowhichthe insurerwaivessubrogation,orconsentstoa waiverof rightof
recovery.
SECTION 18. UtilitiesandServices.
18.1. Tenant Obligation.The Tenantshall timelypayall chargesforservicesandutilitiesthatituseson
or at the Premises beginningonthe StartDate-j.
18.2. Landlord'sOption to Pay. If the Tenantfailstopay any utilityorservice providedtothe Premises,
the Landlordmay itself paythe amountdue andinvoice the Tenant,plusatenpercent(10%)
administrativecharge.
SECTION 19. Property Taxes
19.1. Real Property Taxes. Tenantshall payis ProRata Share of Real PropertyTaxesassetforthherein.
19.2. Personal Property Taxes.The Tenantshall payall personal propertytaxesapplicable tothe
Tenant'spersonal propertyonthe Premises.
SECTION 20. Compliance.
20.1. Compliance with Rulesand Regulations.The Tenantshall complywiththe RulesandRegulations
promulgatedbythe Landlordandshall ensure compliancebyitsagents,employees,suppliers,shippers,
customers,andinvitees.If there isanyinconsistencybetweenthisLease andthe RulesandRegulations,
thisLease will govern.
20.2. Compliance with Laws. The Tenantshall complywithall Lawsapplicable tothe Premisesandthe
Center.
20.3. Hazardous Material.Tenantcovenantsandagreesthat Tenantshall,at Tenant’ssole costand
expense,complyatall timeswithall Lawsgoverningthe use,generation,storage,treatmentand/or
disposal of anyHazardousMaterials(as definedbelow),the presenceof which resultsfromorin
connectionwiththe actor omissionof Tenantorany TenantRelatedPartiesorthe breachof thisLease
by Tenantor any TenantRelatedParties. The Tenantshall notuse the Premisesforthe purposesof
storing,manufacturing,orsellinganyHazardousMaterials,explosives,flammables,orotherinherently
dangeroussubstances.

of 45
20.4. Definitionof"Hazardous Material." In thisagreement,"HazardousMaterial"meansany
biologicallyorchemicallyactiveorothertoxicor hazardouswastes,pollutantsorsubstances,including,
withoutlimitation,asbestos,PCBs,petroleumproductsandby-products,substancesdefinedorlistedas
“hazardoussubstances”or“toxicsubstances”or similarlyidentifiedinorpursuantto the
ComprehensiveEnvironmentalResponse,CompensationandLiabilityAct,42 U.S.C. § 9601 et seq.,and
as hazardouswastesunderthe Resource ConservationandRecoveryAct,42 U.S.C. § 6010, et seq.,any
chemical substance ormixture regulatedunderthe ToxicSubstance Control Actof 1976, as amended,15
U.S.C. § 2601, et seq.,any“toxicpollutant”underthe CleanWaterAct,33 U.S.C. § 466 etseq.,as
amended,anyhazardousairpollutantunderthe CleanAirAct,42 U.S.C. § 7401 etseq.,hazardous
materialsidentifiedinorpursuantto the Hazardous MaterialsTransportationAct,49 U.S.C. § 1802, et
seq.,medical laboratoryservice waste including,butnotlimitedto,infectiouswaste,andanyhazardous
or toxicsubstancesorpollutantregulatedunderanyotherLaws.
20.5. Tenant to Cooperate. Tenantshall cooperate withLandlordinsatisfyinganyLawsimposedupon
LandlordrelatingtoTenant’soperations,andshall,uponrequest,furnishcompleteinformationto
Landlordconcerningthe use or existence of anyHazardous Materials,contaminationorpollutionatthe
Building,including,withoutlimitation,executionandsubmissionof a“negative declaration”withregard
to itsoperationsinconnectionwithany“transferof establishment”consistentwiththe requirementsof
C.G.S.A.Section22a-134 to 22a-134d inclusive. The terms“negativedeclaration”and“transferof
establishment”are definedinC.G.S.A.Section22a-134. Tenantshall indemnifyandholdharmlessall
LandlordRelatedPartiesfromandagainstanyloss,cost,damage,liabilityorexpense(including
attorneys’feesanddisbursements) arisingbyreasonof anycleanup,removal,remediation,
detoxificationactionorany otheractivityrequiredorrecommendedof anyLandlordRelatedPartiesby
any governmentalauthoritybyreasonof the presence inoraboutthe Premises,the Buildingorthe
Projectof any HazardousMaterials,as a resultof or in connectionwiththe actor omissionof Tenantor
any TenantRelatedPartiesorthe breachof thisLease by Tenantor any TenantRelatedParties. The
foregoingcovenantsandindemnityshall survive the expirationoranyterminationof thisLease.
20.6. No Liens.Tenantshall notpermitmechanics’orotherliensfiledorclaimed,includinganylienor
attachmentincidenttoa prejudgmentremedy,tobe placeduponthe Center,orany part thereof,or
Tenant’sleaseholdinterestinthe Premisesinconnectionwithanywork,labor,servicesormaterials
done foror suppliedtoTenantoranypersonclaimingthroughorunderTenant,including,without
limitation,securityinterestsinanymaterials,fixturesorarticlessoinstalledinandconstitutingpartof
the Premises. . Tenant,withinthirty(30) daysof notice fromLandlord,shall fullydischarge anylienor
attachmentbysettlement,bybondingorbyinsuringoverthe lieninthe mannerprescribedby
applicable lawand,if Tenantfailstodoso, Tenantshall be deemedinDefaultunderthisLease and,in
additiontoany otherremediesavailable toLandlordasa resultof such DefaultbyTenant,Landlord,at
itsoption,maybond,insure overor otherwise discharge suchlienorattachment. Tenantshall

of 45
reimburse Landlordforanyamountsincurredand/orpaidbyLandlord,includingbutnotlimitedto
reasonable attorneys’fees,costs,andfilingfees. Tenantherebyagreestodefend,indemnifyandsave
harmlessLandlordfromandagainstany and all mechanic’s,materialman’sandotherliens,attachments
and encumbrancesfiledinconnectionwithanywork,labor,servicesormaterialsdone fororsuppliedto
Tenantor any personclaimingthroughorunderTenant,including,withoutlimitation,securityinterests
inany materials,fixturesorarticlessoinstalledinandconstitutingpartof the Premisesandagainstall
costs,expensesandliabilitiesincurredinconnectionwithanysuchlien,attachmentorencumbrance or
any actionor proceedingbroughtthereon.
20.7. No PublicFilings.The Tenantshall not file orotherwise placethisLease onthe publicrecord
withoutthe Landlord'spriorwrittenconsent,whichconsentthe Landlordmaywithholdordeny.
SECTION 21. Parking.
21.1. Common Parking.During the Term, the Tenantwill have the non-exclusive use incommonwith
the Landlord,othertenantsof the Buildingandthe Center,andtheirguestsandinvitees,of the non-
reservedcommonautomobile parkingareas,driveways,andfootways,subjecttoanyRulesand
Regulationsthenineffect.
21.2. DesignatedParking Areas. The Landlordmay designate parkingareasforthe Tenantandits
agentsand employeesandfailureof Tenanttocomplywithsame shall be a defaultof itsobligations
underthisLease.
SECTION 22. Right of Inspection
22.1. Inspection.The Tenantshall,uponreasonable Notice fromthe Landlord,provide accesstothe
Premisesduringnormal businesshoursforthe purpose of conductinganinspectiontoverifythatthe
Tenantis incompliance withthe termsof thisLease.The Tenantshall cooperate withthe Landlordinits
inspection.
22.2. Conduct of Inspection.The Landlordshall conductanyinspectioninamannerso as not to
unreasonablydisruptthe Tenant'sbusiness.The Landlordshall restrictthe scope,manner,andduration
of anyinspectiontothatreasonablynecessarytoachieve itspurpose.
SECTION 23. Subordination/Estoppel Certificates
23.1. Tenant'sSubordination. ThisLease,andthe rightsof TenantunderthisLease,are subjectand
subordinate inall respectstoall present andfuture mortgagesonthe Buildingand/orthe Center
includingall increases,renewals,modifications,extensions,supplements,consolidationsand

of 45
replacementsthereof (“Mortgages”),andall advancesunderanyMortgage. ThisSectionisself-
operative andnofurtherinstrumentof subordinationisrequired. Tenantshall,withinfifteen(15) days
followingreceiptof Landlord’srequest,sign,acknowledge anddeliveranyinstrumentthatLandlord,any
landlordunderaSuperiorLease (“SuperiorLandlord”)or anymortgagee undera Mortgage
(“Mortgagee”) mayrequesttoevidence suchsubordination.
23.2. Modifications. If any Mortgagee requiresanymodificationsof thisLease,Tenantshall,within
fifteen(15) daysfollowingTenant’sreceiptof a request,sign, acknowledge anddelivertoLandlord
instrumentsinformandsubstance reasonablyrequestedbyLandlordprovidingforthose modifications
(providedtheydonotmateriallyadverselyaffectTenant).
23.3. Certificates. Landlordand Tenantshall,atany time andfrom time totime,withinfifteen(15)
daysfollowingitsreceiptof arequestfromthe otherparty, sign,acknowledge anddelivertothe
requestingpartyorany otherpersondesignatedbythatparty a certification(a) thatthisLease isinfull
force and effectandhasnot beenmodified(or,if modified,settingforthall modifications),(b) stating
the date towhichthe Renthas beenpaid,(c) statingwhetherornot,to its actual knowledge,the other
party isin defaultof itsobligationsunderthisLease andif so,describingthe default,includinganyevent
that has occurredwhich,withthe servingof notice orthe passage of time,or both,wouldgive rise toa
default,and(d) statingtoitsactual knowledge,anyotherfactual mattersreasonably requestedbythe
otherparty or any persondesignatedbythe otherparty. Anycertificationdeliveredpursuanttothis
Sectionmaybe relieduponbythe thirdparty forwhomthe certificationisrequestedbutshall not,as
betweenLandlordandTenant,affecttheirrespective rights.
SECTION 24. Indemnification.
24.1. Tenant'sIndemnity.Tenantshall indemnify,defendandholdthe LandlordRelatedParties
harmlessfromandagainstall liabilities,obligations,damages,penalties,claims,actions,costs,charges
and expenses,including,withoutlimitation,reasonable attorneys’feesandotherprofessionalfees(if
and to the extentpermittedbyLaw),whichmaybe imposedupon,incurredbyorassertedagainstany
of the LandlordRelatedPartiesarisingoutof or inconnectionwith:(a) anydamage or injuryoccurringin
the Premises;and(b) anyacts and/oromissions(includingviolationsof Law) of anyof the Tenant
RelatedParties.
24.2. Notice of Claim.The Landlordshall promptlygive Notice tothe Tenantof any claimor potential
claimfor indemnificationunderthissection.
SECTION 25. Limitationof Landlord's Liability.The liabilityof the Landlord,the LandlordRelatedParties
and theirshareholders,directors,andofficerstothe Tenantforanydefault bythe Landlordunderthe
termsof thisLease will be limitedtothe Landlord'smonetaryinterestinthe Center. The Tenantshall
looksolelytothe interestof the Landlord,the LandlordRelatedPartiesandtheirshareholders,

of 45
directors,andofficersin the Centerforthe recoveryof anyjudgmentfromanyof them.The Landlord,
the LandlordRelatedPartiesandtheirshareholders,directors,andofficerswill notbe personallyliable
for anyjudgmentordeficiency.
SECTION 26. Waiverof Warranties.To the extentpermittedbyapplicableLaw,the Tenantwaivesany
impliedwarrantiesof the Landlordasto the qualityorconditionof the Premisesorthe Buildingor
Center,oras to the fitnessorsuitabilityof the Premisesorthe buildingforanyparticularuse.
SECTION 27. Landlord'sRight to Legal Action. Upon the occurrence of the Tenant'sbreachof one of its
obligationsunderthisLease,the Landlordmayimmediately,withoutbeingobligatedtowaituntil the
endof the lease term,(a) take anylegal actionavailable toitasit considersadvisabletoenforce its
rights,and(b) recoverfrom the Tenantall damagesandexpenses(includingcourtcostsandreasonable
attorneys'fees) thatthe Landlordincursresultingfromthe Tenant'sbreach.
SECTION 28. Terminationand Default.
28.1. Landlord'sRight to Terminate.The Landlordmay terminate thisLease underanyof the following
conditions(eacha“Default”except(c) and(e)):
(a) Failure to ConductBusiness. Tenant shall complete the Initial TenantAlterationsandopenforthe
conduct of businesswiththe generalpubliconor priorto the RequiredOpeningDate. Inthe eventthat
Tenantis notopenfor businessonorbefore ninety(90) daysafterthe RentCommencementDate,
Landlordshall have the optionto terminate thisLease uponnotice toTenantanduponTenant’sreceipt
of suchnotice,thisLease shall terminate onsuchdate asif suchdate were the ExpirationDate
hereunder.
(b) Termination for Non-PaymentofRent. Upon five (5) BusinessDays'Notice tothe Tenantthatan
amountof Rentwasnot receivedwhendue.
(c) Total Destruction.Upon Notice tothe Tenantat leastforty-five (45) BusinessDaysfollowingthe
occurrence of a PremisesTotal DestructionEvent,whetherornotit isan InsuredLoss.
(d) Abandonment.Upon Notice tothe Tenantif the Tenantvacates,isabsentfrom, or failstoconduct
businessonthe Premisesfora periodof more thanten(10) consecutive BusinessDays.
(e) PremisesPartial Damage Event. Upon twenty(20) BusinessDays'Notice tothe Tenantafter the
Landlordlearnsof the occurrence of a PremisesPartial Damage Eventthatisnotan InsuredLoss.
(f) Any Other Default.Upon ten(10) BusinessDays'Notice tothe Tenantuponthe occurrence of the
breachof any otherof its obligationsunderthisLease.

of 45
28.2. Right to Cure Tenant'sDefault.If the Tenantdefaultsinitsperformance of anytermof this Lease,
otherthan the covenantto payRent,the Landlordmay cure thisdefaultonthe Tenant'sbehalf.The
Landlordwill inthat case have a limitedrightof entryuponthe Premises,butonlywhere requiredand
onlyforthispurpose,ten(10) BusinessDaysafterthe date of its Notice tothe Tenantadvisingitof its
defaultandof the Landlord'sintenttoremedythe defaultif the Tenantfailstodoso.
28.3. Alternative Remedies.Uponthe occurrence of the Tenant'sbreach of one of itsobligationsunder
thisLease,otherthanthe obligationtopayRent,the Landlordmay,insteadof exercisingitsrightto
terminate the Lease:(a) uponNotice tothe Tenant,re-enterandtake possessionof the Premisesand
re-letorattemptto re-letthe Premisesforthe Tenant'saccount,or (b) byNotice to the Tenant,declare
all Rentimmediatelydue andpayable,inwhichcase all Renttothe endof the then-currenttermwill be
accelerated.The re-entryortakingof possessionof the Premisesshall notbe construedasanelection
by Landlordto terminate thisLease.
28.4. Accelerationof Rent
(a) Taking Legal Action. If the Landlordacceleratesthe RentunderSection28.3(Alternative Remedies),
it mayimmediatelytake anyavailablelegalactionasitconsidersadvisable tocollectthe accelerated
Rentowing.
(b) Landlord'sDeterminationof Amounts Owing.If the exactdollaramountof acceleratedRentcannot
be exactlydeterminedonthe relevantdate,the Landlordshall calculate the amountinareasonable
mannerbasedonthe informationavailable toitat the time.
28.5. Surrenderof Possession.If the Landlordchoosestoterminate thisLease upon the Tenant'sdefault
inits performance of anytermof thisLease,the Tenantshall immediatelysurrenderpossessionof the
Premisestothe Landlord(includingpossessionof anyimprovements),and the Landlordmayterminate
the Tenant'spossessionbyanylawful means.
28.6. Damages for Default. Tenantshall payLandlord,on demand,all pastdue Rentand otherlosses
and damagesLandlordsuffersasa resultof Tenant’sDefault,including,withoutlimitation,all Costsof
Reletting(definedbelow) andanydeficiencythatmayarise fromrelettingorthe failure toreletthe
Premises. “Costsof Reletting”shall include all reasonable costsandexpensesincurredbyLandlordin
relettingorattemptingtoreletthe Premises,including,withoutlimitation,legal fees,brokerage
commissions,the costof alterationsandthe value of otherconcessionsorallowancesgrantedtoanew
tenant.
28.7 Terminationupon InsolvencyEvent.If Tenant or anyGuarantor becomesinsolvent,filesa
bankruptcypetitioninanyjurisdiction,makesatransferinfraudof creditors,makesanassignmentfor
the benefitof creditors,admitsinwritingitsinabilitytopayitsdebtswhendue orforfeitsorlosesits

of 45
rightto conduct businessThisLease willterminate immediatelyatthe electionof LandlordbyNotice to
Tenantin writing.
SECTION 29. Condemnation.
29.1. Full Condemnation. Eitherpartymay terminate thisLease if anymaterial partof the Premisesor
the Buildingistakenorcondemnedforanypublicor quasi-publicuse underLaw,byeminentdomainor
private purchase inlieuthereof (a“Taking”). Landlordshall alsohave the righttoterminate thisLease if
there isa Taking of any portionof the Buildingwhichwouldhave amaterial adverseeffectonLandlord’s
abilitytoprofitablyoperate the remainderof the Building. The terminatingpartyshall provide written
notice of terminationtothe otherpartywithinthirty(30) days afteritfirstreceivesnotice of the Taking.
The terminationshall be effective asof the effective date of anyordergrantingpossessionto,orvesting
legal title in,the condemningauthority.
29.2. Partial Condemnation
(a) Adjustments.Upona partial Takingthat doesnot resultina terminationof thisLease,
(i) the Base Rentand Pro Rata Share will be adjustedtoreflectthe reducedamountof rentable areain
the Premises,and
(ii) Landlord,withreasonable diligence,will restore,tothe extentof anyawardreceivedbyLandlord,
the remainingportionof the Premisesasnearlyaspracticable tothe conditionimmediatelypriortothe
Taking;provided,however,Landlordshall have noobligationtorestore anyof the items,propertyor
improvementsrequiredtobe insuredbyTenantwhichshall be Tenant’sobligationtopromptlyrepair,
replace andrestore followingLandlord’scompletionof Landlord’srestorationobligations(if any).
(b) Landlord'sOption to Terminate.If anypart of the BuildingistakeninCondemnation,whetherornot
the resultisto substantiallyinterfere withthe Tenant'suse of the Premises,the Landlordmayterminate
thisLease uponthirty(30) BusinessDays'Notice if the Landlordalsoterminatesthe leasesof the other
tenantsof the Buildingthatare leasingcomparably-sizedspace forcomparable leaseterms.
29.3 CondemnationAward.In the eventof a full or partial Condemnationof the Premises,the Tenant
will notbe entitledtoanypart of the award made to the Landlord.The Tenant herebyexpresslywaives
any claimto anypart of the award made to the Landlordand assignstothe Landlordanyclaimsit may
have.The Tenantmay, however,tothe extentthatitdoesnot reduce the Landlord'sawardof
compensationanddamages,bringaseparate actionagainstthe Governmental Authoritymakingthe
Condemnationforthe recoveryof itsmovingexpensesanddisplacementexpenses,lossof business,and
damage to itspersonal property.
SECTION 30. Assignment/Sublease.

of 45
30.1. Assignmentby Tenant with Consent.The Tenantmay not assign,transferorsublet(directlyor
indirectly)thisLease toanyotherparty withoutthe Landlord'spriorwrittenconsenttosuchinstance of
assignment,transferorsublease,whichconsentshall notbe unreasonablywithheld.If thisLease shall
be assigned,orif the Premisesoranypart thereof be subletoroccupiedbyanypersonorpersonsother
than Tenant,LandlordmayafterDefaultbyTenant,collectrentfromthe assignee,subtenantor
occupant andapplythe net amountcollectedtothe Renthereinreserved,butnosuchassignment,
subletting,occupancyorcollectionof Rentshall be deemedarelease of Tenantfromthe full
performance andpayment byTenantof all the terms,conditionsandcovenantsof thisLease.
(a) In orderfor Landlordto considergrantingpermission,TenantmustsubmittoLandlordin
writing(1) the name of the proposedassigneeorsubtenant;(2) the termsandconditionsof the
proposedassignmentorsubletting;(3) the nature andcharacter of the businessof the proposed
assignee orsubtenantandanyotherinformationreasonablyrequestedbyLandlord.
(b) In determiningreasonablenesswithrespecttoitsconsentto a proposedassignmentor
sublease byTenant,Landlordmaytake intoconsiderationall relevantfactors surroundingthe proposed
assignmentorsublease,including,withoutlimitation, the financialstabilityandbusinessreputationof
the proposedassignee orsubtenant,the nature of the businessandthe proposeduse of the Premises
by the proposedassigneeorsubtenant,andrestrictionscontainedinleasesof othertenantsof the
Center.
(c) Each assignee ortransferee shall assumeandbe deemedtohave assumedthisLease and
shall be and remainliable jointlyandseverallywithTenantforthe paymentof the Rentand forthe due
performance of all the terms,covenants,conditionsandagreementshereincontainedonTenant’spart
to be performed. All assignmentsandsubleasesmustcontainacovenantof assumptionbythe assignee
of all of the obligationssetforthherein.
30.2 Assignment/Sublease WithoutConsent. Notwithstandinganythingtothe contraryelsewhere
containedherein,providedthatTenantshall notbe inDefault,Tenantmay,withoutLandlord’sconsent
but uponnot lessthanten(10) days’priorwrittennotice toLandlord,sublettoanycorporationsor
otherbusinessentitieswhichcontrol,are controlledby,orare undercommoncontrol withTenant
(hereinreferredtoasa “RelatedEntity”) all orpart of the PremisesorpermitanyRelatedEntityto
occupy the same for anyof the purposespermittedtoTenant,subjecthowevertocompliance with
Tenant’sobligationsunderthisLease. Suchsublettingoroccupancyshall notbe deemedtovestinany
such RelatedEntityanyrightor interestinthisLease norshall suchsublettingoroccupancyrelieve,
release,impairordischarge anyof Tenant’sobligationshereunder. Tenantshall delivertoLandlorda
copy of any such sublease oroccupancyagreementforall orany portionof the Premises.

of 45
30.3 ReimbursementofLandlord Costs. Tenant shall reimburseLandlordforanycostsincurredby
Landlordto reviewarequestedconsentunderthisSection,includingreasonable attorneys’fees,
whetherornot suchconsentshall be granted. Such feesshall notexceed$5,000 inany suchinstance.
30.4. Assignmentby Landlord upon Notice.The Landlordmay assignthisLease or anyof itsrightsor
obligationsunderthisLease,effective uponNotice tothe Tenant.
SECTION 31. General Provisions.
31.1. Entire Agreement.ThisLease containsall the termsagreedtobythe partiesrelatingtoitssubject
matter.It replacesall previousdiscussions,understandings,andagreements.
31.2. Further Assurances.Each party, uponreceiptof notice fromthe otherparty,shall sign(or cause to
be signed) all furtherdocuments,do(orcause to be done) all furtheracts,and provide all assurancesas
may reasonablybe necessaryordesirable togive effecttothe termsof thisLease.
31.3. Amendment.ThisLease mayonlybe amendedbya writtendocumentsignedbybothparties.
31.4. Third Party Beneficiaries.The Indemnificationtermsof thisLease conferrightsandremediesupon
the Landlord'sofficers,directors,employees,agentsoraffiliates.Noperson,otherthanthe parties
themselvesandthose beneficiaries,hasanyrightsor remediesunderthisLease.
31.5. No Brokers,etc. Other than the brokers listed in Section 1.7 (Brokers), Tenantrepresentsand
warrantsto Landlordthat it has notdealtwithanybroker,finderoragentin connectionwiththisLease
or the leasingof the Premisesotherthanthe Broker(s).TenantagreestoindemnifyandholdLandlord
harmlessfromandagainstall claims,costs,expensesandliabilities,including,withoutlimitation,
reasonable attorneys'feesandexpenses,arisingfromitsbreachof such representation. Landlordshall
pay the commissiondue Brokerpursuanttoa separate agreement.
31.6. REA. Tenantacknowledgesthat(i) the Centermaybe subjecttoa Reciprocal Easement
Agreement/DeclarationbyandbetweenLandlord,affiliatesof Landlordandcertaintenantsorother
ownersof propertyinor aroundthe Center,whichmaybe recordedamongthe Land Records(the
“REA”),(ii) the REA will be bindinguponandenforceable againstthe Centerandall owners,tenantsor
otheroccupants,mortgageesandotherpartiesholdinganyinterestinanyportionof the Center,
includingTenant.Landlordcovenants thatthe REA shall notmateriallyandadverselyaffectTenantorits
abilitytoconductbusinessatthe PremisesaspermittedinthisLease orthe accessto or parkingfor
Tenant’sPremises. TenantexpresslyacknowledgesthatthisLease issubordinate to the REA,and
Tenantagreesto abide bythe terms,covenantsandconditionscontainedinthe REA insofaras the same

of 45
are applicable toTenant. observedandnotviolatedbyLandlordoritsrespective tenants,occupantsor
otherpermittees.
31.7. RemediesCumulative.Exceptasprovidedinsection29.3(Exclusive Remedies),the rightsand
remediesprovidedtoa party underthisLease are cumulative andinadditionto,notexclusive of orin
substitutionfor,anyrightsorremediesotherwise available tothatparty.
31.8. Survival.Sections9 (Surrenderof Premises),10.4(Returnof SecurityDeposit),11.6(Late
Payments),12.7(Late Fees),16.3(Confidentialityof Financial Information),25.3(Confidentialityof
InspectionInformation),28(Indemnification)and29 (Limitationof Landlord'sLiability) survivethe
expirationorterminationof thisLease.
31.9. Severability.If anypart of thisLease isdeclaredunenforceable orinvalid,the remainderwill
continue tobe validandenforceable.
31.10. Waiver.A party's failure orneglecttoenforce anyof rightsunderthisLease will notbe deemed
to be a waiverof thatparty's rights.
31.11. Force Majeure.Neitherpartywill be liable foranyfailure of ordelayinthe performance of anyof
itsobligationsunderthisLease if itsfailure ordelayisdue tothe occurrence of strikes,actsof God,
shortagesof laboror materials,war,terroristacts,civil disturbancesoranyothereventbeyondthe
reasonable control of aparty that materiallyaffectsthe performance of itsobligationsunderthisLease
and that couldnotreasonablyhave beenforeseenorprovidedagainst,butnotincludinggeneral
economicorother conditionsaffectingfinancialmarketsgenerally.
31.12. GoverningLaw. This Lease will be governedbyandconstruedinaccordance withthe lawsof the
State of Connecticutwithoutregardtoitsconflictof lawsrules.
31.13. Counterparts. ThisLease may be signedinanynumberof counterparts,eachof whichisan
original andall of whichtakentogetherconstitute one single document.
31.14. Effective Date. ThisLease iseffective asof the date shownat the top of the firstpage,evenif any
signaturesare made afterthat date.
31.15 Authority to Execute/Patriot Act. Tenantrepresentsandwarrantsto Landlordthateach
individualexecutingthisLease onbehalf of Tenantisauthorizedtodosoon behalf of Tenantandthat
Tenantis not,and the entitiesorindividualsconstitutingTenantorwhichmayown or control Tenantor
whichmay be ownedorcontrolledbyTenantare not, (i) inviolationof anyLawsrelatingtoterrorismor
moneylaundering,or(ii) amongthe individuals orentitiesidentifiedonanylistcompiledpursuantto
Executive Order13224 for the purpose of identifyingsuspectedterroristsoronthe mostcurrent list
publishedbythe U.S.TreasuryDepartmentOfficeof ForeignAssetsControl atitsofficial website,

of 45
http://www.treasury.gov/resource-center/sanctions/SDN-List/Pages/default.aspx oranyreplacement
website orotherreplacementofficial publicationof suchlist.
SECTION 32. Notices
32.1 Form of Notice.All noticesandothercommunicationsbetweenthe partiesmustbe inwriting.
32.2 Methodof Notice.Noticesmustbe givenby(i) personal delivery,(ii) anationally-recognized,next-
day courierservice,(iii) first-classregisteredorcertifiedmail,postageprepaid,or(iv) electronicmail to
the party's addressspecifiedinthisLease,ortothe addressthat a party has notifiedtobe thatparty's
addressforthe purposesof thissection.
32.3 Receiptof Notice.A Notice giveninaccordance withthisLease will be effectiveuponreceipt(or
refusedreceipt)bythe partyto whichitis givenor,if mailed,uponthe earlierof receiptandthe 3rd
BusinessDayfollowingmailing.
SECTION 33. Interpretation
33.1. Number and gender.Unlessthe contextrequiresotherwise,wordsimportingthe singularnumber
include the plural andvice versa,wordsimportinggenderinclude all genders.
33.2 Headings.The headingsusedinthisLease anditsdivisionintosections,schedules,andother
subdivisionsdonotaffectitsinterpretation.
33.3 Internal References.ReferencesinthisLease tosectionsandothersubdivisionsare tothose parts
of thisLease.
SECTION 34. Dispute Resolution
34.1. Waiverof Jury Trial. Each party irrevocablywaivesitsrightstotrial byjuryinany actionor
proceedingarisingoutof orrelatingtothisLease or the transactionsrelatingtoitssubjectmatter.
34.2. Attorney Fees.If eitherpartybringslegal actiontoenforce itsrightsunderthisLease,the
prevailingpartywillbe entitledtorecoveritsexpenses(includingreasonableattorneys'fees) incurredin
connectionwiththe actionandany appeal.
34.3. Commercial Transaction. LANDLORDANDTENANT HEREBY ACKNOWLEDGE THAT THIS LEASE
CONSTITUTES A COMMERCIAL TRANSACTION,ASSUCHTERM IS USED AND DEFINEDIN SECTION 52-
278A OF THE CONNECTICUTGENERAL STATUTES, ASAMENDED, ANDTENANT HEREBY EXPRESSLY
WAIVESANYAND ALL RIGHTS TO ANY NOTICEOR TO ANY HEARINGAS PROVIDEDANDSET FORTH IN
CHAPTER 903A, AS AMENDED.

of 45
ThisLease has beensignedbythe partieseffective the date notedonthe firstpage hereof.
OXFORDTOWNS CENTER,LLC
By:___________________________________
Name:
Title:
Date
CHEN TIANCAI NAIL SALON
By:___________________________________
Name:
[Title:]
Date
____________________________________________________________________________

of 45
List of Exhibits
ExhibitA- Site Plan
ExhibitB- Premisessite plan
ExhibitC- Landlord’sWorkLetter
ExhibitD- Tenant’sWorkLetter
ExhibitE- Guaranty
ExhibitF-Exclusive Uses
FUTURE:
BuildingRulesandRegulations

of 45
EXHIBIT A
SITE PLAN OF PROJECTAND OXFORDTOWN CENTER
[ATTACHED]
EXHIBIT B
PREMISES SITE PLAN
[TO BE ATTACHED]
EXHIBIT C
LANDLORD’SWORKLETTER
1.01 Notwithstandinganythingsetforthhereintothe contrary,providedTenantisnotin
Defaultandif not previouslysuppliedtoTenantbyLandlord,Landlord,atits sole costand expense,
exceptasotherwise providedinthisExhibitC,agreestoperformthe improvementsandinstallations
more particularly describedonExhibitC-1attachedheretoandmade a part hereof (collectively,the
"Landlord'sWork") inand to the Premisesincompliance withall applicable Laws. Landlord’sWork
shall include,withoutlimitation,the installationof all metersnecessarytomeasure Tenant’s
consumptionof servicesandutilitiesinthe Premisesandconnectiontoall necessarywaterandsewer
linesservingthe Premises.
1.02 If Landlordor the general contractorisdelayedinsubstantiallycompletingthe
Landlord’sWorkas a resultof the occurrence of any tenantdelay,then,forpurposesof determiningthe
CommencementDate,the date of substantial completionshall be deemedtobe the daythat the
Landlord’sWorkwouldhave beensubstantiallycompletedabsentanyTenantdelay.A “tenantdelay”
shall include withoutlimitation,(1) Tenant’sinsistence onmaterials,finishes,orinstallationsthathave
longleadtimesthatwill make itcommerciallyimpractical forLandlordtocomplete the Landlord’sWork
on or before the EstimatedCommencementDate,afterhavingfirstbeeninformedthatthe materials,

of 45
finishes,orinstallationswill cause adelay; (2) material changesrequestedbyTenanttoanyplansafter
theyare initiallyapprovedbyTenant;(3) anydelayresultingfromTenant’shavingtakenpossessionof
the Premisesforanyreasonbefore substantialcompletionof the Landlord’sWork;provided,however,
the foregoingshall notauthorize orpermitTenanttoenterthe Premisesforanyreasonwhatsoever
priorto the CommencementDate withoutthe priorwrittenconsentof Landlord;and(4) any otherdelay
chargeable toTenant,or itsemployees,agents,independentcontractors,orconsultants.Tenantshall
not interfere with,hinderordelayLandlordinitsperformance of the Landlord’sWorktocompletion.
1.03 The terms “substantial completion”or“substantiallycompleted”forpurposesof this
Lease shall meanthe date that Landlord’sWorkissubstantiallycompleted,andthe onlyitemsthat
remainto be performedare insubstantial detailsconcerningconstruction,decoration,ormechanical
adjustmentthatwill notmateriallyinterfere withTenant’sperformance of the Initial TenantAlterations
(collectively,the “PunchlistItems”),whichLandlordagreesitshall promptlycomplete.
1.04 Notwithstandinganythingtothe contraryin ExhibitC-1,thisExhibitCor the Lease to
whichsuchexhibitsare attached,Landlord’sWorkshall notinclude anyfurniture,fixtures,equipmentor
otherpersonal propertydesiredbyTenantforthe PremisesandTenant,notLandlord,shall be
responsible forall costsandexpensesrelatedtothe purchase andinstallationof the same.
EXHIBIT C-1
DESCRIPTION OFLANDLORD’SWORK
The followingbuildingcomponentsshallbe deliveredbythe Landlordto the Tenantand shall be ready
for Tenant’sfinishinaccordance withexecutedlease agreement:
1. EXTERIOR WALLS:
Buildingexteriorshallbe accordingtoLandlord’sdesign.
2. ENTRY / STORE FRONT / DOORS:
Landlordshall furnishandinstall standardglass windowsormetal/woodframe storefront. Storefront
windowswillconsistof transparenttemperedplateglasssetinwood,cladwood,ormetal frames.
Landlordshall furnishandinstall minimumone standard3'-0"x 7’-0" entrance doorto have clear
tempered glassinwoodormetal frames.

of 45
All egressdoorsshall meetlocal code requirementsforbuildingshell.ADA complianthardware shall be
provided.Additional requirementsbasedonthe use/occupancyloadof the Tenant’sspace shall be
providedbythe Tenant.
3. WALLS ANDALL EXPOSED COLUMNS
Landlordshall furnishandinstall Tenantinsulateddemisingwalls,whichshall be metal orwoodstuds
with5/8” sheetrockfromconcrete floorslabstounderside of roof orfloordeckabove,tapedand
sandedreadyto receive tenant'sfinish. Demisingwallsshall meetcurrentapplicable codes,including
fire stoppage if required.
4. CEILINGS:
Ceilingsshallremainunfinishedandexposedtostructure.
5. FLOOR:
Landlordshall install concrete slabandtroweledsmooth. Final levelingcompoundshall be providedby
the Tenant,at Tenant’ssole costand expense.
6. UTILITIES AND METERS:
Sewerservice - Landlordshall furnishandinstall connectiontosanitarysewerwithfinalconnections
fromtoiletstofacilities.Grease trapsorinterceptorsshall be the responsibilityof tenant.
Water service –Where requiredforTenantbathroomor otherinteriorplumbingfixtures,Landlordshall
furnishandinstall a1” supplyline withinthe tenantspace withfinal connectionsfrom store tofacilities,
and all interiordistributiontobe providedbythe Tenant. Costsforservice greaterthe 1” shall be by
Tenant.
Where applicable,Landlordtoestablishinitial accountwithutilitycompanyandindividualmeterstobe
furnishedandinstalledbyutilitycompany,atLandlord'sexpense,forelectricservice andwaterservice.
All accountsshall be transferredtoand assumedbyTenantandTenant shall arrange at Tenant's
expense directlywiththe utilitycompaniesforcommencementof services.Tenantshallbe responsible
for all depositsandanyotherassociatedcosts.
7. ELECTRIC:
Landlordshall furnishandinstall 200 amp electrical service at120/208 voltsthree phase,4wire,
includingmetersocket,feederconduittopanel,all feeders,disconnectsanda maindistributionpanel

of 45
withinthe tenantspace. Landlordshall provide circuitsandwiringnecessarytofeedmechanical
equipment.Landlordshall provide outletsonlyasrequiredbycode. All otherpanels,wiringand
equipmentshallbe providedbythe tenant.
8. HEATING VENTILATINGANDAIRCONDITIONING:
Landlordshall furnishandinstall acombinationheatingandairconditioningunitper Landlord'sdesign.
The HVAC coolingcapacitywill be designedforone tonper400 square feet. All interiordistribution
ductworkand diffusersshall be byTenant.All otherequipmentandairexchangersshall be providedby
Tenant.
9. Landlordshall furnishandinstall asprinklersystemwithheadsturnedupbutonlyif requiredby
applicable currentcodesandif sorequired,inaccordance withLandlord'sPlans.Sprinklerheadsand
requiredcoverage shall be basedonLandlord'slayoutof 1per 100 SF.If a systemmustbe modifieddue
to Tenant'sspecial use,itwill be designedandinstalledincompliancewithall currentcodesbythe
Tenant’scontractor at Tenant'ssole costand expense.Tenant’ssprinklermodificationworkmustbe
approvedbyand directlycoordinatedwiththe Landlord.
Landlordshall install aClassA fire alarm systeminthe Building.Tenantshallbe responsible toconnect
any of its final fire alarmsystemdevicesintothe Building'sClassA system.
Tenant’sspace shall receive one roughwiringleadbacktothe fire alarmcontrol panel.Additional
distribution,devicesandprogrammingwill be the Tenant’sresponsibilityatthe Tenant’ssole costand
expense.Installedcomponentsmustcompatiblewiththe proprietarybase buildingfire alarmsystem.
Tenant’sfire alarmworkmustbe approvedbyanddirectlycoordinatedwiththe Landlord.
10. PLUMBING
Landlordshall furnishandinstall roughplumbingunderslabforone handicappedaccessible single
fixture bathroom.All otherplumbingshall be Tenant’sresponsibilityatitssole costsandexpense.
11. CODE COMPLIANCE:
All buildingcomponentsshall be constructedincompliance withapplicable local codesandregulations.
NOTE: Landlordreservesthe righttomake reasonable modificationsto andsubstitutionsforthe
foregoing.

of 45
EXHIBIT D
TENANT’SWORKLETTER
1.01 Initial TenantAlterations;Tenant’sPlans. Tenantshall,atTenant’scostand expense,perform
the Initial TenantAlterations,subjecttocompliance withall of the terms andconditionsof Article 9of
the Lease to whichthisExhibitisattached,including,withoutlimitation,approvalbyLandlordof the
Tenant’sfinal plansandspecificationsforthe InitialTenantAlterations(“Tenant’sPlans”).Tenantshall
be responsibleforall elementsof the designof Tenant’sPlans(including,withoutlimitation,compliance
withlaw,functionalityof design,the structural integrityof the design,the configurationof the Premises
and the placementof Tenant’sfurniture,appliances andequipment),andLandlord’sapproval of
Tenant’sPlansshall innoeventrelieve Tenantof the responsibilityforall elementsof suchdesign
(including,withoutlimitation,compliance withlaw,functionalityof design,the structural integrityof the
design,the configurationof the Premisesandthe placementof Tenant’sfurniture,appliancesand
equipment).
2.01 IntentionallyDeleted.
3.01 Changes. Nochanges,modifications,alterationsoradditionstothe approvedTenant’sPlans
shall be made withoutthe writtenconsentof Landlordineachinstance. Anysuchdisapproval shall
specifythe reasonstherefor.
4.01 Work Standards/Performance of the Work. All constructionmanagers,contractorsand
subcontractorsperformingworkforwhicha license is requiredbyapplicable Laws,shall be licensedby
the appropriate AuthoritiesandapprovedbyLandlord,whichapproval shall notbe unreasonably
withheldordelayed.Landlord’sapproval of suchconstructionmanagers,contractorsandsubcontractors
shall be withoutliabilitytoor recourse againstLandlord,shall notreleaseTenantfromitsobligationsto
complystrictlywiththe provisionsof thislease,shallnotconstitute anywarrantybyLandlordregarding

of 45
the adequacy,professionalism,competence orexperience of the approvedconstructionmanager,
contractor, or subcontractor,andshall not relieveTenantfromobtainingLandlord’sexpressprior
writtenapproval if Tenantseekstoemployanyotheroradditional constructionmanager,contractoror
subcontractor.Promptlyfollowingsubstantial completionof Tenant’sWork,butinno eventlaterthan
ninety(90) daysafter the commencementof suchwork,Tenantshall furnishtoLandlordlienwaivers
and releases,informreasonablysatisfactorytoLandlord,fromall constructionmanagers,contractors,
subcontractors,andmaterialmenfurnishingwork,servicesormaterialsinconnectionwithTenant’s
Work. Tenantshall be solelyresponsibleforensuringthatTenant’scontractors,subcontractorsand
materialmenshallworkinharmonywithanyworkersatthe Project,asthe case may be,soas to
maintainproperlaborrelationsandsoas to avoidanyworkstoppages. All of Tenant’sconstruction
managers,contractors,subcontractorsand materialmenshall be reputable andlikewise insuredand
bonded.The Initial TenantAlterationsshall be commencedpromptlyafterTenant,atitssole costand
expense,obtainsall necessarypermits,consents,authorizations,licensesandapprovalstherefor. Any
requiredzoningapproval (includingthe zoningpermitandzoningcertificate of compliance)obtainedin
connectionwiththe Initial TenantAlterationsshallbe obtainedatTenant’scostand expense. Landlord
shall reasonablycooperate withTenant,atTenant’sexpense,inconnectionwithTenantobtainingthe
permits,consents,etc.,whichTenantisrequiredtoobtainhereunder. The Initial TenantAlterations
shall be performeddiligentlyuntil completion,bytrained,supervisedandadequatelystaffedpersonnel
and strictlyinaccordance withthe approvedTenant’sPlansandall Laws(including,withoutlimitation,
applicable zoning,fire,health,buildinganddisabilitycodes). InitialTenantAlterationsshall be
performedinagood andworkmanlike mannerasto workmanshipandmaterials,andsoasnot to
unreasonablyinterfere withanyworkorconstructionbyLandlord,or the management,operationsor
occupanciesof the Project. Tenantshall obtainLandlord’spriorwrittenapproval foranyspace outside
the PremiseswhichTenantand/orTenant’scontractorsorsubcontractorsdesirestouse forstorage,
handlingormovingof any materialsandequipment,aswell asthe locationof anyfacilitiesfor
personnel. Tenant(anditscontractorsor subcontractors) shall be requiredtoremove fromthe
Premisesandthe Buildinganddispose of atleastonce perweek(ormore frequentlyasLandlordmay
reasonablydirect),all debrisandrubbishcausedbyorresultingfromthe Initial TenantAlterations. Said
removal anddisposal shall be performedincompliance withall applicableLawsandotherwise in
accordance withthe Lease. Uponcompletionof the Initial TenantAlterations,saidcontractorsand
subcontractorsshall remove all surplusmaterials,equipment,debrisandrubbishof whateverkind
remainingonorat the Buildingassociatedwiththe InitialTenantAlterations.Promptlyfollowingthe
approval byLandlordof the Tenant’sPlans,Tenantshall,atitssole costand expense,diligentlyapplyfor
and obtainanyand all buildingpermitsand certificatesof occupancyandzoningcompliance with
respectto the Initial TenantAlterations(andprovide originalsthereoftoLandlorduponTenant’s
obtainingsame). Notwithstandinganythingtothe contrary containedherein,Initial TenantAlterations
shall be performedsoasto not interfere withotheroccupantsof the Project(ormanagementor

of 45
operationof the same),andsaidInitial TenantAlterationsshallbe subjecttosuchadditional rulesor
criteriaas Landlordmayreasonablyrequire.
5.01 Indemnity. The Initial TenantAlterationsshall be performedatTenant’ssole risk. Tenant
herebyagreestoindemnify,defendandholdthe LandlordRelatedPartiesharmlessfromandagainst
any andall claims,liabilities,reasonablecosts,damagesandexpenses(including,withoutlimitation,
reasonable attorney’sfeesanddisbursements) arisingfromorinconnectionwiththe installation,
performance ornonperformance of the InitialTenantAlterationsorTenant’sbreachof any of its
obligationsunderthisExhibit. Saidindemnityshalltake effectuponthe date of the executionof the
Lease and shall survive the expirationorearlierterminationof the Lease.
6.01 Completion. The completion(ornon-completion) of the Initial TenantAlterationsonthe
Premises,shallnotaffect,inanyway,the RentCommencementDate of the Lease or the
commencementof Tenant’sobligationsforAdditional Rentunderthe Lease. Withinsixty(60) days
followingthe completionof the InitialTenantAlterationsonthe Premises, Tenantshall provide Landlord
withfinal “as-built”plansandspecificationsaccuratelyreflectingall of the Initial TenantAlterations,
including,withoutlimitation,anyapprovedchange ordersthereto. Tenantshall alsobe responsiblefor
obtainingand deliveringtoLandlord,atits sole costand expense,adulyissued,valid,permanentand
unconditional certificate of occupancyfromthe appropriate Mansfield,Connecticutauthorities
confirmingthatthe Initial TenantAlterationshave beencompletedin accordance withthe Tenant’s
Plansand permittinglawful occupancyof Premises.Notwithstandinganythingtothe contraryinthe
Lease,including,withoutlimitation,thisExhibit,Tenantshallnotoccupyanyportionof the Premisesfor
itsbusinesspurposesunlessTenanthasobtainedanddeliveredtoLandlordadulyissued,valid,
permanentandunconditional certificate of occupancyfromthe appropriate Mansfield,Connecticut
authoritiesconfirmingthatthe Initial TenantAlterationshave beencompletedin accordance withthe
Tenant’sPlansandpermittinglawful occupancyof Premises.
7.01 Conflicts. Notwithstandinganythingtothe contrarycontainedinthe Lease,inthe eventof any
expressinconsistenciesbetweenthe Lease andthisExhibit,thisExhibit shall governandcontrol ineach
instance withrespecttothe parties’respective obligationsunderthisExhibit. If Tenantshall fail toduly
performanyof itsobligationsrequiredinthisExhibit,suchfailure shall,followingthree (3) BusinessDays
notice (exceptincasesof genuine emergency,whenonlyimmediate noticeshall be required),at
Landlord’soption,be deemedaDefaultunderthe Lease,andLandlordmayorderthat all Initial Tenant
Alterationsbe stoppedimmediatelyuntil the Defaultiscured,withoutlimitationastoLandlord’sother
rightsand/orremediesunderthe Lease orat law or inequity.Tenantshall complyimmediatelywithany
such stoporders. Landlordshall alsohave the right,uponten(10) days’ writtennotice toTenant
(exceptincasesof emergencies,whenonlyimmediate noticeshall be required)tocure Tenant’s
violationsof thisExhibitatTenant’ssole costandexpense.

of 45
8.01 Access;Inspections. Landlordshall atall timeshave reasonable accessintoandaboutthe
Premisesduringthe performance of the Initial TenantAlterationsforpurposesof inspectingsame and
to monitorcompliance withthisExhibit.
9.01 Sustainable Material Usage.QuarryWalkisbeingconstructedinsustainablemannerandas
such,all stone and earthproducts,includingexteriorandinteriorbuildingstone,constructionaggregate,
concrete,asphalt,etc,usedbyTenantinthe TenantAlterationsshallbe sourcedfromHaynesMaterials
Companyor a Haynesdesignatedsupplierthatisincorporating materialsfromthe Projectsite.All such
materialssourcedfromHaynesMaterialsCompanyora Haynesdesignatedsupplierwill be
competitivelypricedinthe marketwithnopremiumpaidbythe Tenantor itscontractors, andwill be
readilyavailable toTenantsoas not to cause any delayinthe completionof the InitialTenant
Alterations.
EXHIBIT E
GUARANTY OFLEASE
THIS GUARANTY OF LEASE ismade and enteredintoasof __________, 2016, by
_________________________, withan [office/address]at
_________________________________________ (“Guarantor”) for the benefitof OXFORDTOWNE
CENTER, LLC, a Connecticutlimitedliabilitycompany(“Landlord”).[NOTE:THISWILL BE FROMTHE
INDIVIDUALMEMBER OF CHEN TIANCAINAILSALON],
In considerationof and toinduce the executionanddeliveryof thatcertainRetail Lease
Agreementdatedasof __________, 2016 (the “Lease”) betweenLandlordandCHEN TIANCAINAIL
SALON (the “Tenant”) of whichthe Guarantor is[Insertrelationshipof Guarantorto Tenant],forcertain
leasedpremises(the “Premises”) asmore particularlydescribedinthe Lease,Guarantor,herebyagrees
as follows:

of 45
1. Guarantor unconditionallyguaranteestoLandlordthe full andpunctual paymentof all
rentsand othersumspayable byTenantunderthe Lease,andthe full andpunctual performance and
observance of all terms,covenantsandconditionsonthe partof Tenant tobe performedandobserved
underthe Lease (collectivelythe “TenantObligations”),includingrenewal terms,extensionperiods,
holdoverperiodsandperiodspriortothe commencementdate underthe Lease,if any. Guarantor
furtheragreestoindemnify,defendandholdLandlordharmlessforanyloss,liability,damage or
expense (includingattorneys’fees) arisingfromthe failure of Tenanttotimelyperformanyof the
TenantObligationsand/orarisingfromthe enforcementof thisGuaranty. UponTenant’sdefaultunder
the Lease,Guarantor shall payand/orperform, asthe case may be,the TenantObligationssoindefault,
as applicable,withoutoffset,deductionorcounterclaim.
2. Thisis a guarantyof paymentandperformance andnotof collection. Landlordshall not
be requiredtopursue anyremediesthatitmayhave againstTenantor pursue anysecuritydepositor
othersecurityor otherpartiesasa conditiontothe enforcementof thisGuaranty,itbeingintendedthat
Guarantor’sobligationsunderthisGuarantyshall be independentof,andinadditionto,the Tenant
Obligations. ItisunderstoodandagreedthatGuarantor may be joinedinanyactionagainstTenantand
that recoverymaybe had againstGuarantor insuch action,or in anyindependentactionagainst
Guarantor. ThisGuaranty shall notbe affectedorimpairedbyreasonof Landlordassertingagainst
Tenantany rights or remediesreservedtothe Landlordpursuanttothe Lease,oravailable atlaw or in
equity,includinganyterminationof the Lease orre-entryintothe Premises.
3. Guarantor waivesdemand,protest,notice of anybreachor defaultbyTenantunderthe
Lease,notice of acceptance of thisGuaranty,and all suretyshipdefensesgenerally.
4. (a) ThisGuaranty shall be absolute andcontinuing. The obligationsandliabilityof
Guarantor shall notbe discharged,released,affectedorimpairedby:
(i) Any change in the corporate existence,structure orownershipof Tenant,oranybankruptcy,
insolvency,reorganization,liquidation,dissolution,windinguporotherproceedingsaffectingTenant,or
the disaffirmance orrejectionof the Lease insuchproceedings,regardlessof whetheranyorall of the
foregoingisorare done or made withor withoutthe consentof Guarantoror Landlord;
(ii) Anymodification,amendmentorotheralterationof the Lease;anyrenewal orextensionof the
Lease;anyassignmentof the Lease;anysublease of all ora portionof the Premises;anyexpansionof
the Premises;oranyrelease of anyotherparty liable forthe TenantObligationsoranyrelease of
securityheldbyLandlordforthe performance of the TenantObligations. Guarantorconsentstoany and
all of the foregoing,andthisGuarantyshall applytothe Lease and the TenantObligationsasmodified,
amendedorotherwise changedpursuanttothissubparagraph(ii);

of 45
(iii) Anyactual or purportedassignmentbyGuarantorof any of the obligations,covenantsand
agreementscontainedinthisGuaranty.
(iv) Anyextensionof time forthe paymentorperformance of TenantObligationsoranyother
waiversorindulgencesthatmaybe grantedto Tenant;or
(v) Anydisabilityorotherdefense of Tenant,orthe cessationfromanyothercause whatsoeverof
the liabilityof Tenantunderthe Lease.
(b) The obligationsandliabilityof GuarantorunderthisGuarantyshall continue ineffect
until all TenantObligationshave beenfully,irrevocablyandindefeasiblypaid,performedandsatisfied.
If at anytime paymentof any of the Tenant Obligationsisrescindedormustbe otherwise restoredor
returneduponthe insolvency,bankruptcyorreorganizationof the Tenant,the obligationsof the
Guarantor withrespecttosuch paymentshall be reinstatedatsuchtime asthoughsuch paymenthad
not beenmade.
(c) All settlements,compromises,compositionsandagreedbalancesmade ingoodfaith
betweenLandlordandTenantshall be bindingonGuarantor.
5. Until all TenantObligationsare fullypaid,performedandsatisfied,Guarantor(a) shall
have no rightof subrogationagainstTenantbyreasonof Guarantor’sperformance underthisGuaranty
or moniesorobligationsowedbyTenanttoGuarantor,(b) waivesanyrightto enforce anyremedy
whichGuarantor nowhas or may hereafterhave againstTenantbyreasonof Guarantor’sperformance
underthisGuaranty,and (c) subordinatesanyliabilityorindebtednessof Tenantnow or hereafterheld
by or owedtoGuarantor to the TenantObligations.
6. In the eventthatthisGuaranty shall be heldineffectiveorunenforceable byany courtof
competentjurisdiction,Guarantorshall be deemedtobe a tenantunderthe Lease withthe same force
and effectasif Guarantor were expresslynamedasajointtenantwithTenant.
7. ThisGuaranty and the obligationsof the Guarantorunderthis Guarantyshall notbe
modified,discharged,waivedorterminatedexceptbyanagreementinwritingsignedbyGuarantorand
Landlord.
8. ThisGuaranty shall bindGuarantorand [his/her/itsheirs,administrators,executors,
successorsandassigns]. This Guarantymay be freelyassigned,transferredorhypothecatedbyLandlord
and shall runin favorand inure tothe benefitof Landlord,itssuccessorsandassigns,andeach
subsequentholderof Landlord’sinterestunderthe Lease. Referencestothe term“Tenant”shall be
deemedtoinclude Tenant’s[heirs,administrators,executors,successorsandassigns]. Notwithstanding

of 45
anythingtothe contraryin thisGuaranty,Guarantor shall nothave the rightto assign,hypothecate or
otherwise transferthisGuaranty or anyof Guarantor’sobligationsunderthisGuaranty.
9. ThisGuaranty shall be governedbyandconstruedinaccordance withlawsof the State
of Connecticut. Guarantoragreestobe subjectto the jurisdictionof the courtsof Connecticut,and
Guarantor waivesanyobjectiontopersonal jurisdictioninanysuit,actionorproceedinginsuchcourts.
Guarantor consentstoprocessbeingservedinanysuchsuit,actionor proceedingbythe mailingof a
copy thereof pursuanttothe notice provisionsof Paragraph10 below. If thisGuarantyisenforcedby
suitor otherwise orif Landlordexercisesanyof itsremediesunderthe Lease,Guarantorshall reimburse
Landlord,upondemand,forall reasonable expensesincurredinconnectiontherewith,including
reasonable attorney’sfees.
10. Noticestothe Guarantor shall be sentby certifiedorregisteredmail tothe addressset
forthabove. Such noticesshall be effectiveuponbeingdepositedinthe UnitedStatesmail,postage
prepaid. Alternatively,noticesmay be sentbyFedEx or other recognizeddeliveryservicesandshall be
effectiveupondeliverytothe above addresses. Guarantormay change the above addressesbygiving
writtennotice toLandlordat the addressto whichrentisthenpaidunderthe Lease.
11. If Guarantor comprisesmore thanone entityor person,all suchpersonsshall be jointly
and severallyliable forpaymentsandperformance of Guarantor’sobligationshereunderandTenant’s
Obligationsunderthe Lease.Inall referencesinthisGuarantytoany parties,persons,entitiesor
corporations,the use of any particulargenderorthe plural or singularnumberisintendedtoinclude the
appropriate genderornumberasthe textof thisGuaranty mayrequire.
12. To the fullestextentpermittedby law,Guarantorwaivesall rightstoa trial byjury inany action
relatedtothisGuaranty.
13. Notwithstandinganythingcontainedhereintothe contrary,itis understoodandagreedthatif
there ismore than one party executingthisGuaranty,the obligationof eachsuchparty,as a guarantor
hereunder,shallbe jointandseveral.
14. Upon Landlord’srequest,Guarantorshall promptlyfurnishLandlordwithabalance sheet
reflectingsuchGuarantor’scurrentfinancial condition,writtenevidenceof ownershipof all managing
and controllinginterestsinTenantandinanyentitieswhichdirectlyorindirectlycontrol Tenant.
15. GUARANTORHEREBY ACKNOWLEDGESTHAT THIS GUARANTY CONSTITUTES A COMMERCIAL
TRANSACTION,ASSUCHTERM IS USED ANDDEFINED IN SECTION 52-278A OFTHE CONNECTICUT
GENERAL STATUTES, AS AMENDED,AND TENANTHEREBY EXPRESSLYWAIVESANY ANDALL RIGHTS TO
ANYNOTICE OR TO ANYHEARING ASPROVIDEDAND SET FORTH IN CHAPTER 903A, ASAMENDED

of 45
Guarantor has signedthisGuarantyas of the day and year firstabove written.
GUARANTOR
By:
Name:
Title:
[Insertappropriate notarial acknowledgment]

of 45
EXHIBIT F
EXCLUSIVEUSES
NewtownSavingsBank(NSB)
ProvidedthatNSBisin possessionof the Premisesandoperatingitsbusinessthereinforthe Permitted
Use and isnot inDefaultof thisLease,Landlordcovenantsandagreesthatitwill not: (i) enterintoany
lease atthe Projectwithanytenantwhose principal businessisfora bank,savingsandloan,creditunion
or similarinstitution,orforanyfree-standingbankkiosks, (ii) permitanyotherATM’sor similardevices
on the exteriorareasof the Projectincludingthe exteriorof anyothertenantor occupant of the
Project’spremisesorthe drivewaysorparkingareaswithinthe Project,or(iii) permitanyothertenant
of the Projecttohave external signage foranyATM’sor similardevices(and/orsuccessordevices),it
beingagreedthatNSBrecognizesthatLandlordwill notbe requiredtocontrol whatanothertenantor
occupant doesinside itspremises.
Market 32 by Price Chopper
Duringthe term of this(Market 32 by Price Chopper) Lease orextensionthereof,noportionof any
store,buildingorlandownedbyLandlordorany individual orentityhavingmore thana10% interestin
Landlord, whichislocatedwithinfivemilesof the DemisedPremisesshall be leased,occupiedorused
for (a) the operationof a supermarketor(b) forthe sale of freshmeatand seafood,freshpoultry,fresh
vegetables,bakery,grocery,frozenfoodordairyproductsor (c) for the operationof a pharmacy((a)
through(c) collectively,the “ProhibitedUses”) unlesssuchusesare permittedpursuanttoSection11.4
hereof. Notwithstandingthe foregoing,nothingcontainedhereinshallpreventorprohibitthe operation
withinthe Retail Developmentof anice cream/frozenyogurtstore,gourmetcoffeeshop(e.g.,Dunkin
Donuts,Starbucks),restaurant(includingaPaneraBakeryCafé) (providedthatanyrestaurantinexcess
of 3,000 square feetmaynot be locatedwithin250 feetof the DemisedPremises),candystore,liquor
store,or any discountstore if the shelvinginsuchstore devotedtothe sale foroff-premises
consumptionof dairy,groceryandfrozenfoodsisnotin excessof 200 lineal feet. Forexample,one fifty
(50) footgondolawiththree (3) shelvesconsistsof shelvingof 150 lineal feet. Furthermore,nothing
containedhereinshallprohibitLandlordoranyLandlordAffiliate (assuchtermisdefinedthe Market32
by Price Chopperlease)fromcontinuingthe currentuse of anyexistingbuildingitownsorfrom
acquiringanexistingbuildingwhichisleased,occupiedorusedforaProhibitedUse priortosuch
acquisition,provided(a) the ProhibitedUse shall notbe enlarged(unlesspermittedunderthe applicable
lease) and(b) Landlordshall notsufferorpermitachange inuse of the acquiredbuildingtoa Prohibited
Use unlesssuchuse waspermittedunderthe applicable lease priortoLandlord’sexpressionof interest
inacquiringthe building.

Sample retail lease

Recommended

Recommended

More Related Content

What's hot

What's hot (15)

Viewers also liked

Viewers also liked (14)

Similar to Sample retail lease

Similar to Sample retail lease (20)

Recently uploaded

Recently uploaded (20)

Sample retail lease