Exhibit 10.10
PURCHASE AND SALE AGREEMENT
THIS PURCHASE AND SALE AGREEMENT (this “Agreement”) is made and entered into and is effective as of the 26th day of November, 2024 (the “Effective Date”), by and between The Leather Factory, L.P., a Texas limited partnership (“Seller”), and Colonna Brothers,
Inc., a New Jersey corporation, or its permitted assigns pursuant to Section 11.2 below (as applicable, “Purchaser”).
RECITALS
WHEREAS, Seller desires to sell the Property (as hereinafter defined) located in Tarrant County, Texas, and whose Improvements (as hereinafter
defined) have street addresses of 1900 SE Loop 820 and 2300 S. Campus Ct., Fort Worth, Texas 76140, and Purchaser desires to purchase the Property;
WHEREAS, in connection with the contemplated purchase and sale of the Property, Seller and Purchaser entered into that certain Pre-Purchase Right of
Entry and Due Diligence Agreement dated October 6, 2024 (the “Original Access Agreement”), as amended by that certain Amendment #1 to Pre-Purchase Right of
Entry and Due Diligence Agreement dated October 29, 2024 (the “First Amendment to Access Agreement,” and together with the Original Access Agreement, the “Access Agreement”); and
WHEREAS, Seller and Purchaser, intending to be bound by this Agreement, hereby (a) set forth hereinbelow the terms, conditions and agreements under
and by which Seller shall sell, and Purchaser shall purchase, the Property, and (b) acknowledge and agree that the terms, conditions and agreements set forth herein are in addition to and/or in replacement of those terms and conditions set forth in
the Access Agreement regarding said sale and purchase of the Property.
NOW, THEREFORE, in consideration of the foregoing recitals, the mutual covenants set forth in this Agreement, and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Purchaser and Seller hereby agree as set forth below:
1. PURCHASE AND SALE OF PROPERTY. Subject to and in accordance with the terms and conditions set forth in this Agreement, Purchaser shall purchase from Seller and Seller shall sell to Purchaser an approximately
29.78-acre tract of land (the “Real Property”) in the City of Fort Worth, County of Tarrant, State of Texas, which is more particularly described in Exhibit 1 and depicted in Exhibit 1-A attached hereto and
incorporated herein by reference, and upon which is located three (3) commercial buildings located at 1900 SE Loop 820 and 2300 S. Campus Ct., Fort Worth, Texas 76140 (collectively, the “Buildings”), together with (a) all other improvements, parking facilities and fixtures, including all mechanical, electrical, heating and air conditioning, and plumbing systems servicing the Buildings, located
on the Real Property owned by Seller , and any and all of Seller’s rights, easements, licenses and privileges presently thereon or appertaining thereto (collectively, the “Improvements”); (b) all rights, titles and interests of Seller in and to any easements, hereditaments, appurtenances, development rights, and other benefits, if any, pertaining to or affecting the Real Property, and all of
Seller’s rights to use rights‑of‑way, rights of ingress or egress or other interests in, on or to any land, highway, street, road or avenue, opened or proposed, in, on, across, in front of, abutting or adjoining the Real Property (collectively,
the “Easements”); (c) all machinery, furniture, furnishings, equipment and personal property set forth in Schedule 1, such inventory list to be attached to
this Agreement on or before Closing upon the parties’ mutual agreement as to the items of personal property included in the sale (the “Personal Property”);
(d) any and all permits and any and all warranties, architectural or engineering plans and specifications and development rights that exist as of the Closing Date (as hereinafter defined) and relate to the Real Property or the Personal Property
(collectively, the “Intangible Property”); and (e) all right,
title and interest of Seller under any and all of the maintenance, service, and other like contracts and agreements with respect to the ownership and operation of the Property, in each case, to the extent assignable at no cost to Seller
(excluding contracts that also affect other properties owned by Seller or its affiliates) (collectively, the “Service Contracts”), subject to the terms of Section 8.2 herein; all to the extent applicable to the period from and after the Closing (as defined in Section
4 below), except as expressly set forth to the contrary in this Agreement. Items (a) through (e) above, together with the Real Property, are collectively referred to in this Agreement as the “Property”; provided, however, the term “Property” expressly excludes all rights with respect to any refund of taxes applicable to any period prior to the Closing Date (as defined
below), all rights to any insurance proceeds or settlements for events occurring prior to Closing (subject to the terms below), all cash on hand, checks, money orders, prepaid postage in postage meters, and accounts receivable applicable to
periods on or prior to the Closing Date.
2. PURCHASE PRICE. The total consideration to be paid by Purchaser to Seller for the Property is an amount equal to Twenty-Six Million Five Hundred Thousand and No/100 Dollars ($26,500,000.00) (the “Purchase Price”).
2.1 Earnest Money. The parties hereby acknowledge and agree that Purchaser has delivered or will deliver to Republic
Title of Texas, 201 Main Street, Suite 1400, Fort Worth, Texas 76102, Attn: Janet Ceron (email: jceron@republictitle.com) (“Title Company”, and in its capacity as escrow agent hereunder, “Escrow Agent”) an amount equal to Two Hundred Thousand and No/100 Dollars ($200,000.00) (the “Initial
Earnest Money”) pursuant to Section 1 of the Access Agreement in good funds, by certified bank or cashier’s check or by federal wire transfer. On or before the date that is the later of: (i) five (5) business days after the Effective
Date, (ii) November 18, 2024, if Purchaser does not timely deliver notice to Seller of any Material Environmental Matter(s) (as more particularly described in Section 3.2 below), or (iii) November 25, 2024, if Purchaser timely delivers notice to
Seller of any Material Environmental Matter(s), Purchaser shall deposit with Escrow Agent an additional amount equal to Eight Hundred Thousand and No/100 Dollars ($800,000.00) (the “Additional Earnest Money” and together with the Initial Earnest Money and any interest earned thereon, the “Earnest Money”).
The Earnest Money shall be held by Escrow Agent in an interest-bearing account subject to receipt of a form W-9 from Purchaser. All interest earned on the Earnest Money shall be added to the principal held in the escrow and shall constitute a
part of the Earnest Money. Interest earned on the Earnest Money shall be deemed earned by Purchaser. Except as otherwise expressly provided herein, as of the Effective Date, the Earnest Money is non-refundable upon deposit pursuant to the terms
of the Access Agreement but otherwise shall still be treated as a part of the Earnest Money and credited to the Purchase Price if the transaction closes.
2.2 Independent Consideration. Notwithstanding anything in this Agreement to the contrary, One Hundred and No/100 Dollars ($100.00) of the Initial Earnest Money will be non-refundable to Purchaser and
distributed to Seller upon any termination of this Agreement as Independent Consideration (the “Independent Consideration”) in cash or immediately available
funds, in consideration for Seller entering into this Agreement to the exclusion of potential other purchasers and granting Purchaser the right to inspect and evaluate the Property during the Inspection Period (as defined below). The Independent
Consideration is not refundable to Purchaser under any circumstances but will be applied to the Purchase Price if Closing occurs.
2.3 Cash Balance. At Closing, Purchaser shall pay to Seller the Purchase Price, less the Earnest Money, plus or minus the prorations described in this Agreement (such amount, as adjusted, being
referred to as the “Cash Balance”). Purchaser shall pay the Cash Balance in good and immediately available funds through Escrow Agent.
3. TITLE AND SURVEY.
3.1 Evidence of Title. Purchaser has caused the Title Company to deliver to Purchaser and Seller (a) a commitment dated effective September 27, 2024, issued on October 10, 2024, GF No.
1003-403175-1-RTT (the “Title Commitment”) for an Owner’s Policy of Title Insurance on the standard form prescribed and promulgated by the Texas Department
of Insurance (i.e., a Texas Land Title Association (TLTA) Form T-1 Owner’s Policy of Title Insurance) in the amount of the Purchase Price (the “Title Policy”), (b) available copies of all title exception documents referred to in the Title Commitment, in accordance with the Access Agreement, and (c) UCC search reports, both from the
Secretary of State of Texas, the Secretary of State of the state of incorporation of Seller and from Tarrant County, Texas (the “UCC Searches”). Seller shall
have, as part of the Due Diligence Materials (as defined below), delivered a copy of the most recent survey of the Real Property and the Improvements in Seller’s possession, if any, to Purchaser (the “Survey”). Prior to the Effective Date, Purchaser may have, if it so elected and at its sole cost and expense, arranged for the preparation of a new survey (or an update of the existing Survey) with
respect to the Property (the “Updated Survey”).
3.2 Title Review. All items shown in Schedule B of the Title Commitment and the Survey (or Updated Survey) other than Mandatory Removal Items and Material Environmental Matters (as defined below)
shall be deemed to be “Permitted Exceptions.” Pursuant to the terms of the First Amendment to Access Agreement, Purchaser shall have the right to make
written objections to Seller on or before November 18, 2024 to any Material Environmental Matters, and Seller may, but shall not be obligated, to cure such Material Environmental Matters in accordance with the Access Agreement; provided, however,
that it is expressly understood and agreed that Seller shall have no obligation to effect such curative matters. Failure by Seller to deliver a response to Purchaser’s timely objections to any Material Environmental Matters within the
four-business day period set forth in the First Amendment to Access Agreement shall be deemed an election by Seller not to cure such matter(s). If Seller elects or is deemed to have elected not to cure any Material Environmental Matter timely
objected to by Purchaser, and Purchaser elects to accept such title as Seller can deliver and proceeds to Closing in accordance with the Access Agreement, such remedy shall be without reduction of the Purchase Price and such matter or matters
shall become a Permitted Exception. Purchaser’s failure to timely terminate this Agreement pursuant to its right to do so under the Access Agreement shall be deemed an election to accept title and proceed to Closing. If Purchaser terminates the
Agreement pursuant to this section, the Earnest Money will be returned to Purchaser in accordance with the Access Agreement and neither party shall have any further rights or obligations under this Agreement except those which expressly survive
termination of this Agreement. For purposes of this Agreement, a “Material Environmental Matter” means an environmental issue with the Property identified in Purchaser’s Phase II Environmental Site Assessment report that (1) was not shown on any
Phase I Environmental Site Assessment report or any other materials delivered by Seller to Purchaser with the Due Diligence Items, and (2) results in a recommendation by an environmental consultant to take remedial action because of one or more
recognized environmental conditions. A Material Environmental Matter expressly excludes all small risks (or matters) and business environmental risks, including, without limitation, any recommendation of an O&M Plan or like matters.
Notwithstanding the foregoing, Seller shall, at or prior to Closing, (i) discharge all liens of deeds of trust and/or mortgages or other collateral financing interests, and all other monetary liens created by, under or through Seller, or assumed
by Seller (with Seller having the right to apply the Purchase Price or a portion thereof for such purpose), whether voluntary or involuntary, listed in the Title Commitment or the UCC Searches (ii) discharge all mechanics’ or materialman’s liens
listed in the Title Commitment or the UCC Searches that are not created by Purchaser, (iii) satisfy or otherwise eliminate to the satisfaction of the Title Company any and all judgment liens against Seller and pertaining to the Property or
against the Property and are listed either in the Title Commitment or the UCC Searches, and (iv) cure and/or remove any exception or encumbrance noted on the updated Title Commitment or Updated Survey and created by, under or through Seller after
the Effective Date without Purchaser’s written consent (each a “Mandatory Removal Item”), and in no event shall any Mandatory Removal Item be deemed a
Permitted Exception. Purchaser may, at Purchaser’s election and at Purchaser’s sole cost and expense, have the standard printed exception as to discrepancies, conflicts, or shortages in area and boundary lines, or any encroachments or
protrusions, or any overlapping improvements amended to read “shortages in area.”
3.3 Supplemental Title Objections. If any update of the Title Commitment or Survey delivered to Purchaser after the Effective Date contains exceptions or items that were not set forth in the original
Title Commitment or Survey or on any update thereof previously delivered to Purchaser during the Inspection Period pursuant to the terms of the Access Agreement, Purchaser may notify Seller in writing of Purchaser’s objections to any such new
exceptions or new items (the “Supplemental Objections”) as contemplated by the Access Agreement. Seller must be notified of such Supplemental Objections
within two (2) business days after Purchaser’s receipt of the updated Title Commitment or Survey. If Purchaser timely notifies Seller of any Supplemental Objections, Seller may, but has no obligation to, cure any of the Supplemental Objections.
If Seller elects to cure any of the Supplemental Objections, Seller, within two (2) business days following Seller’s receipt of notice of the Supplemental Objections (the “Seller’s Supplemental Response Period”), shall deliver to Purchaser a written notice (the “Supplemental Cure Notice”) stating which, if any,
Supplemental Objections Seller elects to cure. If Seller does not deliver a Supplemental Cure Notice to Purchaser or delivers a Supplemental Cure Notice but does not agree to cure all of the Supplemental Objections and such new exceptions are
Material Title Defects, then Purchaser may, as its sole right and remedy, terminate this Agreement by giving written notice thereof to Seller within one (1) business day after the end of Seller’s Supplemental Response Period (the “Supplemental Termination Period”), whereupon the Earnest Money shall be returned to Purchaser and the parties shall have no other or further obligation or
liability to each other except as expressly provided in this Agreement. In other words, notwithstanding anything to the contrary contained in the Access Agreement, Purchaser shall only have the right to terminate this Agreement pursuant to this
section if the uncured new exceptions in the Supplemental Objections constitute a Material Title Defects. In the event that Purchaser does not terminate this Agreement prior to expiration of the Supplemental Termination Period, each Supplemental
Objection which Seller has not cured or committed in writing to cure at or prior to Closing shall be deemed waived by Purchaser. For the purposes hereof, a “Material
Title Defect” is a matter that has a material and adverse effect on the insurable, indefeasible title to the Property.
3.4 Except for Mandatory Removal
Items and any of Material Environmental Matters that Seller cures or agrees to cure on or prior to the Closing or any deeds of trust, mortgages, or other liens encumbering the Property as security for amounts owed by Seller to third parties
(which Seller shall cause to be released on or prior to Closing), all exceptions to title shown by the Title Commitment, the Survey and any encumbrance arising from the acts of Purchaser shall be deemed to be Permitted Exceptions for all purposes
hereunder.
4. CLOSING. The payment of the Purchase Price, the transfer of title to the Property, and the consummation of the transactions contemplated by this Agreement (the “Closing”) shall occur on December 13, 2024 (such date being sometimes referred to as the “Closing Date”) through escrow
at the Title Company.
4.1 Seller’s Closing Deliveries. At Closing, Seller shall execute (as necessary) and deliver to Purchaser (either through escrow or as otherwise provided below) each of the documents described below:
(a) one original Special Warranty
Deed (the “Deed”) warranting title to the Real Property against all persons claiming by, through or under Seller, but not otherwise, subject to the Permitted
Exceptions in substantially the form as attached hereto as Exhibit 4.1(a);
(b) a Bill of Sale assigning to
Purchaser the Personal Property and Intangible Property in substantially the form attached hereto as Exhibit 4.1(b);
(c) Seller’s non-foreign affidavit;
(d) one (1) original of the Closing
Statement (as defined below);
(e) the Leases (as defined in
Section 8.4) executed by Seller and countersigned by Purchaser and in substantially the forms attached hereto as Exhibits 8.4-A and 8.4-B;
(f) a restatement of the
representations and warranties set out in Section 9.1 hereof (subject to any “knowledge” qualifications set forth in Section 9.1);
(g) possession of the Property
(subject only to the Permitted Exceptions and the terms and provisions of the Leases); and
(h) such other instruments and
documents as are in Seller’s actual possession or direct control, and are reasonably appropriate, necessary and required by the Title Company or the Purchaser to complete and evidence the transactions contemplated hereby.
The Closing Statement may be signed by electronic counterparts on the Closing Date. To the extent available, Seller shall leave all of the original
Service Contracts, and all plans and specifications, contracts, licenses and permits pertaining to the Property at the premises.
4.2 Purchaser’s Closing Deliveries. At Closing, Purchaser shall deliver or cause to be delivered to Seller (i) executed counterparts of the Closing Statement and each of the instruments described
above to be executed by Purchaser, (ii) the Cash Balance described in Section 2.3 above, and (iii) such evidence of Purchaser’s power and authority as Seller or the
Title Company may reasonably request.
4.3 Closing Prorations and Adjustments. Seller shall prepare a statement of the prorations and adjustments required by this Agreement (the “Closing Statement”), and submit it to Purchaser and the Title Company for approval prior to the Closing. The items listed below are to be equitably prorated or adjusted as of the close of business on the
Closing Date, it being understood that for purposes of prorations and adjustments, Seller shall be deemed the owner of the Property through the day prior to the Closing Date and Purchaser shall be deemed the owner of the Property as of the
Closing Date and thereafter.
4.3.1 Taxes. Real estate and personal property taxes and assessments shall be prorated for the period for which such taxes and assessments are assessed, regardless of when payable, on the basis of the number of days in such period the Property will have been owned by Seller and Purchaser, respectively. If the current tax bill is not
available at Closing, then the proration shall be made on the basis of the most recent ascertainable tax bill. Any taxes paid at or prior to Closing shall be prorated based upon the amounts actually paid. If taxes and assessments for the fiscal
year in which Closing occurs have been determined but have not been paid before Closing, Seller shall be charged and Purchaser credited at Closing with an amount equal to that portion of such taxes and assessments which relates to the period
before the date of Closing, and Purchaser shall pay the taxes and assessments prior to the same becoming delinquent. To the extent that the actual taxes and assessments for the current year, when the tax bill is received, differ from the amount
apportioned at Closing, the parties shall make the appropriate adjusting payment between themselves within thirty (30) days after Purchaser presents to Seller a copy of the final tax bill and Purchaser’s calculation of the re-proration of the
taxes and assessments and the appropriate back-up materials related to the calculation which Purchaser agrees to do within thirty (30) days of its receipt of the final tax bill. If any Rollback Taxes (as defined below) are due before the Closing
due to a change in use of the Property by Seller or a denial of any special use valuation of the Property before the Closing, then Seller shall pay those Rollback Taxes (including any interest and penalties) at or before the Closing. If this sale
or a change in use of the Property or denial of any special use valuation of the Property after the Closing would result in the assessment after the Closing of additional taxes and interest applicable to the period of time before the Closing ("Rollback Taxes"), then Purchaser shall pay the Rollback Taxes (including any interest and penalties) if and when they are assessed, without receiving any credit
from Seller. This Section 4.3.1 will survive the Closing.
4.3.2 Utility Deposits. Seller shall receive a credit at Closing in the amount of all refundable cash or other deposits posted with utility companies servicing the Property which are duly assigned to
and assumed by Purchaser at Closing, if any.
4.3.3 Utilities. Water, electric, telephone and all other utility and any other payments to utility companies shall be prorated. If possible, utility prorations will be handled by final meter readings
on the Closing Date. If final readings are not possible, or if any such charges are not separately metered, such charges will be prorated based on the most recent period for which costs are available.
4.3.4 Service Contracts. Amounts due and prepayments under the Service Contracts shall be prorated after the Closing Date in accordance with the terms of the Leases. Notwithstanding anything herein to
the contrary, there shall be no proration of bonuses or lump sum payments, if any, received by Seller under Service Contracts prior to the expiration of the respective lease terms under the Leases, telephone communication agreements, or other
property agreements, whether characterized as “decorating fees,” “sign-up bonuses”, “additional rents” or the like, all of which shall belong to Seller.
4.3.5 Fees Payable. Assignable license and permit fees, and similar fees and expenses of operation shall be prorated.
If any item of income or expense set forth in this section is subject to final adjustment after Closing, then Seller and Purchaser shall make, and
each shall be entitled to, an appropriate reproration to each such item promptly when accurate information becomes available. Any amounts due from one party to the other as a result of such reproration shall be paid promptly in cash to the party
entitled thereto. Seller and Purchaser hereby covenant and agree to make available to each other for review such records as are necessary to complete such reprorations. The foregoing provisions of this section shall survive the Closing.
4.4 Reservation of Rights to Contest. Notwithstanding anything to the contrary contained in this Agreement, Seller reserves the right (all at its sole cost and expense) to meet with governmental
officials and to contest any reassessment or assessment of the Property or any portion thereof and to attempt to obtain a refund for any taxes previously paid. Seller shall retain all rights with respect to any refund of taxes applicable to any
period prior to the Closing Date, and Purchaser shall be entitled to the benefit of any refund of taxes applicable to any period on or after the Closing Date.
4.5 Transaction Costs. Except as otherwise specifically set forth in this Agreement, the closing costs and other costs incurred in connection with the transactions contemplated by this Agreement shall
be paid as follows: (a) Seller shall pay (i) one-half of all escrow fees, (ii) the recordation costs in connection with the removal of any encumbrances or other Mandatory Removal Items, and any other title curative documents pursuant to Section 3.2, and (iii) the base or basic premium charged by the Title Company for the Title Policy in the amount of the Purchase Price; (b) Purchaser shall pay (i) the base
or basic premium charged by the Title Company for the Title Policy in the amount in excess of the Purchase Price (if and to the extent applicable), (ii) all title charges in connection with any title insurance policy endorsements, mortgagee or
loan policies or any reinsurance or coinsurance requested by Purchaser, (iii) the cost of recording the Deed and any loan documents, (iv) all costs incurred by Purchaser in connection with Purchaser’s due diligence investigation of the Property,
(v) the cost of the Updated Survey; and (vi) one-half of all escrow fees; and (c) all other charges shall be paid by the party customarily responsible for such charges in like transactions in the City of Fort Worth, Texas. Seller and Purchaser
shall be responsible for the fees of their respective attorneys.
5. RISK OF LOSS.
5.1 Minor Damage. In the event of loss or damage to all or a portion of the Property prior to Closing arising out of a casualty or condemnation, which loss or damage is not “major” (as defined in Section 5.3 hereof), this Agreement shall remain in full force and effect provided Seller performs any necessary repairs or, upon mutual agreement of Seller and Purchaser,
assigns to Purchaser at Closing all of Seller’s right, title and interest to any claims and proceeds Seller may have with respect to any casualty insurance policies or condemnation awards relating to the premises in question, less costs actually
incurred by Seller prior to Closing in pursuing such claim, securing the Property or making repairs, without recourse to Seller. If Seller and Purchaser do not agree to have Seller assign to Purchaser at Closing all of Seller’s right, title and
interest to such claims and proceeds, then Seller shall use reasonable efforts to complete such repairs promptly and the Closing Date shall be extended a reasonable time in order to allow for the completion of such repairs. Upon Closing, full
risk of loss with respect to the Property shall pass to Purchaser (except to the extent expressly provided otherwise in the Leases).
5.2 Major Damage. In the event of a “major” loss or damage, either Seller or Purchaser may terminate this Agreement by written notice to the other party, in which event the Independent Consideration
shall be released to Seller, all Earnest Money will be returned to Purchaser (if any), and neither party will have any further rights or obligations hereunder except those which by their express terms survive termination. If neither Seller nor
Purchaser have elected to terminate this Agreement within ten (10) days after Seller has sent Purchaser written notice of the occurrence of a major loss or damage, then Seller and Purchaser shall be deemed to have elected to proceed with Closing,
in which event Seller shall, at Seller’s option, either (a) perform any necessary repairs, or (b) assign to Purchaser at Closing all of Seller’s right, title and interest to any claims and proceeds Seller may have with respect to any casualty
insurance policies or condemnation awards relating to the premises in question less costs actually incurred by Seller prior to Closing in pursuing such claim, securing the Property or making repairs. If Seller elects to perform repairs upon the
Property, Seller shall use reasonable efforts to complete such repairs promptly and the Closing Date shall be extended a reasonable time in order to allow for the completion of such repairs. Upon Closing, full risk of loss with respect to the
Property shall pass to Purchaser.
5.3 Definition of “Major” Loss or Damage. For purposes of Sections 5.1 and 5.2, “major” loss or damage refers to the
following: (a) loss or damage to the Property or any portion thereof such that the cost of repairing or restoring the premises in question to a condition substantially identical to that of the premises in question prior to the event of damage
would be, in the opinion of an architect selected by Seller and reasonably approved by Purchaser, equal to or greater than five percent (5%) of the Purchase Price, and (b) any loss due to a condemnation which permanently and materially impairs
the current use of, access to or parking for the Property.
6. BROKERAGE. Seller agrees to pay at and contingent upon Closing (but not otherwise) a brokerage commission due to Stream Realty (“Seller’s
Broker”) for services rendered in connection with the sale and purchase of the Property pursuant to a separate written agreement with Seller’s Broker. The parties acknowledge and agree that Seller’s Broker and Cushman & Wakefield (“Purchaser’s Broker”) shall enter into a separate written agreement
whereby Seller’s Broker agrees to pay Purchaser’s Broker a brokerage commission at and entirely contingent upon Closing for services rendered in connection with the sale and purchase of the Property. Seller and Purchaser shall each indemnify and
hold the other harmless from and against any and all claims of all other brokers, agents and finders claiming by, through or under the indemnifying party and in any way related to the sale and purchase of the Property, this Agreement or
otherwise, including, without limitation, attorneys’ fees and expenses incurred by the indemnified party in connection with such claim. The provisions of this section shall survive Closing or any termination of this Agreement.
7. DEFAULT AND REMEDIES.
7.1 Purchaser’s Remedies. Notwithstanding anything to the contrary contained in this Agreement, if Closing does not occur due to a Seller default that remains uncured for a period of thirty (30) days
following Seller’s receipt of written notice from Purchaser describing such default in reasonable detail (the parties hereby acknowledge and agree that Closing will be automatically extended to the extent reasonably necessary to accommodate such
notice and cure), then, as Purchaser’s sole and exclusive remedy, Purchaser may either (a) terminate this Agreement and the Earnest Money shall be returned to Purchaser, in which event this Agreement shall be null and void, and neither party
shall have any further rights or obligations under this Agreement, or (b) upon notice to Seller not more than one (1) month after Purchaser becomes aware of such failure, and provided an action is filed within one (1) month thereafter, Purchaser
may seek specific performance of this Agreement, but not damages. Purchaser’s failure to seek specific performance as aforesaid shall constitute its election to proceed under clause (a) above. In addition, and notwithstanding anything to the
contrary contained above, if Seller voluntarily sells, mortgages or otherwise disposes of the Property (or any portion thereof) to another party (i.e., other than Purchaser or its permitted assigns pursuant to the terms hereof) during the term of
this Agreement, then in addition to the above‑listed remedies: (1) Purchaser, at its sole option may sue Seller for damages, and (2) Seller shall promptly reimburse Purchaser for all bona fide and verified, reasonable out-of-pocket expenses and
costs incurred by Purchaser in connection with this Agreement, including (without limitation) reasonable attorneys’ fees and expenses.
7.2 Seller’s Remedies. Purchaser and Seller acknowledge that it would be extremely impractical and difficult to ascertain the actual damages which would be suffered by Seller if Purchaser fails to
consummate the purchase and sale contemplated herein for any reason other than Seller’s default hereunder in any material respect. Purchaser and Seller have considered carefully the loss to Seller occasioned by taking the Property off the market
as a consequence of the negotiation and execution of this Agreement, the expenses of Seller incurred in connection with the preparation of this Agreement and Seller’s performance hereunder, and the other damages, general and special, which
Purchaser and Seller realize and recognize Seller will sustain but which Seller cannot at this time calculate with absolute certainty. Based on all those considerations, Purchaser and Seller have agreed that the damage to Seller in such event
would reasonably be expected to be equal to the sum of the Earnest Money. Accordingly, if Purchaser defaults under the terms of this Agreement or if Closing does not occur on the Closing Date due to a Purchaser default, then Seller shall have
the right to retain the Earnest Money as full and complete liquidated damages, and as its sole and exclusive remedy for Purchaser’s default hereunder. Notwithstanding the foregoing, this Section 7.2 shall not limit Seller’s rights pursuant to Purchaser’s indemnity obligations under this Agreement.
7.3 Post-Closing Remedies. After Closing, Seller and Purchaser shall, subject to the terms and conditions of this Agreement, have such rights and remedies as are available at law or in equity, except
that neither Seller nor Purchaser shall be entitled to recover from the other consequential or special damages.
8. CONDITIONS PRECEDENT.
8.1 Inspection Period. Pursuant to the terms of the Access Agreement, Seller has delivered or will deliver or make available to Purchaser certain due diligence materials, as more particularly described
in the Access Agreement (collectively, the “Due Diligence Materials”). Moreover, pursuant to Section 2 of the Original Access Agreement and paragraph 3 of
the First Amendment to Access Agreement, Purchaser had until 5:00 p.m., Fort Worth, Texas time on November 5, 2024 (the “Inspection Period”) within which to
inspect the Property, obtain any necessary internal approvals to the transaction, and satisfy itself as to all matters relating to the Property, including, but not limited to, environmental, engineering, structural, financial, title and survey
matters. The parties hereby acknowledge and agree that Purchaser did not terminate the Access Agreement prior to the expiration of the Inspection Period and, as such, Purchaser has waived the condition relating to Purchaser’s satisfaction as to
the condition of the Property contained in the Access Agreement, subject to any Material Environmental Matters that may exist on the Property and to which Purchaser timely objects to pursuant to the terms set forth in paragraphs 1 and 2 of the
First Amendment to Access Agreement. In connection with Purchaser’s inspections of the Property, Seller shall not be required to provide Purchaser access to any internal organizational information or materials of Seller or any other proprietary
or confidential information. Purchaser shall use reasonable efforts to minimize interference with Seller’s operation of the Property during its inspections, and no on-site inspection shall be undertaken without forty-eight (48) hours’ prior
notice to Seller. Seller or Seller’s representative shall have the right to be present at any or all inspections. No inspection shall involve the taking of samples or other physically invasive procedures without the prior consent of Seller.
Purchaser agrees not to permit any mechanic’s or materialmen’s liens or claims for such liens to attach to the Property as a result of Purchaser’s inspections. Notwithstanding anything to the contrary contained in the Access Agreement, Purchaser
shall indemnify, defend (with counsel reasonably acceptable to Seller) and hold Seller and its employees and agents harmless from and against any and all loss, cost, expense, liability, damage, cause of action or claim (including, without
limitation, reasonable attorneys’ fees incurred in connection therewith) arising out of or resulting from Purchaser’s exercise of its rights under this Agreement, including, without limitation, its right of entry upon and inspection and testing
of the Property as provided for in this section, and such indemnity shall survive the Closing and any termination of this Agreement. Purchaser will not reveal to any third party not approved by Seller the results of its inspections or tests
(unless required to do so by law), and upon Seller’s request, Purchaser agrees to provide Seller with a copy of any third-party inspection or test report, if Purchaser terminates this Agreement.
8.2 Service Contracts. The parties hereby acknowledge and agree that Seller will continue to occupy the Property after Closing pursuant to the Leases described below and, in connection with such
occupancy post-Closing, will maintain in full force and effect the Service Contracts necessary for Seller’s continued operations on the Property. To the extent Purchaser does not notify Purchaser that it elects to assume any one or all of the
Service Contracts, Seller shall cause the termination any such Service Contracts on or before the end of the respective lease terms of the Leases in accordance with the terms and conditions set forth in the Leases; provided, however, Seller shall
have no obligation to terminate and Purchaser must assume any and all Service Contracts that are not terminable without the payment of a penalty or premium for early termination.
8.3 No Financing Contingency. This Agreement is not subject to any financing contingency.
8.4 Leaseback of the Property. At, but conditioned upon, Closing, the parties shall enter into two (2) lease agreements substantially in the forms attached hereto as Exhibits 8.4-A and 8.4-B,
respectively (the “Leases”) whereby Purchaser shall lease to Seller, and Seller shall lease from Purchaser, each of the Buildings, as well as the Real
Property the Buildings are located thereon beginning as of the Closing Date. The parties hereby acknowledge and agree that Seller shall have the right to terminate either or both of the Leases for any reason upon at least thirty (30) days’
advance written notice to Purchaser.
9. REPRESENTATIONS, WARRANTIES AND COVENANTS.
9.1 Seller’s Representations and Warranties. Subject to Section 9.5 below, Seller hereby represents and warrants to
Purchaser as to the following matters, as of the Effective Date:
9.1.1 Organization and Authority. Seller is duly organized and is in existence and good standing under the laws of the State of Texas. Seller has the power and authority under its organizational
documents to sell, transfer, convey and deliver the Property to be sold and purchased hereunder, and all action and approvals required thereunder have been duly taken and obtained.
9.1.2 No Conflict. The execution and delivery of this Agreement, the consummation of the transactions provided for herein and the fulfillment of the terms hereof will not result in a breach of any of
the terms or provisions of, or constitute a default under, any provision of Seller’s organizational documents.
9.1.3 Condemnation. To Seller’s knowledge, Seller has not received from any governmental authority any written notice of any condemnation of the Property or any part thereof.
9.1.4 Litigation. To Seller’s knowledge, there is no pending material litigation against Seller with respect to its ownership or operation of the Property.
9.1.5 Bankruptcy. There are no attachments, executions, assignments for the benefit of creditors, receiverships, conservatorships or voluntary or involuntary proceedings in bankruptcy or pursuant to any
other debtor relief laws pending against Seller, or, to Seller’s knowledge, threatened against Seller or the Property.
9.1.6 Liens. Except as set forth in the Title Commitment or the UCC Searches, to Seller’s knowledge, no bills for work completed on the Property are outstanding which create -- or, after the Closing,
may create -- a mechanics lien against all or any portion of the Property that will not be satisfied on or before Closing.
9.1.7 Non-Foreign. Seller is not a “foreign person” as that term is used in Section 1445 of the Internal Revenue Code of 1986, as amended.
9.1.8 OFAC. Neither Seller nor to Seller’s knowledge any beneficial owner of Seller: (i) is listed on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign
Assets Control, Department of the Treasury (“OFAC”) pursuant to Executive Order No. 133224 66 Fed. Reg. 49079 (September 25, 2001) (the “Order”) and/or on
any other list of terrorists or terrorist organizations maintained pursuant to any of the rules and regulations of OFAC or pursuant to any other applicable orders (such lists are collectively referred to as the “Lists”); (ii) is a person or entity who has been determined by competent authority to be subject to the prohibitions contained in the Orders; (iii) to Seller’s knowledge is owned or
controlled by, or acts for or on behalf of, any person or entity on the Lists or any other person or entity who has been determined by competent authority to be subject to the prohibitions contained in the Order, or (iv) is or has engaged in any
dealings or transactions, or is otherwise associated, with any Forbidden Entity. A “Forbidden Entity” is defined as (A) the governments of Cuba, Iran, North
Korea, Myanmar, Syria and Sudan (each, a “Prohibited Country”) and any of their agencies, including, but not limited to, political units and subdivisions
(each, a “Prohibited Government”); and (B) any company that (1) is wholly or partially managed or controlled by a Prohibited Government, (2) is established,
organized under, or whose principal place of business is in any Prohibited Country, or (3) has failed to submit an affidavit following request therefore averring that it does not own or control any property or asset in and has not and does not
transact business with any Prohibited Country. For purposes of this Section 9.1.8, a “company” is any entity whether publicly traded or privately owned capable of affecting commerce, including, but not limited to, a government, governmental
agency, natural person, legal person, sole proprietorship, partnership, firm corporation, subsidiary, affiliate, franchisor, franchisee, joint venture, trade association, financial institution, utility, public franchise, provider of financial
services, trust, or enterprise and any association thereof. The foregoing does not apply to any person or entity to the extent that such person’s interest in Seller is through a US publicly traded entity.
9.2 Representations Remade. It will be a condition to Purchaser’s obligations to consummate the Closing that all above representations and warranties of Seller be accurate in all
material respects as of the Closing Date. Seller shall promptly advise Purchaser in writing if any representation or warranty contained in Section 9.1 shall become false or misleading in any material respect prior to the Closing Date. As of Closing, Seller shall be deemed to remake and restate the representations set forth in Section 9.1, except
that the representations shall be updated by delivering written notice to Purchaser in order to reflect any fact, matter or circumstance which Seller has become aware of that would make any of Seller’s representations or warranties contained
herein untrue or incorrect (any such disclosure being referred to as a “Pre-Closing Disclosure”). When used herein, the term “to Seller’s knowledge” shall refer to the actual knowledge of Janet Carr and of no other person or entity and is made solely on the basis of the current, conscious, and actual, as
distinguished from implied, imputed, and constructive, knowledge upon the date that such representation or warranty is made, without inquiry or investigation thereof. So qualifying Seller’s knowledge shall in no event give rise to any personal
liability on the part of Janet Carr or any other officer or employee of Seller.
9.3 Covenants. Seller hereby covenants and agrees with Purchaser as to the following matters.
9.3.1 Operations; Insurance. Between the Effective Date and the Closing Date, Seller shall (a) operate the Property in the normal course of Seller’s business, (b) use commercially reasonable efforts to
maintain the Property in the same condition as of the Effective Date, ordinary wear and tear excepted, and subject to Section 5 above, and (c) maintain all property,
casualty and liability insurance on the Property maintained by Seller as of the Effective Date.
9.3.2 Other Agreements. Between the Effective Date and the Closing Date and except as required by law or by any of the Permitted Exceptions or as otherwise permitted under this Agreement, Seller shall
not become party to agreements granting an easement or right-of-way on, under or about the Property, and Seller shall not become party to any agreements granting easements or rights-of-way in favor of the Property.
If Purchaser discovers before Closing that any of Seller’s representations, warranties, or covenants are inaccurate in any material respect or that
Seller has failed to perform any of the covenants contained in this Agreement in any material respect, Purchaser shall promptly notify Seller in writing and Seller may attempt to correct or remedy such misrepresentation or default. If the
misrepresentation or default is not remedied by Seller before Closing, Purchaser may, as its sole and exclusive remedy, by written notice to Seller within thirty (30) days following the notice from Purchaser to Seller of such misrepresentation or
default elect to: (a) proceed to Closing, whereby any claim for such misrepresentation or default shall be deemed waived, or (b) terminate this Agreement and receive an immediate return of all of the Earnest Money, in which event the Earnest Money
will be released to Seller and the parties shall have no further rights or obligations hereunder, except for those that expressly survive the termination of this Agreement. If Purchaser does not elect by written notice to Seller either of the
options above, Purchaser shall be deemed to have elected option (a). Closing shall be automatically extended, as necessary, to accommodate the above-described Seller notice and cure period for any material inaccuracies regarding any of Seller’s
representations, warranties, or covenants set forth herein.
9.4 Purchaser’s Representations and Warranties. Subject to Section 9.5 below, Purchaser represents and warrants that:
9.4.1 Organization and Authority. Purchaser is duly organized and is in existence and good standing under the laws of the State of New Jersey. Purchaser has the power and authority under its
organizational documents to perform its obligations hereunder, and all action and approvals required have been duly taken and obtained.
9.4.2 No Conflict. The execution and delivery of this Agreement, the consummation of the transactions provided for herein and the fulfillment of the terms hereof will not result in a breach of any of
the terms or provisions of, or constitute a default under, any provision of Purchaser’s organizational documents.
9.4.3 No Bankruptcy Purchaser has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy or suffered the filing of any involuntary petition by
Purchaser’s creditors, (iii) suffered the appointment of a receiver to take possession of all, or substantially all, of Purchaser’s assets, (iv) suffered the attachment or other judicial seizure of all, or substantially all, of Purchaser’s
assets, (v) admitted in writing its inability to pay its debts as they come due, or (vi) made an offer of settlement, extension or composition to its creditors generally.
9.4.4 Inspection. By the end of the Inspection Period, Purchaser shall have inspected the Property and shall have reviewed the Service Contracts, expenses, and other matters relating to the Property
and, based upon its own investigations, inspections, tests, and studies, determined whether to purchase the Property and assume Seller’s rights and obligations under the Service Contracts and otherwise with respect to the Property, fully and
completely at its expense and shall have ascertained to its satisfaction the extent to which the Property complies with applicable zoning, building, environmental, health and safety and all other laws, codes and regulations.
9.4.5 OFAC. Neither Purchaser nor to Purchaser’s knowledge any beneficial owner of Purchaser: (i) is listed on OFAC, the Order and/or on any other list of terrorists or terrorist organizations
maintained pursuant to any of the rules and regulations of OFAC or pursuant to any other applicable orders; (ii) is a person or entity who has been determined by competent authority to be subject to the prohibitions contained in the Orders; (iii)
to Purchaser’s knowledge, is owned or controlled by, or acts for or on behalf of, any person or entity on the Lists or any other person or entity who has been determined by competent authority to be subject to the prohibitions contained in the
Order, or (iv) is or has engaged in any dealings or transactions, or is otherwise associated, with any Forbidden Entity. The foregoing does not apply to any person or entity to the extent that such person’s interest in Purchaser is through a US
publicly traded entity.
9.5 Survival and Limitation of Liability. Purchaser’s right to enforce the representations and warranties set forth in Section 9.1,
subject to modifications thereto as a result of any Pre-Closing Disclosure, shall survive the Closing for a period of one (1) year from the date of Closing, but only as to claims of which Purchaser notifies Seller in writing no later than
forty-five (45) days following the expiration of such 1-year period, and not otherwise. Notwithstanding anything in this Agreement to the contrary, the liability of Seller arising under or in connection with Seller’s covenants, representations
and warranties contained in this Agreement, and any other agreements of Seller which are expressly provided in this Agreement to survive Closing, is limited to an aggregate of Two Hundred Fifty Thousand and No/100 Dollars ($250,000.00) and Seller
shall not be liable for any claim hereunder unless, until, and only if such claim exceeds an aggregate amount equal to at least Twenty-Five Thousand and No/100 Dollars ($25,000.00).
10. DISCLAIMERS AND WAIVERS.
10.1 No Reliance on Documents. Except as expressly stated herein, Seller makes no representation or warranty as to the truth, accuracy or completeness of any materials, data or information delivered by
Seller to Purchaser in connection with the transaction contemplated hereby including, without limitation, the Due Diligence Materials delivered or made available by Seller to Purchaser. Purchaser acknowledges and agrees that all materials, data
and information delivered by Seller to Purchaser in connection with the transaction contemplated hereby are provided to Purchaser as a convenience only and that any reliance on or use of such materials, data or information by Purchaser shall be
at the sole risk of Purchaser, except as otherwise expressly stated herein. Without limiting the generality of the foregoing provisions, Purchaser acknowledges and agrees that (a) any Due Diligence Materials, data, information, environmental
studies or other reports with respect to the Property which is delivered by Seller to Purchaser (the “Deliveries”) shall be for general informational
purposes only, (b) Purchaser shall not have any right to rely on any such report delivered by Seller to Purchaser, but rather shall rely on its own inspections and investigations of the Property and any reports commissioned by Purchaser with
respect thereto, and (c) neither Seller, any affiliate of Seller nor the person or entity which prepared any such report delivered by Seller to Purchaser shall have any liability to Purchaser for any inaccuracy in or omission from any such
report.
10.2 DISCLAIMERS. EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT AND THE DOCUMENTS TO BE DELIVERED AT CLOSING PURSUANT TO SECTIONS 4.1
AND 4.2 HEREOF (the “Closing Documents”), IT IS UNDERSTOOD AND AGREED THAT SELLER IS NOT MAKING AND HAS NOT AT ANY TIME MADE ANY WARRANTIES OR
REPRESENTATIONS OF ANY KIND OR CHARACTER, EXPRESSED OR IMPLIED, WITH RESPECT TO THE PROPERTY, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OR REPRESENTATIONS AS TO HABITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE (OTHER
THAN SELLER’S LIMITED WARRANTY OF TITLE TO BE SET FORTH IN THE DEED), ZONING, TAX CONSEQUENCES, LATENT OR PATENT PHYSICAL OR ENVIRONMENTAL CONDITION, UTILITIES, OPERATING HISTORY OR PROJECTIONS, VALUATION, GOVERNMENTAL APPROVALS, THE COMPLIANCE
OF THE PROPERTY WITH GOVERNMENTAL LAWS, THE TRUTH, ACCURACY OR COMPLETENESS OF THE DELIVERIES OR ANY OTHER INFORMATION PROVIDED BY OR ON BEHALF OF SELLER TO PURCHASER, OR ANY OTHER MATTER OR THING REGARDING THE PROPERTY. PURCHASER ACKNOWLEDGES
AND AGREES THAT UPON CLOSING SELLER SHALL SELL AND CONVEY TO PURCHASER AND PURCHASER SHALL ACCEPT THE PROPERTY “AS IS, WHERE IS, WITH ALL FAULTS”, EXCEPT TO THE EXTENT
EXPRESSLY PROVIDED OTHERWISE IN THIS AGREEMENT AND THE CLOSING DOCUMENTS. PURCHASER HAS NOT RELIED AND SHALL NOT RELY ON, AND SELLER IS NOT LIABLE FOR OR BOUND BY, ANY EXPRESSED OR IMPLIED WARRANTIES, GUARANTIES, STATEMENTS, REPRESENTATIONS OR
INFORMATION PERTAINING TO THE PROPERTY OR RELATING THERETO (INCLUDING SPECIFICALLY, WITHOUT LIMITATION, THE DELIVERIES) MADE OR FURNISHED BY SELLER OR ANY REAL ESTATE BROKER OR AGENT REPRESENTING OR PURPORTING TO REPRESENT SELLER, TO WHOMEVER
MADE OR GIVEN, DIRECTLY OR INDIRECTLY, ORALLY OR IN WRITING, UNLESS SPECIFICALLY SET FORTH IN THIS AGREEMENT AND THE CLOSING DOCUMENTS.
PURCHASER REPRESENTS TO SELLER THAT PURCHASER HAS CONDUCTED, OR SHALL CONDUCT PRIOR TO CLOSING, SUCH INVESTIGATIONS OF THE PROPERTY, INCLUDING BUT
NOT LIMITED TO, THE PHYSICAL AND ENVIRONMENTAL CONDITIONS THEREOF, AS PURCHASER DEEMS NECESSARY TO SATISFY ITSELF AS TO THE CONDITION OF THE PROPERTY AND THE EXISTENCE OR NONEXISTENCE OR CURATIVE ACTION TO BE TAKEN WITH RESPECT TO ANY HAZARDOUS OR
TOXIC SUBSTANCES ON OR DISCHARGED FROM THE PROPERTY, AND SHALL RELY SOLELY UPON SAME AND NOT UPON ANY INFORMATION PROVIDED BY OR ON BEHALF OF SELLER OR ITS AGENTS OR EMPLOYEES WITH RESPECT THERETO, OTHER THAN SUCH REPRESENTATIONS, WARRANTIES AND
COVENANTS OF SELLER AS ARE EXPRESSLY SET FORTH IN THIS AGREEMENT. UPON CLOSING, PURCHASER SHALL ASSUME THE RISK THAT ADVERSE MATTERS, INCLUDING BUT NOT LIMITED TO, CONSTRUCTION DEFECTS AND ADVERSE PHYSICAL AND ENVIRONMENTAL CONDITIONS, MAY NOT
HAVE BEEN REVEALED BY PURCHASER’S INVESTIGATIONS, AND PURCHASER, UPON CLOSING, SHALL BE DEEMED TO HAVE WAIVED, RELINQUISHED AND RELEASED SELLER (AND SELLER’S AND ITS PARTNERS’ RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, MEMBERS, SHAREHOLDERS,
EMPLOYEES AND AGENTS) FROM AND AGAINST ANY AND ALL CLAIMS, DEMANDS, CAUSES OF ACTION (INCLUDING CAUSES OF ACTION IN TORT), LOSSES, DAMAGES, LIABILITIES, COSTS AND EXPENSES (INCLUDING ATTORNEYS’ FEES AND COURT COSTS) OF ANY AND EVERY KIND OR
CHARACTER, KNOWN OR UNKNOWN, WHICH PURCHASER MIGHT HAVE ASSERTED OR ALLEGED AGAINST SELLER (AND SELLER’S AND ITS PARTNERS’ RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, MEMBERS, SHAREHOLDERS, EMPLOYEES AND AGENTS) AT ANY TIME BY REASON OF OR ARISING
OUT OF ANY LATENT OR PATENT CONSTRUCTION DEFECTS OR PHYSICAL CONDITIONS, VIOLATIONS OF ANY APPLICABLE LAWS (INCLUDING, WITHOUT LIMITATION, THE AMERICANS WITH DISABILITIES ACT OF 1990, THE TEXAS ARCHITECTURAL BARRIERS ACT, OR ANY ENVIRONMENTAL LAWS)
AND ANY AND ALL OTHER ACTS, OMISSIONS, EVENTS, CIRCUMSTANCES OR MATTERS REGARDING THE PROPERTY.
10.3 Waiver and Release. As a material inducement to Seller to enter into the Agreement, and with the exception of those remedies expressly provided in this Agreement with respect to a breach by
Seller of its express representations and warranties set forth herein, effective as of the Closing, Purchaser, for itself and on behalf of its successors and assigns, hereby irrevocably and unconditionally waives, releases, acquits, compromises
with and forever discharges the Seller and each of the Seller’s predecessors, successors, assigns, agents, partners, directors, officers, employees, insurance companies, representatives, attorneys, divisions, subsidiaries, affiliates (and
partners, agents, directors, officers, employees, representatives and attorneys of such parent companies, divisions, subsidiaries and affiliates), and all persons acting by, through, under or in concert with any of them (collectively “Released Parties”), from and for all charges, complaints, claims, liabilities, obligations, promises, agreements, controversies, damages, actions, causes of
action, suits, rights, demands, costs, losses, debts and expenses (including attorney’s fees and costs actually incurred) of any nature whatsoever, known or unknown, suspected or unsuspected, arising in connection with the Property, whether prior
to or after the Closing, including, but not limited to claims under any federal, state or local laws, including, without limitation, Environmental Laws (as defined below), which Purchaser now has, owns or holds, or claims to have, own or hold, or
claimed to have, own or hold against any of the Released Parties. As used herein, the term “Environmental Laws” means any federal, state or local statute,
law, rule, regulation, ordinance or code in effect and applicable to the Property on the Effective Date, and any judicial or administrative order, consent decree, judgment or directive in effect and applicable to the Property on the Effective
Date, relating to the protection of environment or natural resources, or hazardous materials, including without limitation, the Federal Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. §§ 9601 et. seq., the Superfund Amendments and Reauthorization Act, 42 U.S.C. §§ 9601 et. seq., the
Federal Toxic Substances Control Act, 15 U.S.C. §§ 2601 et. seq., the Federal Resource Conservation and Recovery Act, 42 U.S.C. §§ 6901 et. seq., the Federal Hazardous Material Transportation Act, 49 U.S.C. §§ 1801 et. seq., the Federal Clean Air Act, 42
U.S.C. § 7401 et. seq., the Federal Water Pollution Control Act, 33 U.S.C. § 1251 et. seq,
and the regulations promulgated pursuant thereto. The provisions of this section shall survive the Closing, but shall be subject to the terms and provisions of the Leases.
10.4 Survival. The provisions of this Article 10 shall survive Closing or any termination of this Agreement.
11. MISCELLANEOUS.
11.1 Entire Agreement. All understandings and agreements heretofore had between Seller and Purchaser with respect to the Property are merged in this Agreement, which alone fully and completely
expresses the agreement of the parties.
11.2 Assignment. Except as provided in Section 11.10 below, neither this Agreement nor any interest hereunder shall be
assigned or transferred by Purchaser without Seller’s consent; provided, however, that no such consent shall be required with respect to Purchaser’s assignment to an entity owned and controlled by or under common control with Purchaser as long as
Purchaser has provided written notice to Seller of such assignment at least five (5) days prior to the Closing Date; and provided further that upon any such assignment permitted hereunder, the Purchaser named herein shall remain liable to Seller
for the performance of “Purchaser’s” obligations hereunder.
11.3 Modifications. This Agreement shall not be modified or amended except in a written document signed by Seller and Purchaser.
11.4 Time of Essence. Time is of the essence of this Agreement. In the computation of any period of time provided for in this Agreement or by law, the day of the act or event from which the period of
time runs shall be excluded, and the last day of such period shall be included, unless it is a Saturday, Sunday, or legal holiday, in which case the period shall be deemed to run until the end of the next day which is not a Saturday, Sunday, or
legal holiday.
11.5 Governing Law and Venue. This Agreement shall be governed and interpreted in accordance with the laws of the state in which the Property is located and the venue of any legal action filed in
connection herewith shall be in Fort Worth, Tarrant County, Texas.
11.6 Notices. All notices, demands, designations, certificates, requests, offers, consents, approvals, appointments and other instruments given pursuant to this Agreement shall be in writing and given
by (a) hand delivery; (b) express overnight delivery service; (c) certified or registered mail, return receipt requested; or (d) e-mail transmission (with no accompanying “delivery failure” notice), and shall be deemed to have been delivered upon
(i) receipt, if hand delivered; (ii) the next business day, if delivered by a reputable express overnight delivery service; (iii) the third (3rd) business day following the day of deposit of such notice with the United States Postal Service, if
sent by certified or registered mail, return receipt requested; or (iv) the date of transmission, if delivered by e-mail pursuant to the requirements of Section 11.6(d)
above. Notices shall be provided to the parties and addresses specified below:
If to Seller:
The Leather Factory, L.P.
1900 SE Loop 820
Fort Worth, Texas 76140
Attention: Daniel Ross
Telephone: 817-457-7908
Email: Daniel.Ross@tandyleather.com
With a copy to:
Bourland, Wall & Wenzel, P.C.
301 Commerce Street, Suite 2500
Fort Worth, Texas 76102
Attention: Sadie Harrison-Fincher, Esq.
Telephone: (817) 877-1088
Email: sharrisonfincher@bwwlaw.com
If to Purchaser:
Colonna Brothers, Inc.
4102 Bergen Turnpike
North Bergen, New Jersey 07047-2510
Attention: Dylan Tighe, Chief Operating Officer
Telephone: (908) 642-5992
Email: dylantighe@colonnabrothers.com
With a copy to:
Fox Rothschild LLP
Saint Ann Court
2501 N. Harwood Street, Suite 1800
Dallas, Texas 75201
Attention: Christopher I. Clark, Esq.
Telephone: (214) 231-5748
Email: ciclark@foxrothschild.com
11.7 Confidentiality. Prior to Closing, Seller and Purchaser and its representatives shall hold in strictest confidence all data and information obtained with respect to the other party or its
business, whether obtained before or after the execution and delivery of this Agreement, and shall not disclose the same to others; provided, however, that it is understood and agreed that Purchaser may disclose such data and information to the
employees, consultants, accountants and attorneys of Purchaser provided that such persons agree in writing to treat such data and information confidentially. If this Agreement is terminated or Purchaser fails to perform hereunder, Purchaser shall
promptly return to Seller any statements, documents, schedules, exhibits or other written information obtained from Seller in connection with this Agreement or the transaction contemplated herein. In the event of a breach or threatened breach by
Purchaser or its agents or representatives of this section, Seller shall be entitled to an injunction restraining Purchaser or its agents or representatives from disclosing, in whole or in part, such confidential information. Nothing herein shall
be construed as prohibiting Seller from pursuing any other available remedy at law or in equity for such breach or threatened breach. The provisions of this section shall survive Closing or any termination of this Agreement.
11.8 Reports. If for any reason Purchaser does not consummate the Closing, then Purchaser shall assign and transfer to Seller all of its right, title and interest in and to any and all studies, reports,
surveys and other information, data and/or documents relating to the Property or any part thereof prepared by or at the request of Purchaser, its employees and agents (each, a “Report”), and shall deliver to Seller copies of all of the foregoing; provided, however, that Purchaser shall not have an obligation to assign its right, title, and interest in any Report to the extent (i) assignment
is not permitted by the preparer of such Report, or (ii) a transfer fee or other similar fee is required to be paid in connection with the assignment and Seller does not agree in writing to pay such transfer fee or other similar fee charged by
the preparer of a Report in connection with such assignment (if any).
11.9 Binding Effect. This Agreement shall be binding upon and inure to the benefit of Seller and Purchaser, and their respective heirs, personal representatives, successors and assigns. Except as
expressly provided herein, nothing in this Agreement is intended to confer on any person, other than the parties hereto and their respective heirs, personal representatives, successors and assigns, any rights or remedies under or by reason of
this Agreement.
11.10 Reporting Person. Seller and Purchaser hereby designate Escrow Agent to act as and perform the duties and obligations of the “reporting person” with respect to the transaction contemplated by this
Agreement for purposes of 26 C.F.R. Section 1.6045‑4(e)(5) relating to the requirements for information reporting on real estate transactions closed on or after January 1, 1991. In this regard, Seller and Purchaser each agree to execute at
Closing, and to cause Escrow Agent to execute at Closing, a Designation Agreement, designating Escrow Agent as the reporting person with respect to the transaction contemplated by this Agreement.
11.11 Section 1031 Exchange. Either party may structure the disposition or acquisition of the Property, as the case may be, as a like-kind exchange under Internal Revenue Code Section 1031 at the
exchanging party’s sole cost and expense. The other party shall reasonably cooperate therein, provided that such other party shall incur no material costs, expenses or liabilities in connection with the exchanging party’s exchange. If either
party uses a qualified intermediary to effectuate an exchange, any assignment of the rights or obligations of such party hereunder shall not relieve, release or absolve such party of its obligations to the other party. The exchanging party shall
indemnify, defend and hold harmless the other party from all liability in connection with the indemnifying party’s exchange, and the indemnified party shall not be required to take title to or contract for the purchase of any other property. The
provisions of this section shall survive the Closing.
11.12 Press Releases. The parties hereto shall not issue any press releases with respect to the transactions contemplated hereby or consummated in accordance with the terms hereof except as required by
law or upon the mutual agreement of the parties as to the form and content of such press release (with consent not to be unreasonably withheld or delayed by either party).
11.13 Multiple Counterparts/Electronic Transmission. This Agreement may be executed in multiple counterparts, each of which shall be deemed an original and all of which, when taken together, shall
constitute one and the same instrument. To facilitate execution of this Agreement (and/or any amendments hereof or modifications hereto), the parties may execute and exchange facsimile or scanned electronic (e.g., so-called “PDF” or “portable
document format”) counterparts of the signature pages. A facsimile or electronic (e.g., so-called “PDF” or “portable document format”) copy of this Agreement (or any amendments hereof or modifications hereto) shall constitute and be deemed to be
an original.
11.14 Construction. This Agreement shall not be construed more strictly against Seller merely by virtue of the fact that the same has been prepared by Seller or its counsel, it being recognized both of
the parties hereto have contributed substantially and materially to the preparation of this Agreement.
11.15 Attorneys’ Fees. In the event of litigation between the parties with respect to this Agreement or the transaction contemplated hereby, the prevailing party therein shall be entitled to recover
from the losing party all of its costs of enforcement and litigation, including, but not limited to, its reasonable attorneys’ and paralegal fees, witness fees, court reporters’ fees and other costs of suit.
11.16 Conflicting Terms. The terms of this Agreement shall
control over any conflicts between the terms hereof and the terms of the Access Agreement.
11.17 Further Acts. In addition to the acts recited in this
Agreement to be performed by Seller and Purchaser, Seller and Purchaser agree to perform or cause to be performed at the Closing or after the Closing any and all such further acts as may be reasonably necessary to consummate the transactions
contemplated hereby.
11.18 Exhibits. All references to Exhibits contained herein are
references to Exhibits attached hereto, all of which are made a part hereof for all purposes the same as if set forth herein verbatim, it being expressly understood that if any Exhibit attached hereto which is to be executed and delivered at
Closing contains blanks, the same shall be completed correctly and in accordance with the terms and provisions contained herein and as contemplated herein prior to or at the time of execution and delivery thereof.
[SIGNATURES ON FOLLOWING PAGE]
IN WITNESS WHEREOF, the parties have caused this Agreement to
be signed by their duly authorized representatives effective as of the date first above written.
SELLER:
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The Leather Factory, L.P.,
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a Texas limited partnership
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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PURCHASER:
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Colonna Brothers, Inc.,
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a New Jersey corporation
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By:
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Dylan Tighe, Chief Operating Officer
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LIST OF EXHIBITS:
1
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Legal Description
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1-A
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Depiction of the Property
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4.1(a)
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Form of Special Warranty Deed
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4.1(b)
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Form of Bill of Sale
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8.4-A
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Form of Main Building and Auxiliary Warehouse Lease
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8.4-B
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Form of Retail Building Lease
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Schedule 1 – Personal Property Inventory
EXHIBIT 1
LEGAL DESCRIPTION
TRACT I
Being Block 1 of Campus Industrial Park, an addition to the City of
Fort Worth, Tarrant County, Texas, according to the plat thereof recorded in Volume 388-49, Page 61 of the Real Property Records of Tarrant County, Texas.
TRACT II
BEING a 5.9500 acre (259,181 square foot) tract of land situated in the Samuel Woody Survey, Abstract No. 1638, City of Fort Worth, Tarrant County, Texas; said tract
being that tract of land described in Special Warranty Deed to The Leather Factory, L.P. recorded in Instrument Number D207267563 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows;
BEGINNING at a 5/8” iron rod found in the northeast line of that tract of land described in Deed to Texas Electric Service Company recorded in Volume 2574, Page 545 of
the Deed Records of Tarrant County, Texas, said point being the south corner of Block 1 of Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Volume 388-49, Page 61 of the Plat Records of Tarrant County,
Texas;
THENCE North 27°38'01” East, along the southeast line of said Block 1, a distance of 697.28 feet to a 5/8” iron rod found for corner, said point being the west corner
of Lot 1, Block 1, Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Volume 388-92, Page 6 of said Plat Records;
THENCE South 62°20'18” East, along the southwest line of said Lot 1, Block 1, a distance of 329.88 feet to a 5/8” iron rod with cap stamped “KHA” set for corner; said
point being in the northeast line of Lot 2, Block 1, Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Instrument Number D223091702 of said Official Public Records;
THENCE South 27°38'01” West, along the said northeast line of Lot 2, Block 1 a distance of 780.11 feet to a 5/8” iron rod found for corner in the north terminus of
South Campus Court (a 60-foot wide right-of-way); said point also being the beginning of a non-tangent curve to the left with a radius of 60.00 feet, a central angle of 158°06'00”, and a chord bearing and distance of South 50°41'18” West, 117.82
feet;
THENCE in a southwesterly direction, along the said north terminus of South Campus Court and with said non-tangent curve to the left, an arc distance of 165.56 feet to
a 5/8” iron rod with cap stamped “KHA” set for corner in the said northeast line of the Texas Electric Service Company tract;
THENCE North 28°21'56” West, along the said northeast line of the Texas Electric Service Company tract, a distance of 342.26 feet to the POINT OF BEGINNING and
containing 259,181 square feet or 5.9500 acres of land, more or less.
EXHIBIT 1
DEPICTION OF PROPERTY
EXHIBIT 4.1(a)
FORM OF SPECIAL WARRANTY DEED
NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS INSTRUMENT
BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER’S LICENSE NUMBER.
SPECIAL WARRANTY DEED
THE STATE OF TEXAS |
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COUNTY OF TARRANT |
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The Leather Factory, L.P., a Texas limited partnership (“Grantor”), whose address is 1900 SE Loop 820, Fort Worth, Texas 76140, for and in consideration of the Sum of Ten and No/100 Dollars ($10.00), and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged and confessed, has GRANTED, BARGAINED, SOLD and CONVEYED, and by these presents does hereby GRANT, BARGAIN, SELL and CONVEY, unto ________________________, a ___________________ (“Grantee”), having an address c/o _____________, _____________, ______________, the real property
located in Tarrant County, Texas, which is more particularly described on Exhibit “A” attached hereto and made a part hereof for all purposes (the “Land”), together with
all right, title and interest of Grantor in and to: (i) all and singular, all rights, benefits, privileges, easements, tenements, and appurtenances thereon and pertaining to the Land, including, without limitation, any right, title and interest of
Grantor in and to adjacent public roadways or public alleys, rights of ingress and egress and any reversionary interests thereto, (ii) all strips and gores between the Land and abutting properties, (iii) any and all improvements and buildings
located on such Land (the “Improvements”), (iv) all rights in and to easements, air rights, and water rights pertaining to the Land, (v) any and all fixtures affixed or attached to the Land or the Improvements (collectively, the “Property”).
This Special Warranty Deed (this “Deed”) is made and accepted subject to only to the matters set forth on Exhibit “B” attached hereto and
incorporated herein by this reference (said matters being referred to herein collectively as the “Permitted Encumbrances”).
TO HAVE AND TO HOLD the Property, together with all and singular the rights and appurtenances thereunto in anywise belonging, unto Grantee, its
successors and assigns forever, and Grantor does hereby bind itself and its successors and assigns, to WARRANT AND FOREVER DEFEND all and singular the title to the Property unto Grantee, its successors and assigns against every person whomsoever
lawfully claiming or to claim the same or any part thereof by, through, or under Grantor but not otherwise, subject to the Permitted Encumbrances.
Ad valorem taxes for the year of this Deed have been prorated; accordingly, by its acceptance of this Deed, Grantee assumes responsibility to pay
all ad valorem taxes on the Property for such year and all subsequent years.
Executed to be effective _______________, 2024.
[Signature on following page]
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Grantor:
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The Leather Factory, L.P.,
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a Texas limited partnership
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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THE STATE OF TEXAS
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§
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§
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COUNTY OF TARRANT
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§
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This instrument was acknowledged before me on _______________, 2024, by _______________, ________________, in his/her capacity as ____________ of
The Leather Factory Inc., a Nevada corporation, in its capacity as General Partner of The Leather Factory, L.P., a Texas limited partnership, on behalf of said corporation and limited partnership.
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Notary Public, State of Texas
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After Recording, Please Return To:
Bourland, Wall & Wenzel, P.C.
301 Commerce Street, Suite 2500
Fort Worth, Texas 76102
Attn: Sadie Harrison-Fincher
EXHIBIT 4.1(b)
FORM OF BILL OF SALE
BILL OF SALE
For valuable consideration, the receipt and sufficiency of which is hereby acknowledged, The Leather Factory, L.P., a Texas limited partnership (the
“Seller”), hereby conveys to , a (the “Purchaser”), all of Seller’s right,
title and interest in and to: (i) all furniture, furnishings, fixtures, equipment, and other tangible personal property owned by Seller and listed in the inventory attached hereto as Schedule 1 (the “Personal Property”) and that is located at that certain real property located at 1900 SE Loop 820 and 2300 S. Campus Ct., Fort Worth, Texas (the “Real
Property”) and used solely in connection with said Real Property; and (ii) to the extent any of the following exists and is assignable, any and all as-built drawings, engineering studies, site plans, renderings, specifications, floor
plans, water, wastewater, and other utility rights, certificates of occupancy, claims, warranties, guarantees, sureties, and all other rights related to the ownership, development, construction, design, or use of the Real Property.
The “Personal Property” expressly excludes all rights with respect to any refund of taxes applicable to any period prior to the date hereof, all
rights to any insurance proceeds or settlements for events occurring prior to the date hereof, and all cash on hand, checks, money orders, prepaid postage in postage meters, and accounts receivable applicable to periods on or prior to the date
hereof.
Seller has not made and does not make any express or implied warranty or representation of any kind whatsoever with respect to the Personal
Property, including but not limited to any warranty of: title; merchantability of the Personal Property or its fitness for any particular purpose; the design or condition of the Personal Property; the quality or capacity of the Personal Property;
workmanship or compliance of the Personal Property with the requirements of any law, rule, specification or contract pertaining thereto; patent infringement or latent defects. Purchaser accepts the Personal Property on an “AS IS, WHERE IS, WITH
ALL FAULTS” basis.
IN WITNESS WHEREOF, Seller has caused this instrument to be
executed and delivered as of this ___ day of ____________, 2024.
[Signature on following page]
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SELLER:
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The Leather Factory, L.P.,
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a Texas limited partnership
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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PURCHASER:, |
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By:
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Name:
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Title:
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SCHEDULE 1
PERSONAL PROPERTY INVENTORY
[To be attached by Seller at Closing.]
EXHIBIT 8.4-A
FORM OF MAIN BUILDING AND AUXILIARY WAREHOUSE LEASE
SHORT-TERM LEASE AGREEMENT
This Short-Term Lease Agreement (this “Lease”) is made and entered into effective as of the Closing Date (as such term is defined in Section 4 of
the PSA (as defined below)) (the “Effective Date”), by and between COLONNA BROTHERS, INC., a New Jersey corporation (“LESSOR”), and THE LEATHER FACTORY, L.P., a Texas limited partnership (“LESSEE”). “PSA” is defined herein as that certain Purchase
and Sale Agreement dated November 26, 2024, entered into by and between LESSEE, as Seller, and LESSOR, as Purchaser, relating to Lessor’s purchase of (among other things) the Building (as hereinafter defined).
1. PREMISES.
(a) LESSOR hereby leases to LESSEE and
LESSEE leases from LESSOR, for the Term and upon the terms and conditions hereinafter set forth, those two (2) certain buildings, one (1) such building being intended for use as the main headquarters for LESSEE’s (and its affiliates’) business
operations and containing up to approximately 190,000 square feet of space (outlined in yellow in the depiction of the Property (as defined below) attached hereto as Schedule “A”
and incorporated herein for all purposes) (the “Main Building”), and the other such building being intended for use as factory and warehouse storage space for LESSEE’s business operations and containing up to approximately 15,000 square feet of
space (outlined in orange and south of the Main Building in the depiction attached as Schedule “A”) (the “Warehouse Building” and together with the Main Building, the “Buildings”)
located on the real property having an address of 1900 SE Loop 820, Fort Worth, Texas and being more particularly described on Schedule “B” attached hereto and incorporated herein
for all purposes (the “Property” and together with the Buildings, the “Premises”), together with the right to use all common areas, adjoining parking areas, driveways, sidewalks, roads,
alleys and means of ingress and egress that are a part of or located on the Property. LESSEE acknowledges to LESSOR that LESSEE has inspected the Premises and does acknowledge to LESSOR that that (i) LESSEE has previously (i.e., prior to the
Term) and continuously occupied the Premises, (ii) the Premises are suitable for LESSEE’s needs and (iii) LESSEE does accept such Premises in “AS IS, WHERE IS” condition without warranty, expressed or implied, as to the condition or suitability
of same by LESSOR.
(b) The
parties hereto acknowledge and agree that the Premises under this Lease is being used as a transition space for LESSEE until such time LESSEE is able to vacate the Buildings. Accordingly, the parties intend that the area of the Premises in the
Main Building leased by LESSEE hereunder shall be reduced in increments according to the following schedule:
Adjustment Date
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Relinquished Space
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Adjusted Square Footage of the Main Building
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No later than July 1, 2025
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20,000 square feet (more or less) comprising of the factory area
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170,000 square feet
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On the Adjustment Date, (i) the 20,000 square foot portion of the Main Building described above and shown outlined and shaded in orange on Schedule
“C” attached hereto and incorporated herein by reference that was removed from the Premises hereunder and relinquished to LESSOR (such portion, a “Relinquished Space”) shall be fully vacated by LESSEE and relinquished to the LESSOR free from
occupancy of LESSEE, broom clean, in good condition and repair and in the condition existing on the Effective Date hereof (excepting only ordinary wear and tear), (ii) the Premises hereunder shall be deemed to be automatically amended such that it
is reduced by the Relinquished Space, and LESSEE shall accept and continue to lease and occupy the balance of the Premises in its “AS IS, WHERE IS” condition without warranty, expressed or implied, and without relying upon any as to the condition
of same by LESSOR, and (iii) the Base Rent (as defined below) will be reduced to $99,268.00 per month for the remainder of the Term in consideration of LESSEE surrendering the Relinquished Space to Landlord.
2. TERM. The term of this Lease shall commence on the Effective Date and shall continue for the period ending at 5:00 p.m. Central time on September 30, 2025 (such period,
the “Term”), unless sooner terminated as hereinafter provided. If the Effective Date does not occur on the first (1st) day of a calendar month, then the first month during the Term shall be extended to end on the last day of the
first (1st) full calendar month following the Effective Date.
3. RENT. Subject to the rental adjustment described in Section 1(b) above, LESSEE covenants and agrees to pay LESSOR in advance on the first day of each month during the
Term as base rent an amount equal to One Hundred Ten Thousand and No/100 Dollars ($110,000.00) per month (the “Base Rent”) at LESSOR’s address provided below in Section 22 (unless such payment address is changed by written notice from LESSOR).
Except as otherwise expressly provided herein, LESSEE shall pay the NNN Obligations defined below directly to the appropriate party as and when the same become due and payable.
4. TRIPLE NET LEASE. This Lease is a “Triple Net Lease” with LESSEE being responsible during the Term for paying directly the appropriate parties all costs and expenses
(as they become due and payable) incurred with respect to, and associated with the Premises and the business operated by LESSEE thereon and therein, including, without limitation, all real estate taxes (but expressly excluding all of LESSOR’s
income taxes, transfer taxes, franchise taxes, and other taxes based on income which are LESSOR’s responsibility to pay), insurance as required by Sections 10 and 12 below, utilities consumed by LESSEE, all fees and assessments of any type
required to be paid by LESSEE by parties other than LESSOR as provided herein regardless of whether such fees or assessments relate to use or occupation of the Premises or LESSEE’s business operations thereon, and all maintenance, repairs, and
replacements required of LESSEE as provided in Section 7 below (“NNN Obligations”). For the avoidance of doubt, the NNN Obligations shall not include the costs of any structural alterations to the Buildings or any capital improvements to the
Property to the extent such costs are LESSOR’s responsibility to pay pursuant to Section 7 below.
5. EARLY TERMINATION. The parties hereby acknowledge and agree that LESSEE may terminate this Lease prior to the expiration of the Term at any time and for any reason upon
providing LESSOR with not less than ninety (90) days’ advance written notice of LESSEE’s intent to terminate the Lease. In the event LESSEE exercises its right to terminate this Lease prior to the expiration of the Term pursuant to this Section
5, LESSEE shall not be required to pay LESSOR any early termination fee or any other similar penalties, charges, or fees in connection with such early termination of this Lease; provided, that LESSEE shall continue to responsible for all Base
Rent, NNN Obligations and other expenses due under this Lease through and including the date of termination.
6. USE. The Premises may be used for general office, and distribution and manufacturing purposes, and ancillary uses related thereto, all substantially as currently
conducted on the Effective Date of this Lease, unless the LESSOR shall give LESSEE prior written consent (in LESSOR’s sole and absolute discretion) for an additional and/or different use(s). LESSEE and its employees, contractors, and customers
may use the parking areas on the Property as reasonably contemplated with LESSEE’s use of the Premises.
7. MAINTENANCE. LESSEE agrees, at LESSEE’s sole cost and expense, to maintain in good repair all of the interior portions of the Buildings, provided, however, that LESSEE
shall not be responsible for the replacement (as compared to general maintenance) of the heating and air conditioning (“HVAC”) system(s) servicing all or any portion of the Buildings, such replacement being LESSOR’s responsibility. The LESSOR shall, at LESSOR’s sole cost and expense, be responsible for the maintenance, repair and replacement of the common areas of and the utility systems servicing the Property, the roof,
structural elements of the Buildings, as well as the replacement of all HVAC and other mechanical, electrical, and plumbing systems servicing all or any portion of the Buildings. Notwithstanding the foregoing, if any maintenance, repair or
replacement is necessitated by an act, omission or the negligence of LESSEE, its agents, employees, invitees or those for whom LESSEE is responsible, such maintenance, repair or replacement shall be promptly performed and completed at the sole
cost and expense of LESSEE.
8. ALTERATIONS, ADDITIONS, OR IMPROVEMENTS. LESSEE shall not have the right to make any alterations, additions, and improvements to the Premises without the prior written
consent of LESSOR. All alterations, additions, and improvements (other than LESSEE’s moveable furniture, trade fixtures, inventory, and equipment) which may be made or installed by either party upon the Premises shall remain upon and be
surrendered with the Premises and become the property of LESSOR at the termination of this Lease. Upon termination of this Lease, LESSEE shall leave in the Main Building certain computer equipment and other items described on Schedule “D”.
Such items will become the property of LESSOR at such time; LESSEE makes no warranties to LESSOR regarding the functioning or continued operations of any such items.
9. CASUALTY DAMAGE.
(a) If the Premises are rendered
substantially unfit for LESSEE’s occupancy or use contemplated herein by any casualty or peril insured against in a standard fire and extended coverage insurance policy (such a casualty or peril being hereinafter referred to as an “insurable
casualty or peril”) or if the Premises are rendered substantially unfit for LESSEE’s occupancy or use contemplated herein by a casualty or peril that is not insured against by LESSEE’s hazard insurance, either LESSOR or LESSEE may elect to
either terminate the Lease effective as of the date of the occurrence of the casualty or peril. If neither party elects to terminate the Lease within thirty (30) days following the occurrence, LESSOR shall repair or replace the Premises at a
cost not to exceed the cash funds received by LESSOR as insurance proceeds or otherwise made available for such purpose to LESSEE out of the hazard insurance proceeds, LESSEE hereby agreeing to promptly pay over to LESSOR upon receipt any and
all insurance proceeds received by LESSEE for such occurrence allocable to the Warehouse Building and/or the Main Building and any other improvements on the Property and not any proceeds allocable to LESSEE’s personal property, furniture, trade
fixtures, and equipment on the Property.
(b) If said insurable casualty or peril
occurs on the Premises and the Premises are not thereby rendered substantially unfit for the occupancy or use herein contemplated, LESSOR shall promptly and diligently restore the Premises, at LESSOR’s expense, at a cost not to exceed the cash
funds received by LESSOR as insurance proceeds or otherwise made available by LESSEE to LESSOR for such purpose to the LESSOR out of the hazard insurance proceeds, to the condition of the Premises existing prior to the occurrence of the insured
casualty or peril, LESSEE hereby agreeing to promptly pay over to LESSOR upon receipt any and all insurance proceeds received by LESSEE for such occurrence allocable to the Premises and any other improvements on the Property.
10. INSURANCE.
(a) LESSEE shall at all times during the
Term of this Lease maintain a policy or policies of insurance insuring the Buildings against loss or damage by fire, explosion or other hazards and contingencies for the full insurable value. In addition, LESSEE shall, at its own expense, at
all times during the Term of this Lease maintain a policy or policies of insurance insuring all of LESSEE’s property at the Premises against loss or damage by fire, explosion or other hazards and contingencies for the full insurable value
thereof. LESSEE accepts responsibility for keeping the Buildings and all personal property and equipment in the Premises adequately insured. LESSOR will not be liable to LESSEE, its employees, agents, licensees, invitees or insurers for
bodily injury, death or property damage occasioned by the acts or omissions of any other lessee of the Buildings or of other lessee, agents, employees, licensees, or invitees within the Buildings. Further, LESSOR will not be liable to LESSEE
for any property damage, bodily injury or inconvenience caused by the condition, maintenance, repair or alteration of the Buildings, or the failure to provide maintenance or repairs, except the extent caused by LESSOR’s material breach of the
terms of this Lease or LESSOR’s negligence or willful misconduct. LESSOR shall be named an additional insured and LESSEE shall provide LESSOR with proof of coverage (i.e., a certificate of such insurance and/or a copy(ies) of the applicable
policy(ies)) within ten (10) days of receiving a written request for the same from LESSOR.
11. INSURANCE HAZARDS. LESSEE shall not use, or permit the use of, the Premises in any manner that will cause a cancellation of, or an increase in, the existing rates for
fire, liability, or other insurance policies insuring the Premises or any improvements on the Premises, or insuring LESSOR for any liability in connection with ownership of the Premises.
12. LIABILITY INSURANCE; WAIVER OF SUBROGATION. LESSEE agrees, at LESSEE’s expense, to maintain in force continuously throughout the Term of this Lease and any extension
hereof, a commercial liability insurance policy (including blanket contractual liability coverage), which shall cover any claims for bodily injury, death and/or property damage occurring in or resulting from any occurrence in or about the
Premises, including injury, death and/or damage caused by the condition of or any defect in the Premises, with limits of not less than $1,000,000 per occurrence and a $2,000,000 yearly aggregate. LESSOR shall be named an additional insured and
LESSEE shall provide LESSOR with proof of coverage within ten (10) days of receiving a written request for the same from LESSOR.
All insurance required and maintained by LESSEE pursuant to this Lease (including Sections 10 and 12) shall be with deductibles of no more than
$10,000, with policy limits and with insurers reasonably acceptable to LESSOR. The amounts of the insurance will not limit LESSEE's liability or relieve LESSEE of any obligation
under this Lease. The policies must contain cross-liability endorsements and must insure LESSEE's performance of the indemnity provisions of this Lease. The policies must contain a provision that prohibits cancellation or modification of the
policy except upon 30 days' prior written notice to LESSOR. If LESSEE fails to maintain the policy, LESSOR may elect to maintain the insurance at LESSEE's expense.
Each party to this Lease waives any and every claim that arises or may arise in its favor against the other party during the
Term of this Lease for any and all loss of, or damage to, any of its property located within or upon, or constituting a part of, the Premises, to the extent the loss or damage is covered by and recoverable under valid and collectible insurance
policies. These mutual waivers are in addition to, and not in limitation or derogation of, any other waiver or release contained in this Lease with respect to any loss of, or damage to, property of the parties. Inasmuch as these mutual waivers will
preclude the assignment of any such claim by way of subrogation to an insurance company (or any other person), each party agrees to immediately give to each insurance company that has issued an insurance policy to such party written notice of the
terms of such mutual waivers, and to cause the policies to be endorsed to prevent the invalidation of the insurance coverage by reason of these waivers.
13. COMPLIANCE WITH LAWS. LESSEE will promptly comply with all applicable laws, ordinances and regulations of Federal, State, County, Municipal or other lawful authorities
pertaining to the use and occupancy of the Premises, except that LESSEE shall not be responsible for any structural alterations to the Buildings or any other capital improvements to the Property necessary to bring the Premises into compliance
with applicable law, including any building or fire codes, unless due to LESSEE’s use of or alterations or improvements to the Premises. LESSEE shall procure at its sole expense any permits and licenses required for the transaction of business
on the Premises.
14. ASSIGNMENT AND SUBLETTING. LESSEE shall not have the right to assign or sublease the whole or any part of the Premises other than to an affiliate of LESSEE without the
prior written consent of LESSOR, which consent may be withheld in LESSOR’S sole discretion. No assignment or subletting shall release LESSEE from its obligations hereunder.
15. EMINENT DOMAIN. If all of the Premises is taken under the power of eminent domain or conveyed under threat of condemnation proceedings, or if only a part of such
Premises is so taken or conveyed and LESSEE shall determine that the remainder is inadequate or unsatisfactory for its purposes, then, in either event, this Lease shall terminate effective as of the date LESSEE is required to give up the right
to occupy or use any part of the Premises.
16. ATTORNEY’S FEES. If suit is brought to enforce any covenant of this Lease or for the breach of any covenant or condition herein contained, the parties hereto agree that
the losing party shall pay to the prevailing party its reasonable attorneys’ fees and expenses, which shall be fixed by the court, and court costs.
17. SIGNS. LESSEE shall not place any signs at, on or about the Premises, without obtaining the prior written consent of LESSOR. For the avoidance of doubt, all existing
signage located on or about the Premises as of the Effective Date shall be deemed approved by LESSOR.
18. DEFAULT. In the event LESSEE shall fail to perform any of the terms or provisions of this Lease, LESSOR shall promptly so notify LESSEE in writing. If LESSEE shall
fail to cure a failure to pay Base Rent, NNN Expenses or any other amount due and owing under this Lease to the appropriate party, and such failure continues for ten (10) days after LESSEE’s receipt of such notice from LESSOR, then LESSOR may
terminate this Lease upon written notice to LESSEE, in addition to any and all other rights LESSOR may have hereunder, at law and/or in equity. If LESSEE shall fail to cure a failure to perform an obligation or covenant under this Lease other
than to pay Base Rent, NNN Expenses or any other amount due and owing under this Lease, and such failure continues for thirty (30) days after LESSEE’s receipt of such notice from LESSOR, then LESSOR may cure such failure and such expense shall
be due and payable by LESSEE within ten (10) days of LESSEE receiving written demand for payment and LESSOR may terminate this Lease upon written notice to LESSEE, in addition to any and all other rights LESSOR may have hereunder, at law and/or
in equity.
19. QUIET ENJOYMENT. LESSEE, upon performing the covenants and agreements of this Lease, shall have quiet possession of the Premises during the Term thereof.
20. HOLD HARMLESS. LESSOR shall not be liable to LESSEE or LESSEE’s employees, patrons, or visitors for any damage to person or property caused by any action, omission or
negligence of LESSEE, its servants or employees, and LESSEE agrees to indemnify and hold LESSOR harmless from all claims for any such damage, except claims arising out of LESSOR’s negligence or misconduct. LESSEE shall not be liable to LESSOR
or LESSOR’s employees, patrons, or visitors for any damage to person or property caused by LESSOR’s material breach of the terms of this Lease or the negligence or misconduct of LESSOR, its servants or employees and LESSOR agrees to hold LESSEE
harmless from all claims for any such damage, except claims arising out of LESSEE’s (or its agents’ or employees’) acts or omissions (including negligence or willful misconduct).
21. SUBORDINATION. LESSEE hereby agrees that its leasehold interest hereunder is subordinate to any mortgages now on, or hereafter to be placed on, the Premises leased
hereunder. This subordination shall be self-operative and no further instrument or certificate of subordination shall be required by LESSEE.
22. NOTICES. All notices, requests, approvals, consents, and other communications required or permitted hereunder (“Notices”) must be in writing and are effective: (a) on
the business day sent, if sent by e-mail, and the sender receives evidence of sending, via copy of the message in its “sent” file or other similar electronic storage; and (b) on the date received or rejected if deposited with a nationally
recognized overnight courier service. In each instance, the Notice must be addressed to LESSOR or LESSEE, as the case may be, at the following addresses:
LESSEE:
The Leather Factory, L.P.
1900 SE Loop 820
Fort Worth, Texas 76140
Attention: General Counsel
Email: daniel.ross@tandyleather.com
and
leaseadmin@tandyleather.com
With a copy to:
Bourland, Wall & Wenzel, P.C.
301 Commerce Street, Suite 2500
Fort Worth, Texas 76102-4125
Attention: Sadie Harrison-Fincher, Esq.
Email: sharrisonfincher@bwwlaw.com
LESSOR:
Colonna Brothers, Inc.
4102 Bergen Turnpike
North Bergen, New Jersey 07047-2510
Attention: Dylan Tighe, Chief Operating Officer
Email: dylantighe@colonnabrothers.com
With a copy to:
Fox Rothschild LLP
Saint Ann Court
2501 N. Harwood Street, Suite 1800
Dallas, Texas 75201
Attention: Christopher I. Clark, Esq.
Email: ciclark@foxrothschild.com
23. RELOCATION.
LESSOR shall have no right to relocate LESSEE from the Premises at any time during the Term of this Lease.
24. HOLDING
OVER
In the event of holding over by LESSEE in any portion of the Premises after the expiration or termination of this Lease, such continued occupancy of
the Premises by LESSEE shall be a tenancy at sufferance and shall be subject to all of the terms and provisions of this Lease, except that LESSEE shall pay LESSOR 150% of the Base Rent amount that would have been payable by LESSEE had the holdover
period been a part of the original Term of this Lease on the first day of each month during the period of such holdover, plus 100% of all additional rents and other sums owed by LESSEE to LESSOR pursuant to the terms hereof. Additionally LESSEE
shall be liable to LESSOR for any damage caused to LESSOR by such holdover. LESSEE agrees to vacate and deliver the Premises to LESSOR upon LESSEE’s receipt of notice from LESSOR to vacate following the expiration or termination of the Lease. The
rent payable during the holdover period shall be payable to LESSOR on demand. No holding over by LESSEE, whether with or without consent of LESSOR, shall operate to extend this Lease except as otherwise expressly provided.
25. SERVICE CONTRACTS. The parties hereby acknowledge and agree that, prior to the Effective Date, LESSEE occupied the Property as the owner of such Property and entered
into certain maintenance, service, and other like contracts and agreements in connection with LESSEE’s occupancy, use, and ownership of the Property (collectively, the “Service Contracts”). LESSEE may cause any or all such Service Contracts to
continue in full force and effect during the Term of this Lease. Upon the earlier expiration or termination of this Lease, LESSEE shall deliver to LESSOR written notices to vendors under all Service Contracts terminating such Service Contracts;
provided, however, that any Service Contracts that LESSOR notifies LESSEE in writing no later than fifteen (15) days prior to the expiration of Term of this Lease that LESSOR elects assume and are assignable at no cost to LESSEE (such Service
Contracts, the “Assignable Service Contracts”) shall be assigned to LESSOR effective as of the last day of the Term in substantially the form attached hereto as Schedule “E”. Amounts due and prepayments under the Assignable Service Contracts
shall be prorated between LESSOR and LESSEE as of the close of business on the last day of the Term, it being understood that for purposes of proration, LESSEE shall receive all prepayments and be charged all amounts due under the Assignable
Service Contracts through the day prior to the last day of the Term and LESSOR shall receive all prepayments and charged all amounts due under the Assignable Service Contracts as of the last day of the Term and thereafter.
26. COMPLETE AGREEMENT. This Lease contains a complete expression of the agreement between the parties and there are no promises, representations or inducements except such
as are herein provided. This Lease Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, legal representative, successors and assigns.
27. MISCELLANEOUS. LESSOR and LESSEE represent and warrant to each other respectively that they have the requisite power and authority to enter into this Lease; that all
necessary and appropriate approvals, authorizations and other steps have been taken to effect the legality of this Lease; that the signatories executing this Lease are authorized to do so on behalf of LESSOR and LESSEE; and that this Lease is
valid and binding upon and enforceable against LESSOR and LESSEE and their respective successors and assigns. This Lease may be executed in one or more counterparts, each of which are deemed an original for all purposes, and all such
counterparts together constitute one and the same instrument. In making proof of this Lease, it shall not be necessary to produce or account for more than one such counterpart with each party’s signature. It is expressly understood and agreed
by all parties hereto that executed counterparts of this Lease transmitted by email, or other electronic means shall be effective as originals.
(Signature Page Follows.)
IN WITNESS WHEREOF, LESSOR and LESSEE have executed this Short-Term Lease Agreement as of the day and year first above written.
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LESSOR: |
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Colonna Brothers, Inc., |
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a New Jersey corporation |
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LESSEE: |
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The Leather Factory, L.P.,
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a Texas limited partnership
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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SCHEDULE “A”
SCHEDULE “B”
LEGAL DESCRIPTION
TRACT I
Being Block 1 of Campus Industrial Park, an addition to the City of
Fort Worth, Tarrant County, Texas, according to the plat thereof recorded in Volume 388-49, Page 61 of the Real Property Records of Tarrant County, Texas.
TRACT II
BEING a 5.9500 acre (259,181 square foot) tract of land situated in the Samuel Woody Survey, Abstract No. 1638, City of Fort Worth, Tarrant County, Texas; said tract
being that tract of land described in Special Warranty Deed to The Leather Factory, L.P. recorded in Instrument Number D207267563 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows;
BEGINNING at a 5/8” iron rod found in the northeast line of that tract of land described in Deed to Texas Electric Service Company recorded in Volume 2574, Page 545 of
the Deed Records of Tarrant County, Texas, said point being the south corner of Block 1 of Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Volume 388-49, Page 61 of the Plat Records of Tarrant County,
Texas;
THENCE North 27°38'01” East, along the southeast line of said Block 1, a distance of 697.28 feet to a 5/8” iron rod found for corner, said point being the west corner
of Lot 1, Block 1, Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Volume 388-92, Page 6 of said Plat Records;
THENCE South 62°20'18” East, along the southwest line of said Lot 1, Block 1, a distance of 329.88 feet to a 5/8” iron rod with cap stamped “KHA” set for corner; said
point being in the northeast line of Lot 2, Block 1, Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Instrument Number D223091702 of said Official Public Records;
THENCE South 27°38'01” West, along the said northeast line of Lot 2, Block 1 a distance of 780.11 feet to a 5/8” iron rod found for corner in the north terminus of
South Campus Court (a 60-foot wide right-of-way); said point also being the beginning of a non-tangent curve to the left with a radius of 60.00 feet, a central angle of 158°06'00”, and a chord bearing and distance of South 50°41'18” West, 117.82
feet;
THENCE in a southwesterly direction, along the said north terminus of South Campus Court and with said non-tangent curve to the left, an arc distance of 165.56 feet to
a 5/8” iron rod with cap stamped “KHA” set for corner in the said northeast line of the Texas Electric Service Company tract;
THENCE North 28°21'56” West, along the said northeast line of the Texas Electric Service Company tract, a distance of 342.26 feet to the POINT OF BEGINNING and
containing 259,181 square feet or 5.9500 acres of land, more or less.
SCHEDULE “C”
RELINQUISHED SPACE
SCHEDULE “D”: PROPERTY TO BE LEFT BY LESSEE TO LESSOR
[To be added.]
SCHEDULE “E”
FORM OF ASSIGNMENT AND ASSUMPTION OF SERVICE CONTRACTS
ASSIGNMENT AND ASSUMPTION OF SERVICE CONTRACTS
In consideration of One Dollar ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, The
Leather Factory, L.P., a Texas limited partnership (the “Assignor”), with an office and place of business at 1900 SE Loop 820, Fort Worth, TX 76140, hereby
assigns, transfers and delegates to Colonna Brothers, Inc., a New Jersey corporation (the “Assignee”), with an office and place of business at ______________,
_________, __________, and Assignee hereby assumes and accepts the assignment and delegation, of all of Assignor’s right, title and interest in and to the contracts and agreements described on Exhibit A attached hereto (the “Contracts”) relating to certain real property and located at 1900 SE Loop 820 and
2300 S. Campus Ct., Fort Worth, Texas.
Assignor hereby agrees to indemnify Assignee against and hold Assignee harmless from any and all cost, liability, loss, damage or expense,
including, without limitation, reasonable attorneys’ fees, originating before the date of closing and arising out of the Assignor’s obligations under the Contracts.
Assignee hereby agrees to indemnify Assignor against and hold Assignor harmless from any and all cost, liability, loss, damage or expense,
including, without limitation, reasonable attorneys’ fees, originating on or after the date of closing and arising out of the Assignee’s obligations under the Contracts.
If any litigation between Assignor and Assignee arises out of the obligations of the parties under this Assignment or concerning the meaning or
interpretation of any provision contained herein, the losing party shall pay the prevailing party’s costs and expenses of such litigation including, without limitation, reasonable attorneys’ fees.
This Assignment may be executed and delivered in any number of counterparts, each of which so executed and delivered shall be deemed to be an
original and all of which shall constitute one and the same instrument.
[remainder of page intentionally left blank;
signature page immediately follows]
IN WITNESS WHEREOF, Assignor and Assignee have executed
this Assignment effective as of this ____ day of ___________________, 2025.
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ASSIGNOR: |
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The Leather Factory, L.P.,
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a Texas limited partnership
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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ASSIGNEE:
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Colonna Brothers, Inc.,
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a New Jersey corporation
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By:
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Name:
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Title:
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EXHIBIT 8.4-B
FORM OF RETAIL BUILDING LEASE
SHORT-TERM LEASE AGREEMENT
This Short-Term Lease Agreement (this “Lease”) is made and entered into effective as of the Closing Date (as such term is defined in Section 4 of
the PSA (as defined below)) (the “Effective Date”), by and between COLONNA BROTHERS, INC., a New Jersey corporation (“LESSOR”), and THE LEATHER FACTORY, L.P., a Texas limited partnership (“LESSEE”). “PSA” is defined herein as that certain Purchase
and Sale Agreement dated November 26, 2024, entered into by and between LESSEE, as Seller, and LESSOR, as Purchaser, relating to Lessor’s purchase of (among other things) the Building (as hereinafter defined).
1. RETAIL PREMISES.
(a) LESSOR hereby leases to LESSEE and
LESSEE leases from LESSOR, for the Term (as hereinafter defined) and upon the terms and conditions hereinafter set forth, that certain building containing up to approximately 20,000 square feet of space and outlined in orange in the depiction
of the Property (as defined below) attached hereto as Schedule “A” and incorporated herein for all purposes (the “Building”), such Building being located on the real property having
an address of 1900 SE Loop 820, Fort Worth, Texas and being more particularly described on Schedule “B” attached hereto and incorporated herein for all purposes (the “Property” and
together with the Building, the “Retail Premises”), together with the right to use all common areas, adjoining parking areas, driveways, sidewalks, roads, alleys and means of ingress and
egress that are a part of or located on the Property. LESSEE acknowledges to LESSOR that LESSEE has inspected the Retail Premises and does acknowledge to LESSOR that (i) LESSEE has previously (i.e., prior to the Term) and continuously occupied
the Retail Premises, (ii) the Retail Premises are suitable for LESSEE’s needs, and (iii) LESSEE does accept such Retail Premises in “AS IS, WHERE IS” condition without warranty, expressed or implied, as to the condition or suitability of same
by LESSOR.
(b) The parties hereto acknowledge and
agree that the Retail Premises under this Lease is being used as a transition space for LESSEE until such time LESSEE is able to vacate the Building.
2. TERM. The term of this Lease shall commence on the Effective Date and shall continue for the period ending on December 31, 2025 (such period, the “Term”), unless sooner
terminated or extended as hereinafter provided. If the Effective Date does not occur on the first (1st) day of a calendar month, then the first month during the Term shall be extended to end on the last day of the first (1st)
full calendar month following the Effective Date. LESSEE may extend the initial Term for an additional period of up to six (6) full calendar months by providing written notice of LESSEE’s desire to extend the initial Term no less than thirty
(30) days prior to the expiration of the initial Term (such extended Term, the “Renewal Term”).
3. RENT. LESSEE shall not be required to pay any base rent for the Retail Premises for the initial Term of this Lease. Except as otherwise expressly provided herein,
LESSEE shall pay the NNN Obligations defined below directly to the appropriate party as and when the same become due and payable. Notwithstanding the foregoing, if LESSEE exercises its option to extend the Term pursuant to Section 2 above, on
the first day of each month during the Renewal Term, LESSEE shall pay LESSOR as base rent an amount equal to Twenty-Five Thousand and No/100 Dollars ($25,000.00) per month (the “Base Rent”).
4. TRIPLE NET LEASE. This Lease is a “Triple Net Lease” with LESSEE responsible during the Term for paying directly the appropriate parties all costs and expenses (as they
become due and payable) incurred with respect to, and associated with the Retail Premises and the business operated by LESSEE thereon and therein, including, without limitation, all real estate taxes (but expressly excluding all of LESSOR’s
income taxes, transfer taxes, franchise taxes, and other taxes based on income which are LESSOR’s responsibility to pay), insurance as required by Sections 10 and 12 below, utilities consumed by LESSEE, all fees and assessments of any type
required to be paid by LESSEE by parties other than LESSOR as provided herein regardless of whether such fees or assessments relate to use or occupation of the Retail Premises or LESSEE’s business operations thereon, and all maintenance,
repairs, and replacements required of LESSEE as provided in Section 7 below (“NNN Obligations” or “NNN Expenses”). For the avoidance of doubt, the NNN Obligations shall not include the costs of any structural alterations to the Building or any
capital improvements to the Property to the extent such costs are LESSOR’s responsibility to pay pursuant to Section 7 below.
5. EARLY TERMINATION. The parties hereby acknowledge and agree that LESSEE may terminate this Lease prior to the expiration of the Term at any time and for any reason upon
providing LESSOR with not less than ninety (90) days’ advance written notice of LESSEE’s intent to terminate the Lease. In the event LESSEE exercises its right to terminate this Lease prior to the expiration of the Term pursuant to this Section
5, LESSEE shall not be required to pay LESSOR any early termination fee or any other similar penalties, charges, or fees in connection with such early termination of this Lease; provided, that LESSEE shall continue to responsible for all Base
Rent, NNN Obligations and other expenses due under this Lease through and including the date of termination.
6. USE. The Retail Premises may be used for general office, showroom, and retail purposes, and ancillary uses related thereto, all substantially as currently conducted on
the Effective Date of this Lease, unless the LESSOR shall give LESSEE prior written consent (in LESSOR’s sole and absolute discretion) for an additional and/or different use(s). LESSEE and its employees, contractors, and customers may use the
parking areas on the Property as reasonably contemplated with LESSEE’s use of the Retail Premises.
7. MAINTENANCE. LESSEE agrees, at LESSEE’s sole cost and expense, to maintain in good repair all of the interior portions of the Building, provided, however, that LESSEE
shall not be responsible for the replacement (as compared to general maintenance) of the heating and air conditioning (“HVAC”) system(s) servicing all or any portion of the Building, such replacement being LESSOR’s responsibility. The LESSOR shall, at LESSOR’s sole cost and expense, be responsible for the maintenance, repair and replacement of the common areas of and the utility systems servicing the Property, the roof,
structural elements of the Building, as well as the replacement of all HVAC and other mechanical, electrical, and plumbing systems servicing all or any portion of the Building. Notwithstanding the foregoing, if any maintenance, repair or
replacement is necessitated by an act, omission or the negligence of LESSEE, its agents, employees, invitees or those for whom LESSEE is responsible, such maintenance, repair or replacement shall be promptly performed and completed at the sole
cost and expense of LESSEE.
8. ALTERATIONS, ADDITIONS, OR IMPROVEMENTS. LESSEE shall not have the right to make any alterations, additions, and improvements to the Retail Premises without the prior
written consent of LESSOR. All alterations, additions, and improvements (other than LESSEE’s moveable furniture, trade fixtures, inventory, and equipment) which may be made or installed by either party upon the Retail Premises shall remain upon
and be surrendered with the Retail Premises and become the property of LESSOR at the termination of this Lease.
9. CASUALTY DAMAGE.
(a) If the Retail Premises are rendered
substantially unfit for LESSEE’s occupancy or use contemplated herein by any casualty or peril insured against in a standard fire and extended coverage insurance policy (such a casualty or peril being hereinafter referred to as an “insurable
casualty or peril”) or if the Retail Premises are rendered substantially unfit for LESSEE’s occupancy or use contemplated herein by a casualty or peril that is not insured against by LESSEE’s hazard insurance, either LESSOR or LESSEE may elect
to either terminate the Lease effective as of the date of the occurrence of the casualty or peril. If neither party elects to terminate the Lease within thirty (30) days following the occurrence, LESSOR shall repair or replace the Retail
Premises at a cost not to exceed the cash funds received by LESSOR as insurance proceeds or otherwise made available for such purpose to LESSEE out of the hazard insurance proceeds, LESSEE hereby agreeing to promptly pay over to LESSOR upon
receipt any and all insurance proceeds received by LESSEE for such occurrence allocable to the Building and any other improvements on the Property and not any proceeds allocable to LESSEE’s personal property, furniture, trade fixtures, and
equipment on the Property.
(b) If said insurable casualty or peril
occurs on the Retail Premises and the Retail Premises are not thereby rendered substantially unfit for the occupancy or use herein contemplated, LESSOR shall promptly and diligently restore the Retail Premises, at LESSOR’s expense, at a cost
not to exceed the cash funds received by LESSOR as insurance proceeds or otherwise made available by LESSEE to LESSOR for such purpose to the LESSOR out of the hazard insurance proceeds, to the condition of the Retail Premises existing prior to
the occurrence of the insured casualty or peril, LESSEE hereby agreeing to promptly pay over to LESSOR upon receipt any and all insurance proceeds received by LESSEE for such occurrence allocable to the Retail Premises and any other
improvements on the Property
10. INSURANCE.
(a) LESSEE shall at all times during the
Term of this Lease maintain a policy or policies of insurance insuring the Building against loss or damage by fire, explosion or other hazards and contingencies for the full insurable value. In addition, LESSEE shall, at its own expense, at all
times during the Term of this Lease maintain a policy or policies of insurance insuring all of LESSEE’s property at the Retail Premises against loss or damage by fire, explosion or other hazards and contingencies for the full insurable value
thereof. LESSEE accepts responsibility for keeping the Building and all personal property and equipment in the Retail Premises adequately insured. LESSOR will not be liable to LESSEE, its employees, agents, licensees, invitees or insurers for
bodily injury, death or property damage occasioned by the acts or omissions of any other lessee of the Building or of other lessee, agents, employees, licensees, or invitees within the Building. Further, LESSOR will not be liable to LESSEE for
any property damage, bodily injury or inconvenience caused by the condition, maintenance, repair or alteration of the Building, or the failure to provide maintenance or repairs, except the extent caused by LESSOR’s material breach of the terms
of this Lease or LESSOR’s gross negligence or willful misconduct. LESSOR shall be named an additional insured and LESSEE shall provide LESSOR with proof of coverage (i.e., a certificate of such insurance and/or a copy(ies) of the applicable
policy(ies)) within ten (10) days of receiving a written request for the same from LESSOR.
11. INSURANCE HAZARDS. LESSEE shall not use, or permit the use of, the Retail Premises in any manner that will cause a cancellation of, or an increase in, the existing
rates for fire, liability, or other insurance policies insuring the Retail Premises or any improvements on the Retail Premises, or insuring LESSOR for any liability in connection with ownership of the Retail Premises.
12. LIABILITY INSURANCE; WAIVER OF SUBROGATION. LESSEE agrees, at LESSEE’s expense, to maintain in force continuously throughout the Term of this Lease and any extension
hereof, a commercial liability insurance policy (including blanket contractual liability coverage), which shall cover any claims for bodily injury, death and/or property damage occurring in or resulting from any occurrence in or about the
Retail Premises, including injury, death and/or damage caused by the condition of or any defect in the Retail Premises, with limits of not less than $1,000,000 per occurrence and a $2,000,000 yearly aggregate. LESSOR shall be named an
additional insured and LESSEE shall provide LESSOR with proof of coverage within ten (10) days of receiving a written request for the same from LESSOR.
All insurance required and maintained by LESSEE pursuant to this Lease (including Sections 10 and 12) shall be with
deductibles of no more than $10,000, with policy limits and with insurers reasonably acceptable to LESSOR. The amounts of the insurance will not limit LESSEE's liability or
relieve LESSEE of any obligation under this Lease. The policies must contain cross-liability endorsements and must insure LESSEE's performance of the indemnity provisions of this Lease. The policies must contain a provision that prohibits
cancellation or modification of the policy except upon 30 days' prior written notice to LESSOR. If LESSEE fails to maintain the policy, LESSOR may elect to maintain the insurance at LESSEE's expense.
Each party to this Lease waives any and every claim that arises
or may arise in its favor against the other party during the Term of this Lease for any and all loss of, or damage to, any of its property located within or upon, or constituting a part of, the Retail Premises, to the extent the loss or damage is
covered by and recoverable under valid and collectible insurance policies. These mutual waivers are in addition to, and not in limitation or derogation of, any other waiver or release contained in this Lease with respect to any loss of, or damage
to, property of the parties. Inasmuch as these mutual waivers will preclude the assignment of any such claim by way of subrogation to an insurance company (or any other person), each party agrees to immediately give to each insurance company that
has issued an insurance policy to such party written notice of the terms of such mutual waivers, and to cause the policies to be endorsed to prevent the invalidation of the insurance coverage by reason of these waivers.
13. COMPLIANCE WITH LAWS. LESSEE will promptly comply with all applicable laws, ordinances and regulations of Federal, State, County, Municipal or other lawful authorities
pertaining to the use and occupancy of the Retail Premises, except that LESSEE shall not be responsible for any structural alterations to the Building or any other capital improvements to the Property necessary to bring the Retail Premises into
compliance with applicable law, including any building or fire codes, unless due to LESSEE’s use of or alterations or improvements to the Retail Premises. LESSEE shall procure at its sole expense any permits and licenses required for the
transaction of business on the Retail Premises.
14. ASSIGNMENT AND SUBLETTING. LESSEE shall not have the right to assign or sublease the whole or any part of the Retail Premises other than to an affiliate of LESSEE
without the prior written consent of LESSOR, which consent may be withheld in LESSOR’S sole discretion. No assignment or subletting shall release LESSEE from its obligations hereunder.
15. EMINENT DOMAIN. If all of the Retail Premises is taken under the power of eminent domain or conveyed under threat of condemnation proceedings, or if only a part of such
Retail Premises is so taken or conveyed and LESSEE shall determine that the remainder is inadequate or unsatisfactory for its purposes, then, in either event, this Lease shall terminate effective as of the date LESSEE is required to give up the
right to occupy or use any part of the Retail Premises.
16. ATTORNEY’S FEES. If suit is brought to enforce any covenant of this Lease or for the breach of any covenant or condition herein contained, the parties hereto agree that
the losing party shall pay to the prevailing party its reasonable attorneys’ fees and expenses, which shall be fixed by the court, and court costs.
17. SIGNS. LESSEE shall not place any signs at, on or about the Retail Premises, without obtaining the prior written consent of LESSOR. For the avoidance of doubt, all
existing signage located on or about the Retail Premises as of the Effective Date shall be deemed approved by LESSOR.
18. DEFAULT. In the event LESSEE shall fail to perform any of the terms or provisions of this Lease, LESSOR shall promptly so notify LESSEE in writing. If LESSEE shall
fail to cure a failure to pay Base Rent (if applicable), NNN Expenses or any other amount due and owing under this Lease to the appropriate party, and such failure continues for ten (10) days after LESSEE’s receipt of such notice from LESSOR,
then LESSOR may terminate this Lease upon written notice to LESSEE, in addition to any and all other rights LESSOR may have hereunder, at law and/or in equity. If LESSEE shall fail to cure a failure to perform an obligation or covenant under
this Lease other than to pay Base Rent, NNN Expenses or any other amount due and owing under this Lease, and such failure continues for thirty (30) days after LESSEE’s receipt of such notice from LESSOR, then LESSOR may cure such failure and
such expense shall be due and payable by LESSEE within ten (10) days of LESSEE receiving written demand for payment and LESSOR may terminate this Lease upon written notice to LESSEE, in addition to any and all other rights LESSOR may have
hereunder, at law and/or in equity.
19. QUIET ENJOYMENT. LESSEE, upon performing the covenants and agreements of this Lease, shall have quiet possession of the Retail Premises during the Term thereof.
20. HOLD HARMLESS. LESSOR shall not be liable to LESSEE or LESSEE’s employees, patrons, or visitors for any damage to person or property caused by any action, omission or
negligence of LESSEE, its servants or employees, and LESSEE agrees to indemnify and hold LESSOR harmless from all claims for any such damage, except claims arising out of LESSOR’s negligence or misconduct. LESSEE shall not be liable to LESSOR
or LESSOR’s employees, patrons, or visitors for any damage to person or property caused by LESSOR’s material breach of the terms of this Lease or the negligence or misconduct of LESSOR, its servants or employees and LESSOR agrees to hold LESSEE
harmless from all claims for any such damage, except claims arising out of LESSEE’s (or its agents’ or employees’) acts or omissions (including negligence or willful misconduct).
21. SUBORDINATION. LESSEE hereby agrees that its leasehold interest hereunder is subordinate to any mortgages now on, or hereafter to be placed on, the Retail Premises
leased hereunder. This subordination shall be self-operative and no further instrument or certificate of subordination shall be required by LESSEE.
22. NOTICES. All notices, requests, approvals, consents, and other communications required or permitted hereunder (“Notices”) must be in writing and are effective: (a) on
the business day sent, if sent by e-mail, and the sender receives evidence of sending, via copy of the message in its “sent” file or other similar electronic storage; and (b) on the date received or rejected if deposited with a nationally
recognized overnight courier service. In each instance, the Notice must be addressed to LESSOR or LESSEE, as the case may be, at the following addresses:
LESSEE:
The Leather Factory, L.P.
1900 SE Loop 820
Fort Worth, Texas 76140
Attention: General Counsel
Email: daniel.ross@tandyleather.com and
leaseadmin@tandyleather.com
With a copy to:
Bourland, Wall & Wenzel, P.C.
301 Commerce Street, Suite 2500
Fort Worth, Texas 76102-4125
Attention: Sadie Harrison-Fincher, Esq.
Email: sharrisonfincher@bwwlaw.com
LESSOR:
Colonna Brothers, Inc.
4102 Bergen Turnpike
North Bergen, New Jersey 07047-2510
Attention: Dylan Tighe, Chief Operating Officer
Email: dylantighe@colonnabrothers.com
With a copy to:
Fox Rothschild LLP
Saint Ann Court
2501 N. Harwood Street, Suite 1800
Dallas, Texas 75201
Attention: Christopher I. Clark, Esq.
Email: ciclark@foxrothschild.com
23. RELOCATION.
LESSOR shall have no right to relocate LESSEE from the Retail Premises at any time during the Term of this Lease.
24. HOLDING
OVER
In the event of holding over by LESSEE in any portion of the Retail Premises after the expiration or termination of this Lease, such continued
occupancy of the Retail Premises by LESSEE shall be a tenancy at sufferance and shall be subject to all of the terms and provisions of this Lease, except that LESSEE shall pay LESSOR 150% of the Base Rent amount that would have been payable by
LESSEE had the holdover period been a part of the original Term of this Lease on the first day of each month during the period of such holdover, plus 100% of all additional rents and other sums owed by LESSEE to LESSOR pursuant to the terms hereof.
Additionally LESSEE shall be liable to LESSOR for any damage caused to LESSOR by such holdover. LESSEE agrees to vacate and deliver the Retail Premises to LESSOR upon LESSEE’s receipt of notice from LESSOR to vacate following the expiration or
termination of the Lease. The rent payable during the holdover period shall be payable to LESSOR on demand. No holding over by LESSEE, whether with or without consent of LESSOR, shall operate to extend this Lease except as otherwise expressly
provided.
25. SERVICE CONTRACTS. The parties hereby acknowledge and agree that, prior to the Effective Date, LESSEE occupied the Property as the owner of such Property and entered
into certain maintenance, service, and other like contracts and agreements in connection with LESSEE’s occupancy, use, and ownership of the Property (collectively, the “Service Contracts”). LESSEE may cause any or all such Service Contracts to
continue in full force and effect during the Term of this Lease. Upon the earlier expiration or termination of this Lease, LESSEE shall deliver to LESSOR written notices to vendors under all Service Contracts terminating such Service Contracts;
provided, however, that any Service Contracts that LESSOR notifies LESSEE in writing no later than fifteen (15) days prior to the expiration of Term of this Lease that LESSOR elects assume and are assignable at no cost to LESSEE (such Service
Contracts, the “Assignable Service Contracts”) shall be assigned to LESSOR effective as of the last day of the Term in substantially the form attached hereto as Schedule “C”. Amounts due and prepayments under the Assignable Service Contracts
shall be prorated between LESSOR and LESSEE as of the close of business on the last day of the Term, it being understood that for purposes of proration, LESSEE shall receive all prepayments and be charged all amounts due under the Assignable
Service Contracts through the day prior to the last day of the Term and LESSOR shall receive all prepayments and charged all amounts due under the Assignable Service Contracts as of the last day of the Term and thereafter.
26. COMPLETE AGREEMENT. This Lease contains a complete expression of the agreement between the parties and there are no promises, representations or inducements except such
as are herein provided. This Lease Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, legal representative, successors and assigns.
27. MISCELLANEOUS. LESSOR and LESSEE represent and warrant to each other respectively that they have the
requisite power and authority to enter into this Lease; that all necessary and appropriate approvals, authorizations and other steps have been taken to effect the legality of this Lease; that the signatories executing this Lease are authorized
to do so on behalf of LESSOR and LESSEE; and that this Lease is valid and binding upon and enforceable against LESSOR and LESSEE and their respective successors and assigns. This Lease may be executed in one or more counterparts, each of which
are deemed an original for all purposes, and all such counterparts together constitute one and the same instrument. In making proof of this Lease, it shall not be necessary to produce or account for more than one such counterpart with each
party’s signature. It is expressly understood and agreed by all parties hereto that executed counterparts of this Lease transmitted by email, or other electronic means shall be effective as originals.
(Signature Page Follows.)
IN WITNESS WHEREOF, LESSOR and LESSEE have executed this Short-Term Lease Agreement as of the day and year first above written.
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LESSOR:
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Colonna Brothers, Inc.,
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a New Jersey corporation
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By:
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Name:
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Title:
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LESSEE: |
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The Leather Factory, L.P., |
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a Texas limited partnership |
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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By: |
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Name: |
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Title: |
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SCHEDULE “A”
DEPICTION OF THE PROPERTY
SCHEDULE “B”
LEGAL DESCRIPTION
TRACT I
Being Block 1 of Campus Industrial Park, an addition to the City of
Fort Worth, Tarrant County, Texas, according to the plat thereof recorded in Volume 388-49, Page 61 of the Real Property Records of Tarrant County, Texas.
TRACT II
BEING a 5.9500 acre (259,181 square foot) tract of land situated in the Samuel Woody Survey, Abstract No. 1638, City of Fort Worth, Tarrant County, Texas; said tract
being that tract of land described in Special Warranty Deed to The Leather Factory, L.P. recorded in Instrument Number D207267563 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows;
BEGINNING at a 5/8” iron rod found in the northeast line of that tract of land described in Deed to Texas Electric Service Company recorded in Volume 2574, Page 545 of
the Deed Records of Tarrant County, Texas, said point being the south corner of Block 1 of Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Volume 388-49, Page 61 of the Plat Records of Tarrant County,
Texas;
THENCE North 27°38'01” East, along the southeast line of said Block 1, a distance of 697.28 feet to a 5/8” iron rod found for corner, said point being the west corner
of Lot 1, Block 1, Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Volume 388-92, Page 6 of said Plat Records;
THENCE South 62°20'18” East, along the southwest line of said Lot 1, Block 1, a distance of 329.88 feet to a 5/8” iron rod with cap stamped “KHA” set for corner; said
point being in the northeast line of Lot 2, Block 1, Campus Industrial Park, an addition to the City of Fort Worth according to the plat recorded in Instrument Number D223091702 of said Official Public Records;
THENCE South 27°38'01” West, along the said northeast line of Lot 2, Block 1 a distance of 780.11 feet to a 5/8” iron rod found for corner in the north terminus of
South Campus Court (a 60-foot wide right-of-way); said point also being the beginning of a non-tangent curve to the left with a radius of 60.00 feet, a central angle of 158°06'00”, and a chord bearing and distance of South 50°41'18” West, 117.82
feet;
THENCE in a southwesterly direction, along the said north terminus of South Campus Court and with said non-tangent curve to the left, an arc distance of 165.56 feet to
a 5/8” iron rod with cap stamped “KHA” set for corner in the said northeast line of the Texas Electric Service Company tract;
THENCE North 28°21'56” West, along the said northeast line of the Texas Electric Service Company tract, a distance of 342.26 feet to the POINT OF BEGINNING and
containing 259,181 square feet or 5.9500 acres of land, more or less.
SCHEDULE “C”
FORM OF ASSIGNMENT AND ASSUMPTION OF SERVICE CONTRACTS
ASSIGNMENT AND ASSUMPTION OF SERVICE CONTRACTS
In consideration of One Dollar ($1.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, The
Leather Factory, L.P., a Texas limited partnership (the “Assignor”), with an office and place of business at 1900 SE Loop 820, Fort Worth, TX 76140, hereby
assigns, transfers and delegates to Colonna Brothers, Inc., a New Jersey corporation (the “Assignee”), with an office and place of business at ______________,
_________, __________, and Assignee hereby assumes and accepts the assignment and delegation, of all of Assignor’s right, title and interest in and to the contracts and agreements described on Exhibit A attached hereto (the “Contracts”) relating to certain real property and located at 1900 SE Loop 820 and
2300 S. Campus Ct., Fort Worth, Texas.
Assignor hereby agrees to indemnify Assignee against and hold Assignee harmless from any and all cost, liability, loss, damage or expense,
including, without limitation, reasonable attorneys’ fees, originating before the date of closing and arising out of the Assignor’s obligations under the Contracts.
Assignee hereby agrees to indemnify Assignor against and hold Assignor harmless from any and all cost, liability, loss, damage or expense,
including, without limitation, reasonable attorneys’ fees, originating on or after the date of closing and arising out of the Assignee’s obligations under the Contracts.
If any litigation between Assignor and Assignee arises out of the obligations of the parties under this Assignment or concerning the meaning or
interpretation of any provision contained herein, the losing party shall pay the prevailing party’s costs and expenses of such litigation including, without limitation, reasonable attorneys’ fees.
This Assignment may be executed and delivered in any number of counterparts, each of which so executed and delivered shall be deemed to be an
original and all of which shall constitute one and the same instrument.
[remainder of page intentionally left blank;
signature page immediately follows]
IN WITNESS WHEREOF, Assignor and Assignee have executed
this Assignment effective as of this ____ day of ___________________, 2025.
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ASSIGNOR:
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The Leather Factory, L.P.,
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a Texas limited partnership
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By:
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The Leather Factory Inc.,
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a Nevada corporation,
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its General Partner
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ASSIGNEE: |
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Colonna Brothers, Inc., |
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a New Jersey corporation |
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By:
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Name:
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Title:
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SCHEDULE 1
PERSONAL PROPERTY INVENTORY
[To be attached by Seller at Closing.]
Exhibit 10.11
COMMERCIAL LEASE AGREEMENT
1. Lease Summary.
Landlord:
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JACKSON-SHAW / BENBROOK NORTH, LP, a Texas limited partnership
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Landlord's Address:
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4890 Alpha Road, Suite 100, Dallas, Texas 75244
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Contact Person: |
John Stone |
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Phone:
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972-628-7450 |
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Fax:
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972-628-7444
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Email:
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jstone@jacksonshaw.com
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With a copy to:
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Andrews & Barth, PC
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4851 LBJ Freeway, Suite 500 |
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Dallas, Texas 75244 |
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Contact Person:
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Justin Tonick
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Phone:
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214-346-1185
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Email:
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jtonick@andrews-barth.com
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Tenant:
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TANDY LEATHER FACTORY, INC., a Delaware corporation
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Tenant's Address:
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Before the Commencement Date:
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Contact Person:
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Johan Hedberg/CEO
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Phone:
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817-872-3200
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Fax:
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Email:
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johan.hedberg@tandyleather.com; c/o leaseadmin@tandyleather.com
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From and after the Commencement Date:
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7602 SW Loop 820 Benbrook, Texas 76126 |
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Contact Person:
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Johan Hedberg/CEO
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Phone:
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817-872-3200
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Fax:
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Email:
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johan.hedberg@tandyleather.com; c/o leaseadmin@tandyleather.com
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Landlord's Broker:
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CBRE, INC. (Stephen Koldyke, Kacy Jones, and Brian Gilchrist)
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Tenant's Broker:
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Cushman & Wakefield (Jay Benner)
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Leased Premises:
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approximately 133,564 square feet of space, being Suite 101 located in the Building with an address of 7602 SW Loop 820 Benbrook, Texas 76126, as outlined on Exhibit "A-1" attached hereto
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Project:
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Chisholm 20 Commerce Park (containing approximately 917,374 square feet)
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Building:
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No. 2 (containing approximately 377,884 square feet)
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Landlord and Tenant stipulate that the number of rentable square feet in the Project and the Building set forth above is conclusive and shall be binding upon them. The
number of rentable square feet in the Leased Premises is subject to re-measurement as set forth in Exhibit "B" attached hereto.
Tenant's Proportionate Share of Project:
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14.56%
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Tenant's Proportionate Share of Building:
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35.35%
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Term:
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123 Months
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Commencement Date:
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The earlier of (a) July 1, 2025, (b) subject to Section 8(b), the date
of Substantial Completion of the Tenant Improvements, and (c) the date Tenant opens for business at the Leased Premises.
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Termination Date:
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The last day of the 123rd month following the Commencement Date
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Base Rent:
Months
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Annual Rate Per Sq. Ft.
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Monthly Base Rent
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1 – 12*
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$7.55*
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$84,034.02*
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13 - 24
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$7.84
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$87,269.33
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25 - 36
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$8.14
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$90,629.20
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37 - 48
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$8.46
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$94,118.42
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49 - 60
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$8.78
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$97,741.98
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61 - 72
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$9.12
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$101,505.04
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73 - 84
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$9.47
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$105,412.99
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85 - 96
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$9.84
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$109,471.39
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97 - 108
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$10.21
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$113,686.04
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109 - 120
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$10.61
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$118,062.95
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121 - 123
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$11.02
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$122,608.37
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*Conditioned upon there being no Event of Default by Tenant under this Lease, Base Rent shall be abated (the "Abated Rent") during the first ninety
(90) days of the Term (the "Abatement Period"), e.g., if the Commencement Date is July 1, 2025, Base Rent shall be abated until and including September 29, 2025. Commencing with the first day after the end of the Abatement Period, Tenant shall make
Base Rent payments for any remaining partial calendar month and on the first day of the first full calendar month thereafter shall make Base Rent payments as otherwise provided in this Lease. Notwithstanding such Abated Rent, all other sums due
under this Lease, including Additional Rent, shall be payable as provided in this Lease. If an Event of Default by Tenant occurs under this Lease, in addition to such remedies as may be provided to Landlord in this Lease or at law or in equity,
Tenant must immediately pay to Landlord the entire amount of all Abated Rent, and Tenant will not be entitled to any further abatement of Base Rent under this paragraph.
Initial Estimated Additional Rent Payments |
1. Common Area |
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$
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0.50
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(expressed per square foot/year): |
2. Taxes
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1.80
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(estimates only and subject to |
3. Insurance
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$ |
0.13
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adjustment to actual costs and
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Total:
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$ |
2.43
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expenses according to the
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provisions of this Lease)
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Total Initial Estimated Monthly Additional Rent Payments:
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$
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27,046.71
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Total Initial Monthly Base Rent and Estimated Monthly Additional Rent Payments:
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$
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111,080.73
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Security Deposit:
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149,655.08
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2. Defined Terms. The following terms used herein and denoted by their initial capitalization shall have the meanings set forth below:
"Additional Rent" shall mean the Tax and Insurance Costs,
the Common Area Maintenance Expenses and all sums of money, other than Base Rent, which become due by Tenant under this Lease.
"Adjacent Buildings" shall mean any building or buildings,
other than the Building, located, from time to time, upon the Land or within the Project.
"Applicable Laws" shall mean any and all ordinances, orders,
directives, codes, permits and other rules and regulations of state, federal, municipal, or other agencies or bodies having jurisdiction with respect to the Project.
"Base Rent" shall mean the annualized amounts computed for
the applicable period using the Monthly Base Rent shown in Section 1, above and payable as provided herein.
"Building" shall have the meaning given in Section 1, above.
"Commencement Date" shall have the meaning given in Section 1, above.
"Common Areas" means all areas, spaces, facilities and
equipment (whether or not located within the Building) made available by Landlord for the common and joint use of Landlord, Tenant and others designated by Landlord using or occupying space in the Building or the Project, including, but not limited
to, walkways, sidewalks and driveways necessary for access to the Building, parking areas, building lobbies, atriums, landscaped areas, public corridors, public restrooms, Building stairs, drinking fountains and any such other areas and facilities
within the Project, if any, as are designated by Landlord from time to time as Common Areas.
"Common Area Maintenance Expenses" shall mean any and all
expenses for the maintenance, repair, replacement and operation of the Common Areas and any portions of the Project for which Landlord is responsible hereunder, including, but not limited to, management fees (not to exceed three percent 3% of gross
revenue for the Project), utility expenses (if furnished by Landlord), wages and fringe benefits payable to employees of Landlord responsible for the management of the Project and amounts paid to contractors for work performed in connection with the
Project. The term "Common Area Maintenance Expenses" shall not include any capital improvements or capital expenditures other than the amortized cost of capital improvements, capital expenditures or costs of a capital nature, as determined in
accordance with generally accepted accounting principles, consistently applied which are: (1) necessary capital repairs or replacements made in the ordinary course of business, (2) performed primarily to reduce current or future operating expense
costs or otherwise improve the operating efficiency of the Building or (3) required to comply with any Applicable Laws that are enacted, or first interpreted to apply to the Building, after the date of this Lease (collectively, the "Permitted Capital
Expenditures"). The cost of the Permitted Capital Expenditures shall be amortized on a straight-line basis (including reasonable interest) by Landlord over the useful life of the capital improvements or replacement as reasonably determined by
Landlord. The term "Common Area Maintenance Expenses" shall also not include any capital improvement to the Project other than replacements required for normal maintenance and repair, nor shall it include repairs, restoration or other work occasioned
by fire, windstorm or other insured casualty, expenses incurred in leasing or procuring tenants, leasing commissions, advertising expenses, expenses for renovating space for new tenants, legal expenses incident to enforcement by Landlord of the terms
of any lease, interest or principal payments on any mortgage or other indebtedness of Landlord, compensation paid to any employee of Landlord above the grade of property manager, depreciation allowance or expense.
Commencing on the twenty-fifth (25th) month following the Commencement Date, Tenant's Proportionate Share of actual "controllable Common
Area Maintenance Expenses" (as defined below) per square foot may be increased by no more than eight percent (8%) over Tenant's Proportionate Share of actual "controllable Common Area Maintenance Expenses" for the previous year of the Term,
determined on a cumulative, compounding basis. With regard to any renewal options granted herein, Tenant's Proportionate Share of "controllable Common Area Maintenance Expenses" shall be adjusted for the initial year of each such renewal option
based upon the actual amount of such "controllable Common Area Maintenance Expenses" for the year in question. Commencing in the subsequent year of each such renewal option, Tenant's Proportionate Share of actual "controllable Common Area
Maintenance Expenses" per square foot shall not be increased by more than eight percent (8%) over Tenant's Proportionate Share of actual "controllable Common Area Maintenance Expenses" for the previous year, determined on a cumulative, compounding
basis. For the purposes hereof, the percentage interest being determined on a cumulative basis provides that if the average increase for all expired years of the Term is less than eight percent (8%), then the percentage increase for the next year of
the Term may exceed eight percent (8%) so long as the average increase for all expired years and the next year do not exceed eight percent (8%). For the purposes hereof, the term "controllable Common Area Maintenance Expenses" shall be limited to
those Common Area Maintenance Expenses which are within the direct control and discretion of Landlord, but shall not include, without limitation, utility charges, management fees, the cost of effecting compliance with any Applicable Laws, any Common
Area Maintenance Expense required for normal maintenance and repair, nor shall it include repairs, restoration or other work occasioned by fire, windstorm or other insured casualty.
"Default Rate" shall mean the lesser of (i) maximum rate of
interest permitted by Applicable Law or (ii) the Prime Rate plus five percent (5%).
"Effective Date" shall mean the date of execution of this
Lease.
"Event of Default" shall have the meaning given in this
Lease, below.
"Hazardous Material" shall mean any substance, material,
waste, pollutant, or contaminant that is or could be regulated under any statute, regulations, ordinance, rule, code, judgment, permit, or other similar requirement of any governmental authority, agency or court or that may adversely affect human
health or the environment.
"Land" shall mean the land upon which the Building is
located, as described in the attached Exhibit "A".
"Landlord" shall have the meaning given in Section 1, above.
"Lease" shall mean this Commercial Lease Agreement.
"Leased Premises" shall have the meaning given in Section 1, above.
"Mortgage" shall mean any mortgage, deed to secure debt or
security deed and any other instrument creating a lien in connection with any method of financing or refinancing.
"Mortgagee" shall mean the holder(s) of the indebtedness
secured by a Mortgage.
"Permitted Exceptions" shall mean any encumbrances,
easements, covenants, conditions, restrictions and other matters of record.
"Prime Rate" shall mean the prime interest rate as announced
or published in The Wall Street Journal, or its successor, from time to time, or, in the event The Wall Street Journal does not announce or publish a prime interest rate, the prime interest rate announced or published from time to time by such national publication as may be selected by Landlord.
"Project" shall mean the Land, the Building and the Adjacent
Buildings, landscaping, parking and driveway areas, sidewalks and other improvements thereon; however, Landlord shall have the right to modify the definition of "Project" by eliminating or adding any Adjacent Building, together with the allocable
share of the Land, landscaping, parking and driveway areas, sidewalks and other improvements relating thereto, in which event the term "Project" shall be limited to the Land, the Building, the Adjacent Buildings which have not been eliminated and the
allocable share of the landscaping, parking and driveway areas, sidewalks and other improvements thereon.
"Punchlist Items" shall mean details of construction,
decoration or adjustment which individually or in the aggregate do not materially impair Tenant's use of the Leased Premises.
"Rent" shall mean the Base Rent, the Additional Rent, and
other sums of money becoming due and payable to Landlord hereunder. Base Rent shall be payable in monthly installments in advance, the first monthly installment of which (being the first month following the period of abatement), together with the
Initial Estimated Monthly Additional Rent Payments, being payable concurrently with the execution of this Lease and thereafter on or before the first day of each month of the Term in the amount set forth above.
"Security Deposit" shall mean the deposit held by Landlord in
the amount set forth in Section 1, above.
"Substantial Completion" shall have the meaning set forth in
Section 8(b).
"Tangible Net Worth" shall mean the excess of total assets
over total liabilities, in each case as determined in accordance with generally accepted accounting principles consistently applied ("GAAP"), excluding, however,
from the determination of total assets all assets which would be classified as intangible assets under GAAP including goodwill, licenses, patents, trademarks, trade names, copyrights, and franchises.
"Tax and Insurance Cost" shall mean all of the following paid
or payable by Landlord with respect to the Project or any portion thereof: (a) all federal, state and local sales, use, ad valorem, rental, value added or other taxes and special assessments and other governmental charges; private assessments
(including but not limited to those payable to any association or relating to any off-site or on-site common areas or facilities) and all taxes on the rent or other revenue from the Project, including any business, gross margins, or similar tax
payable by Landlord (including without limitation the Texas margin tax imposed pursuant to the provisions of Chapter 171 of the Texas Property Tax Code, as the same be amended or supplemented) which is attributable to rent or other revenue derived
from the Project; together with all costs, fees and expenses incurred by Landlord in monitoring or contesting the aforementioned (collectively, "Taxes"), and (b) all insurance premiums.
"Tenant" shall have the meaning given in Section 1, above.
"Tenant Delay" shall mean any delay caused or contributed to
by act or neglect of Tenant, or those acting for or under Tenant.
"Tenant Improvements" shall mean those improvements to the
Leased Premises described in Exhibit "B".
"Tenant's Proportionate Share" shall mean the percentage set
forth in Section 1 above, determined by dividing the area of the Leased Premises by the area of the Building or the aggregate area within the Building and the
Adjacent Buildings, as applicable. Tenant's Proportionate Share shall be adjusted if the size of the Leased Premises is modified or as Land or Adjacent Buildings are added to or eliminated from the Project. Notwithstanding the foregoing, Tenant's
Proportionate Share of the Taxes may be determined with respect to the tax parcel in which the Building is located and not as to the balance of the Project.
"Termination Date" shall have the meaning given in Section 1 above.
3. Grant of Lease; Use. Subject to and upon the terms herein set forth, this Lease is entered into by and between Landlord and Tenant, to be effective as of the Effective Date. In consideration of the
rents, terms and covenants of this Lease, Landlord leases Tenant the Leased Premises during the Term and any extension thereto pursuant to this Lease, all as is more particularly described herein. Subject to Tenant's compliance with local zoning
restrictions and ordinances and any and all Permitted Exceptions, the Leased Premises shall be used solely for general warehousing, distribution, light manufacturing and office use relating thereto and for no other purpose. Tenant hereby accepts
this Lease and the Leased Premises upon the covenants and conditions set forth herein and subject to any and all Permitted Exceptions, and Tenant agrees to comply with such Permitted Exceptions. Tenant will not use, nor permit others to use, the
Leased Premises for any purpose other than the purposes stated hereinabove, nor will Tenant commit, nor allow others to commit, any waste upon the Leased Premises. Prior to the Commencement Date and without payment of Base Rent, Common Area
Maintenance Expenses or Tax and Insurance Costs (so long as Tenant has not commenced business operations within the Leased Premises, Tenant shall be allowed, following two (2) days prior written notice to Landlord and subject to Landlord's
reasonable approval, early occupancy of the Leased Premises for the sole purpose of the installation of Tenant's fixtures (including racking systems), furniture and other equipment, and "dead storage" provided that (i) Tenant has received all
approvals required by Applicable Laws; and (ii) Tenant has furnished to Landlord certificates of insurance evidencing the issuance of insurance as required by Tenant under this Lease. For any such entry, Tenant does hereby assume all risk of loss
or damage to such machinery, equipment, fixtures and other personal property, and to indemnify, defend and hold harmless Landlord and its agents and representatives from any loss or damage to such machinery, equipment, fixtures and personal
property, and all liability, loss or damage arising from any injury to the property of Landlord, or its contractors, subcontractors or materialmen, and any death or personal injury to any person or persons. Further, any such entry of the Leased
Premises is also subject to, and Tenant must comply with and observe, all Applicable Laws and all other terms and conditions of this Lease. In no event may Tenant conduct business in the Leased Premises during such early access period.
4. Term. This Lease shall continue in force during a period beginning on the Commencement Date and continuing until the Termination Date, unless this Lease is sooner terminated or extended under any other
term or provision hereof. Tenant shall be responsible for any cost or other loss incurred by Landlord, including but not limited to loss of Rent, if any, arising out of any event of Tenant Delay, which cost or loss shall be deemed Additional
Rent. If Tenant remains in possession after expiration or termination of this Lease with or without Landlord's written consent, there shall be no renewal of this Lease by operation of law. During the period of any such holding over, all
provisions of this Lease shall be and remain in effect except that the Base Rent shall equal an amount equal to 150% the amount of the Base Rent set forth in Section
1 above. In addition to the foregoing, if the Leased Premises are not surrendered at the end of the Term or sooner termination thereof, Tenant shall indemnify Landlord and its agents and representatives against loss or liability resulting
from delay by Tenant in so surrendering the Leased Premises, including, without limitation, claims made by any succeeding tenants founded on such delay and any attorneys' fees resulting therefrom. No holding over by Tenant, whether with or without
consent of Landlord, shall operate to extend the Term.
5. Rent. Tenant shall timely pay to Landlord Rent, without notice, demand, deduction or set-off (except as otherwise expressly provided herein), by good and sufficient check drawn on a national banking
association or, at either party's election, by electronic or wire transfer, at Landlord's address provided for in this Lease or such other address as may be specified in writing by Landlord and shall be accompanied by all applicable state and local
sales or use taxes; provided, that following any default by Tenant, Landlord shall be permitted to require alternative methods of payment, in Landlord's sole discretion. Notwithstanding anything to the contrary contained in this Lease, if Landlord
elects to implement a system of automated electronic payments, Automated Clearing House, or Credit and Debit Card transactions ("ACH Transfers") for the payment of any all amounts due under this Lease by providing written notice to Tenant, within
fifteen (15) days after receipt of such notice, Tenant shall provide Landlord with all information and documentation reasonably required by Landlord to implement and keep in effect the ACH Transfers. The Base Rent shall be due and payable on the
first day of each calendar month, commencing on the Commencement Date and continuing thereafter throughout the Term. Tenant hereby agrees to pay the Rent to Landlord at Landlord's address as provided herein (or such other address as may be
designated by Landlord from time to time) monthly in advance. If the date upon which the payment of Base Rent commences, is other than the first day of a calendar month or if this Lease terminates on a day other than the last day of a calendar
month, then the installments of the Base Rent for such month or months shall be prorated on a daily basis and the installment or installments so prorated shall be paid in advance. Notwithstanding the foregoing, however, if the Commencement Date is
delayed due to any Tenant Delay, Tenant shall be obligated to pay Rent commencing on the date which would have been the Commencement Date but for any Tenant Delay.
If any Base Rent payment required to be paid or which becomes due under this Lease is not paid by the tenth (10th) day following the day on which it
is due, a service charge of five percent (5%) of such amounts due shall become due and payable in addition to the amounts due. Said service charge is for the purpose of reimbursing Landlord for the extra costs and expenses in connection with the
handling and processing of late payments. In addition to such service charge, if any Base Rent payment is not paid by the tenth (10th) day following the day on which it becomes due, Tenant shall pay to Landlord, in addition to such Base Rent payment
and the service charge, interest on such Base Rent payment calculated at the Default Rate from the date such Base Rent payment was due until paid by Tenant. If any Additional Rent required to be paid or which becomes due under this Lease is not paid
when due, Tenant shall pay to Landlord, in addition to such amounts, interest on such amounts at the Default Rate from the date such amounts were due until paid by Tenant. Notwithstanding the foregoing, the late charge and interest referenced above
shall not be charged with respect to the first late payment during any twelve (12) month period, unless Tenant shall fail to cure such late payment within five (5) business days after receipt of Landlord's written notice. Such service charge and
interest shall be cumulative of any other remedies Landlord may have for nonpayment of Rent and other sums payable under this Lease. If three (3) consecutive monthly Base Rent payments or any ten (10) [in total, cumulative from the beginning of the
Term] monthly Base Rent payments during the Term (or any renewal or extension thereof) are not received by Landlord within ten (10) days of the due date, the Base Rent hereunder shall automatically become due and payable by Tenant in advance in
quarterly installments equal to three (3) months' Base Rent each. Landlord shall notify Tenant of such change in the time for payment of Base Rent and, thereafter, the first of such quarterly Base Rent payments shall be due and payable on the first
day of the next succeeding month and on the first day of every third (3rd) month thereafter. This remedy shall be cumulative of any other remedies of Landlord under this Lease for nonpayment of Rent.
6. Security Deposit. Tenant shall deposit with Landlord on the date of execution of this Lease, the Security Deposit. If Tenant defaults under this Lease, Landlord may use any part of the Security Deposit
to make any defaulted payment, to pay for Landlord's cure of any defaulted obligation, or to compensate Landlord for any loss or damage resulting from any default. To the extent any portion of the deposit is used, Tenant shall within five (5) days
after demand from Landlord restore the deposit to its full amount. Tenant's failure to do so shall be an Event of Default under this Lease. Landlord may keep the Security Deposit in its general funds and shall not be required to pay interest to
Tenant on the deposit amount. If Tenant shall perform all of its obligations under this Lease and return the Leased Premises to Landlord at the end of the Term in the same good order and condition as existed at the Commencement Date, ordinary wear
and tear excepted, Landlord shall return all of the remaining Security Deposit to Tenant within thirty (30) days after the end of the Term. The Security Deposit shall not serve as an advance payment of Rent or a measure of Landlord's damages for
any default under this Lease. If Landlord transfers its interest in the Project or this Lease, Landlord may transfer the Security Deposit to its transferee. Upon such transfer, Landlord shall have no further obligation to return the Security
Deposit to Tenant, and Tenant's right to the return of the Security Deposit shall apply solely against Landlord's transferee.
7. Common Area Maintenance and Taxes and Insurance.
(a) Common Area Maintenance. Tenant agrees to pay as Additional Rent Tenant's Proportionate Share of the Common Area Maintenance Expenses. Along with the Base Rent, Tenant shall pay one-twelfth of Tenant's Proportionate Share
of the annualized Common Area Maintenance Expenses as estimated from time to time by Landlord during the Term. As soon as available after the expiration of each calendar year, Landlord shall submit a statement (the "Annual Cost Statement") to
Tenant setting forth Tenant's Proportionate Share of the Common Area Maintenance Expenses due from Tenant for the preceding year and the amount, if any, remaining due from Tenant to Landlord. Within ten (10) days after receipt of the Annual Cost
Statement, Tenant shall remit to Landlord the amount the Annual Cost Statement shows to be due from Tenant. If the Annual Cost Statement reflects an overpayment by Tenant, then the amount of such overpayment shall be credited to Tenant's next
installment of Rent or, if no further Rent is due, refund such overpayment within thirty (30) days of determination. Notwithstanding the foregoing, Tenant shall pay the full cost of any repair, replacement or service which benefits only the Leased
Premises or is the result of Tenant's use or occupancy of the Leased Premises other than normal wear and tear.
(b) Taxes and Insurance. Tenant shall pay to Landlord as Additional Rent Tenant's Proportionate Share of the Tax and Insurance Cost. If the present method of taxation changes so that in lieu of or in addition to
the whole or any part of any Tax, there is levied on Landlord a capital tax, assessment, or charge as a result of Landlord's ownership or operation of the Building or Project regardless whether explicitly identified as a tax on rents, then all such
taxes, assessments, or charges, or the part thereof so based, shall be deemed to be included within the term "Taxes" for purposes hereof. Tenant shall not be permitted
to receive the benefit of any incentives of any kind negotiated with state and local officials pertaining to the construction of the Project or Leased Premises, property tax abatements, sales tax rebates, and/or any other incentives secured by
the Landlord in connection with the Project or Leased Premises, including, without limitation, any tax increment financing benefits or any similar incentives based upon (i) real estate taxes generated or expected to be generated by the Leased
Premises and/or the Project, or (ii) jobs created by Tenant relative to its operation of the Leased Premises. Notwithstanding the foregoing, in the event Landlord obtains any incentives directly related to Tenant leasing the Leased Premises, then
such amounts shall be reduced from the amount of Additional Rent related to Tax and Insurance Costs. Notwithstanding anything to the contrary herein, Taxes shall include the Texas franchise tax and/or any other business tax imposed under
Texas Property Tax Code Chapter 171 and/or any successor statutory provision for reports due under any such provision. If any use of the Leased Premises by Tenant causes an increase in insurance costs, Tenant shall pay as Additional Rent the
entire amount of any such increase. Along with the Base Rent, Tenant shall pay, monthly, one-twelfth of Tenant's Proportionate Share of the annualized Tax and Insurance Costs as estimated from time to time by Landlord during the Term. As soon as
available after the expiration of each calendar year, Landlord shall submit a reconciliation statement to Tenant setting forth Tenant's Proportionate Share of the Tax and Insurance Costs due from Tenant for the preceding calendar year and the
amount, if any, remaining due from Tenant to Landlord. If the reconciliation statement reflects an overpayment by Tenant, then the amount of such overpayment shall be credited to Tenant's next installment of Rent or, if such overpayment was made
by Tenant during the last year of the Term, paid to Tenant within sixty (60) days following such determination. If the reconciliation statement reflects an underpayment by Tenant, then, within ten (10) days after receipt of such statement, Tenant
shall pay Landlord the amount said statement shows to be due from Tenant. Tenant shall be responsible for paying all taxes upon Tenant's furniture, machinery, fixtures and other property on the Project.
(c) Right to Audit. Within ninety (90) days after Landlord furnishes its Annual Cost Statement for any calendar year to Tenant (the "Audit Election Period"), Tenant may, at Tenant's expense during Landlord's normal business
hours, elect to audit Landlord's Common Area Maintenance Expenses for such calendar year only, subject to the following conditions: (1) there is no uncured Event of Default under this Lease; (2) the audit shall be prepared by an independent
certified public accounting firm; (3) in no event shall any audit be performed by a firm retained on a "contingency fee" basis; (4) the audit shall commence within thirty (30) days after Landlord makes Landlord's books and records available to
Tenant's auditor and shall conclude (and Tenant shall provide to Landlord a certified copy thereof) within forty-five (45) days after commencement but by no later than November 1 of the year in which the audit is conducted; (5) the audit shall be
conducted where Landlord maintains its books and records (provided such books and records are kept in the Dallas/Ft. Worth metropolitan area) and shall not unreasonably interfere with the conduct of Landlord's business; (6) Tenant and its
accounting firm shall treat any audit in a confidential manner and shall each execute Landlord's confidentiality agreement for Landlord's benefit prior to commencing the audit (subject to the requirements of litigation and to exception for
information which is generally known to the public); and (7) the accounting firm's audit report shall, at no charge to Landlord, be submitted in draft form for Landlord's review and comments before the final approved audit report. Notwithstanding
the foregoing, Tenant shall have no right to conduct an audit if Landlord furnishes to Tenant an audit report for the calendar year in question prepared by an independent certified accounting firm of recognized national standing (whether originally
prepared for Landlord or another party). This paragraph shall not be construed to limit, suspend, or abate Tenant's obligation to pay Rent when due, including estimated Common Area Maintenance Expenses. Unless Landlord disputes such audit, Landlord
shall credit any Tenant overpayment determined by the final approved audit report against the next sums due and owing by Tenant or, if no further Rent is due, refund overpayment determined by the final approved audit report within thirty (30) days
of determination. If Landlord disputes such audit, there shall be no credit to Tenant until such time as all audit issues are resolved. The foregoing obligations shall survive the expiration date of this Lease. If Tenant does not provide written
notice to Landlord within the Audit Election Period of Tenant's election to audit Landlord's Common Area Maintenance Expenses, it shall be conclusively deemed that Tenant shall have forever waived any right to contest the amount of Tenant's
Proportionate Share of Common Area Maintenance Expenses arising prior to the commencement of the Audit Election Period.
(d) Contest of Taxes by Landlord. Landlord shall have the right to employ a tax consulting firm to attempt to assure a fair tax burden on the Project (or any portion thereof) within the applicable taxing jurisdiction. Tenant
shall pay to Landlord upon demand from time to time, as Additional Rent, Tenant's Proportionate Share of the fees, expenses and costs incurred by Landlord of such service. Tenant acknowledges that any filing of a protest of appraised value by
Tenant will give the appraisal district discretion to increase or decrease the appraised value, that an increase in the appraised value will affect Landlord and the other tenants, if any, of the Project, and that an increase in the appraised value
may increase the taxes not only for the year in question but for future years, potentially beyond expiration of the Term. Accordingly, to the extent permitted by Applicable Law, Tenant hereby waives the provisions of Sections 41.413 and 42.015 of
the Texas Property Tax Code (or successor thereto) to protest the appraised value of the Project or any portion thereof. In the alternative, if Section 41.413 or Section 42.015 of the Texas Property Tax Code may not be waived, Tenant agrees not to
protest any valuation unless Tenant notifies Landlord in writing of Tenant's intent to protest and Landlord fails to file a protest of the valuation within thirty (30) days after Landlord receives Tenant's written notice. If Tenant files a protest
without giving written notice required by the preceding sentence, such filing shall be an Event of Default under this Lease without the necessity of any notice from Landlord. Furthermore, if Tenant exercises the right of protest granted by Section
41.413 or Section 42.015 of the Texas Property Tax Code, Tenant shall be solely responsible for, and shall pay, all costs of such protest. If as a result of any protest filed by Tenant, the appraised value of the Building or Project is increased,
Tenant shall be solely responsible for, and shall pay upon demand by Landlord, all taxes (not only Tenant's Proportionate Share) assessed against the Building or Project in excess of the taxes which would have been payable in the absence of the
protest. Tenant shall continue to pay such excess taxes, regardless of whether the increased taxes are incurred during the Term or thereafter. Landlord agrees, upon written request by Tenant, to provide to Tenant a copy of the determination of
appraised value for any year. Tenant agrees that if Landlord, in Landlord's sole discretion, elects to protest a determination of the appraised value of the Project or any portion thereof, Tenant shall pay to Landlord Tenant's Proportionate Share
of the fees, expenses and costs of such protest whether or not such protest is successful. The provisions of this Section 7 pertaining to Sections 41.413 and 42.015 of the Texas Property Tax Code expressly shall survive the expiration or other termination of this Lease.
8. Condition of Leased Premises; Tenant Improvements; Common Areas; Maintenance; Alterations.
(a) Condition of Leased Premises. Tenant acknowledges that it accepts the Leased Premises as suitable for Tenant's purposes subject only to Section
8(b) below, if applicable, and to all Applicable Laws. Notwithstanding any other provision of this Lease to the contrary, if this Lease is executed before the Leased Premises become available for occupancy, or if Landlord cannot acquire
possession of the Leased Premises prior to the Commencement Date stated above, Tenant agrees to accept possession of the Leased Premises at such time as Landlord is able to tender the same, which date shall then be the Commencement Date of the
Term. TENANT WAIVES ANY IMPLIED WARRANTY THAT THE LEASED PREMISES ARE SUITABLE FOR TENANT'S INTENDED PURPOSES. TENANT ACKNOWLEDGES THAT (1) TENANT HAS INSPECTED AND ACCEPTS THE LEASED PREMISES IN AN "AS IS, WHERE IS" CONDITION (EXCEPT AS MAY BE
PROVIDED IN SECTION 8(b), BELOW), (2) THE BUILDING AND THE LEASED PREMISES ARE SUITABLE FOR THE PURPOSE FOR WHICH THE LEASED PREMISES ARE LEASED, AND LANDLORD
HAS MADE NO WARRANTY, REPRESENTATION, COVENANT, OR AGREEMENT WITH RESPECT TO THE MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE LEASED PREMISES, (3) THE LEASED PREMISES ARE IN GOOD AND SATISFACTORY CONDITION, (4) NO REPRESENTATIONS AS
TO THE REPAIR OF THE LEASED PREMISES, NOR PROMISES TO ALTER, REMODEL OR IMPROVE THE LEASED PREMISES HAVE BEEN MADE BY LANDLORD (EXCEPT AS MAY BE PROVIDED IN SECTION
8(b), BELOW), (5) THERE ARE NO REPRESENTATIONS OR WARRANTIES, EXPRESSED, IMPLIED OR STATUTORY, THAT EXTEND BEYOND THE DESCRIPTION OF THE LEASED PREMISES (AND TENANT HAS RELIED UPON NO REPRESENTATION, PROMISE OR WARRANTY MADE BY LANDLORD OR
ITS AGENTS, EMPLOYEES OR CONTRACTORS) AND (6) TENANT'S OBLIGATION TO PAY RENT HEREUNDER IS NOT DEPENDENT UPON THE CONDITION OF THE LEASED PREMISES OR THE PERFORMANCE BY LANDLORD OF ITS OBLIGATIONS HEREUNDER.
(b) Tenant Improvements. Tenant agrees to install the Tenant Improvements in accordance with Exhibit "B" attached hereto. Tenant
agrees to install, at Tenant's cost and expense (subject to Landlord's obligation to pay to Tenant up to the amount of the "Tenant Improvement Allowance" (as defined in Exhibit "B" attached hereto) the Tenant Improvements. The Tenant Improvements shall be considered "Substantially Completed", upon the issuance of a conditional or unconditional certificate of occupancy permitting Tenant to occupy
the Leased Premises (or the taking of such other action as may be customary to permit occupancy or use thereof). By occupying the Leased Premises or any part thereof, Tenant shall be deemed to have accepted the same as suitable for the purposes
herein intended.
(c) Maintenance of the Common Areas. Landlord shall perform the work which gives rise to Common Area Maintenance Expenses, subject to payment therefor by Tenant pursuant to the provisions of Section 7 above. If the need for any such work shall come to the attention of Tenant, Tenant will promptly so notify Landlord in writing.
(d) Maintenance of the Leased Premises.
(i) Landlord's Obligations. Landlord warrants that as of the Lease Date, the Leased Premises are (1) in good working order and condition (including but not limited to all structural, electrical, HVAC, suppression, and
mechanical systems, warehouse floors, truck courts/curbing, fencing, dock equipment, and lighting) and (2) in compliance with all applicable governmental rules and regulations, including (but not limited to) the Americans with Disabilities Act
specifically related to ingress and egress and restrooms. Landlord agrees to cooperate with Tenant in the enforcement by Tenant, at Tenant's sole cost and expense, of any manufacturer's warranties or express warranties or guaranties of workmanship
or materials given by subcontractors or materialmen that guarantee or warrant against defective workmanship or materials which benefit the Leased Premises. Landlord shall maintain (except in the event of casualty or other damage contemplated in Section 16 hereof, in which event the terms of Section 16 will control
and except for any damage caused by the negligence or default hereunder of or by Tenant, its employees, agents or invitees) only the roof, foundation, the structural soundness of the exterior walls of the Building (excluding all windows, window
glass, plate glass, and all doors) and fire suppression system in good repair and condition, except for reasonable wear and tear; however, Landlord shall have no obligation to undertake any such maintenance until after Tenant has provided Landlord
written notice thereof. Landlord's maintenance and repair costs under this Section 8(d) shall be included as a Common Area Maintenance Expense, except as
expressly excluded from the definition of "Common Area Maintenance Expenses" above. Tenant shall give immediate written notice to Landlord of the need for repairs or corrections and Landlord shall proceed within a reasonable time after receiving
such notice to make such repairs or corrections. Landlord's liability hereunder shall be limited to the cost of such repairs or corrections.
(ii) Tenant's Obligations. Tenant shall repair and pay for any damage caused by the negligence or default hereunder of or by Tenant, its employees, agents or invitees; the cost of any such damage which is paid by Landlord shall
be deemed Additional Rent which is immediately due and owing from Tenant. Subject to the provisions of item (i) above, Tenant shall, during the Term, at Tenant's expense, keep the Leased Premises (including the glass, signs, ceilings, interior
walls, interior side of perimeter walls, floor, floor coverings, plumbing, electric, heating and air conditioning, sprinklers and lighting fixtures) in as good order, condition and repair as they were at the time Tenant took possession of the same,
reasonable wear and tear and damage from fire and other casualties excepted. Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a maintenance contractor for servicing all hot
water, heating and air conditioning systems and equipment within or serving the Leased Premises, satisfying the scope set forth in Exhibit "H". The
maintenance contractor and the contract must be approved by Landlord. The service contract must include all services suggested by the equipment manufacturer within the operation/maintenance manual and must become effective (and a copy thereof
delivered to Landlord) within thirty (30) days of the date Tenant takes possession of the Leased Premises. Tenant shall keep the Leased Premises in a neat and sanitary condition, and Tenant shall not commit any nuisance or waste on the Leased
Premises or in, on, or about the Project, throw foreign substances in the plumbing facilities, or waste any of the utilities furnished by Landlord. All uninsured damage or injury to the Leased Premises, or to the Project caused by Tenant moving
furniture, fixtures, equipment, or other devices in or out of the Leased Premises or the Building or by installation or removal of furniture, fixtures, equipment, devices or other property of Tenant or its agents, contractors, servants or
employees, due to carelessness, omission, neglect, improper conduct, or other cause of Tenant or its servants, employees, agents, visitors, or licensees, shall be repaired, restored and replaced promptly by Tenant at its sole cost and expense to
the satisfaction of Landlord. All repairs, restorations and replacements shall be in quality and class equal to the original work and shall comply with all requirements of this Lease.
(e) Alterations; Signs. No improvements, alterations, additions or other changes shall be made to the Leased Premises without Landlord's prior written consent. Tenant may not construct any mezzanine space in the Leased
Premises without Landlord's prior, written approval. All property of Tenant installed upon the Leased Premises pursuant to the terms of this Lease shall be at the sole risk of Tenant, and Landlord shall not be liable for any loss, damage or theft
of such property (INCLUDING THE LOSSES, DAMAGES OR THEFTS STEMMING FROM THE STRICT LIABILITY, NEGLIGENCE OR OTHER TORTIOUS CONDUCT, ACTS OR OMISSIONS OF LANDLORD OR ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR INVITEES) except for those losses,
damages or thefts stemming from the willful misconduct or gross negligence of Landlord. Subject to Landlord's approval which approval shall not be unreasonably withheld so long as in compliance with Landlord's then existing sign criteria (a copy
of which is attached hereto as Exhibit "C"), Tenant shall be allowed to install, at Tenant's cost and expense, Tenant's sign on the exterior of the Building
above the front entrance to the Leased Premises. After the earlier of the end of the Term or after Tenant's right to possess the Leased Premises has been terminated, Tenant shall remove Tenant's sign, repair all damage caused thereby, and restore
the Building façade to its condition before the installation of the sign within ten days after Landlord's request therefor. If Tenant fails to timely do so, Landlord may, without compensation to Tenant and at Tenant's expense, remove the sign,
perform the related restoration and repair work and dispose of the sign in any manner Landlord deems appropriate. Otherwise, no sign, door plaques or notices shall be
displayed, painted or affixed by Tenant on any part of the Project, Building or Leased Premises without the prior written consent of Landlord. Landlord shall be entitled to a construction management fee equal to five percent (5%) of the total
cost of all alterations and improvements made pursuant to this Section 8(e) should Landlord determine that it is in Landlord's best interest to oversee the construction or installation of the same.
(f) Surrender of Leased Premises. On the last day of the Term, or on the sooner termination thereof, Tenant shall peaceably surrender the Leased Premises in good condition and repair
consistent with Tenant's duty to make repairs as herein provided. On or before the last day of the Term, or the date of sooner termination thereof, Tenant shall, at its sole cost and expense, remove all of its property and trade fixtures and
equipment from the Leased Premises and all of Tenant's equipment or other property that may be located on or about the Project (other than inside the Leased Premises). If Tenant shall not do so within such period, all property not removed shall be
deemed abandoned and the same shall become the property of Landlord for Landlord to use, remove destroy or otherwise dispose of at its discretion and without responsibility for accounting to Tenant therefor. Tenant shall repair all damage caused
by such removal. Tenant hereby appoints Landlord its agent to remove all property of Tenant from the Leased Premises upon termination of this Lease and to cause its transportation and storage for Tenant's benefit, all at the sole cost and risk of
Tenant, and Landlord shall not be liable for damage, theft, misappropriation or loss thereof and Landlord shall not be liable in any manner in respect thereto. Tenant shall pay all costs and expenses of such removal, transportation and storage.
Tenant shall leave the Leased Premises in good order, condition and repair, reasonable wear and tear and damage from fire and other casualty not caused by Tenant excepted. Tenant shall reimburse Landlord upon demand for any expenses incurred by
Landlord with respect to removal, transportation or storage of abandoned property and with respect to restoring the Leased Premises to good order, condition and repair. All improvements, alterations, additions, installations and fixtures, other
than Tenant's trade fixtures and equipment, which have been made or installed by either Landlord or Tenant upon the Leased Premises shall remain the property of Landlord and shall be surrendered with the Leased Premises as a part thereof, unless
Landlord has required Tenant to remove same, in which event Tenant shall cause such removal to be completed prior to the termination of this Lease. Tenant shall promptly surrender all keys for the Leased Premises to Landlord at the place then
fixed for the payment of Rent and shall inform Landlord of the combinations of any vaults, locks and safes left on the Leased Premises.
9. Insurance.
(a) Landlord Policies. Landlord shall at all times during the Term maintain a policy or policies of insurance insuring the Building (exclusive of the foundation) for loss or damage by fire, explosion, and other customary
hazards, subject to commercially reasonable deductible amounts, and Landlord may at any time during the Term maintain a policy or policies of rental interruption insurance. Such policies will not insure any personal property (including, but not
limited to any furniture, machinery, goods, or supplies) of Tenant or which Tenant may have in the Leased Premises or any fixtures installed by or paid for by Tenant upon or within the Leased Premises or any alterations or other improvements which
Tenant may construct or install on the Leased Premises, insurance for all of which shall be Tenant's responsibility.
(b) Effect of Tenant's Use. Tenant shall not permit the Leased Premises to be used in any way which would be hazardous or which would in any way increase the cost of or render void any insurance on the Project, and Tenant
shall immediately, on demand, cease any use which violates the foregoing or to which Landlord's insurer or any governmental or regulatory authority objects. If, at any time during the Term, Tenant's use or occupancy (or an abandonment by Tenant)
shall cause an increase in premiums, and in particular, but without limitation, if the State Board of Insurance or other insurance authority disallows any of Landlord's sprinkler credits or imposes an additional penalty or surcharge in Landlord's
insurance premiums because of Tenant's original or subsequent placement or use of storage racks or bins or method of storage or because of the nature of Tenant's inventory or any other act of Tenant, Tenant agrees to pay as Additional Rent the
increase in Landlord's insurance premiums.
(c) Tenant Insurance. Tenant, at its sole cost and expense, shall procure and maintain throughout the Term a policy or policies of insurance from insurance companies satisfactory to Landlord, insuring (i) Landlord; (ii)
Landlord's management company; (iii) Jackson-Shaw Company; (iv) Landlord's lender, if any; and (v) Tenant against all claims for property damages, personal injury or death of others occurring on or in connection with: (i) the Leased Premises; (ii)
the condition of the Leased Premises; (iii) Tenant's operations in and maintenance and use of the Leased Premises; (iv) Tenant's use of the Common Areas of the Project, and (v) Tenant's liability assumed under this Lease. The limits of such policy
or policies shall be not less than $5,000,000.00 combined single limit coverage per occurrence for injury to persons (including death) and/or property damage or destruction, including loss of use. Any such coverage shall be deemed primary and
non-contributory to any liability coverage secured by Landlord. Certified copies of such policies, together with receipt for payment of premiums, shall be delivered to Landlord prior to the Commencement Date. Not less than fifteen (15) days prior
to the expiration date of any such policies, certified copies of renewal policies and evidence of the payment of renewal premiums shall be delivered to Landlord. All such original and renewal policies shall provide for at least thirty (30) days
written notice to Landlord before such policy may be canceled or changed to reduce insurance coverage provided thereby.
(d) Waiver of Subrogation. Notwithstanding anything in this Lease to the contrary, to the extent that and so long as the same is permitted under the laws and regulations governing the writing of insurance within the State of
Texas, all insurance carried by either Landlord or Tenant shall provide for a waiver of rights of subrogation against Landlord and Tenant on the part of the insurance carrier. Except as expressly otherwise provided herein, Landlord and Tenant each
hereby waive any and all rights of recovery, claims, actions or causes of action against the other, its agents, officers, or employees, for any loss or damage to property or any injuries to or death of any person which is covered or would have been
covered under the insurance policies required under this Lease (REGARDLESS OF WHETHER SUCH LOSS OR DAMAGE IS CAUSED BY THE FAULT, NEGLIGENCE OR OTHER TORTIOUS CONDUCT, ACTS OR OMISSIONS OF LANDLORD OR TENANT OR THEIR RESPECTIVE OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS OR INVITEES). The foregoing release shall not apply to losses or damages in excess of actual or required policy limits (whichever is greater) nor to any deductible (up to a maximum of $10,000) applicable under any policy obtained
by the waiving party. The failure of either party (as used in this paragraph, the "defaulting party") to take out or maintain any insurance policy required under this Lease shall be a defense to any claim asserted by the defaulting party against
the other party hereto by reason of any loss sustained by the defaulting party that would have been covered by any such required policy. The waivers set forth in this Section 9(d) shall be in addition to, and not in substitution for, any other waivers, indemnities, or exclusions of liabilities set forth in this Lease.
10. Utility Services. Tenant shall pay the cost of all utility services respecting the Leased Premises including, but not limited to, initial connection charges and deposits and charges for gas, water, trash
disposal, sewer, telephone and electricity respecting the Leased Premises. Landlord shall in no event be liable for any interruption or failure of utility services on the Leased Premises. Tenant shall pay for all utilities or services at the
Leased Premises used by it or its agents, employees or contractors. Tenant hereby acknowledges and agrees that the electricity provider chosen by Landlord may not necessarily be the least expensive provider of electricity, but Landlord shall have
the sole and absolute discretion to choose such electricity providers. Notwithstanding the foregoing, if (i) any essential utility service to be provided as set forth in this paragraph is interrupted or curtailed for a period of two (2) business
days from the time Tenant notifies Landlord in writing, (ii) as a result thereof, Tenant's use of the Leased Premises is materially, adversely affected (including failure of HVAC system), and (iii) such interruption is caused by Landlord or lies
within Landlord's direct control, then the Monthly Base Rent for the Leased Premises shall equitably abate from the expiration of said two (2) business day period until such services are restored.
11. Assignment; Subletting. Except for a "Permitted Transfer" (as hereinafter defined), Tenant shall not, without the prior consent of Landlord, which shall not unreasonably be withheld, in each case, (i)
make or allow any assignment or transfer, by operation of law or otherwise, of any part of Tenant's interest in this Lease, (ii) grant or allow any lien or encumbrance, by operation of law or otherwise, upon any part of Tenant's interest in this
Lease, (iii) sublet the Leased Premises or permit anyone other than Tenant and its employees to occupy any part of the Leased Premises. Tenant shall seek such written consent of Landlord by a written request therefor, setting forth such
information as Landlord may deem necessary. Tenant shall, by notice in writing, advise Landlord of Tenant's intention from, on and after a stated date (which shall not be less than thirty 30 days after the date of Tenant's notice), to assign this
Lease or to sublet any part or all of the Leased Premises for the balance or any part of the Term. Tenant's notice shall include all of the terms of the proposed assignment or sublease and shall state the consideration therefor. Tenant's notice
shall state the name and address of the proposed assignee or subtenant and a true and complete copy of the proposed assignment or sublease shall be delivered to Landlord with Tenant's notice. No consent granted by Landlord shall be deemed to be a
consent to any subsequent assignment or transfer, lien or encumbrance, sublease or occupancy. Any assignment or transfer, grant of lien or encumbrance, or occupancy without Landlord's prior written consent shall be void. Landlord shall be
reimbursed by Tenant for any costs or expenses incurred as a result of Tenant's request for consent to any such assignment or subletting, including reasonable legal costs. Except for a Permitted Transfer, in the event Tenant subleases the Leased
Premises, or any portion thereof, or assigns this Lease with the consent of Landlord at an annual Base Rent exceeding that stated herein, fifty percent (50%) of such excess shall be paid by Tenant to Landlord as Additional Rent hereunder within ten
(10) days after receipt by Tenant. Upon the occurrence of an Event of Default by Tenant under this Lease, if all or any part of the Leased Premises is then assigned or sublet, Landlord may, in addition to any other remedies provided by this Lease
or provided by law, collect directly from the assignee or subtenant all rents due to Tenant. Any collection directly by Landlord from the assignee or subtenant shall not be construed, however, to constitute a novation or a release of Tenant from
the further performance of its obligations under this Lease. For the purpose of this Section 11, a "transfer" shall include the transfer, assignment or
encumbrance of any controlling interest in Tenant. Notwithstanding the above prohibitions, Tenant may, upon thirty (30) days prior written notice to Landlord, assign this Lease or sublet all or part of the Premises, without the prior consent of
Landlord, to (a) a surviving entity following Tenant's merger therein (so long as the surviving entity has a financial, Tangible Net Worth equal to or greater than the aggregate sum of Tenant's and any guarantor's Tangible Net Worth immediately
prior to such merger), (b) any corporation, limited partnership, limited liability partnership, limited liability company or other business entity acquiring all or substantially all of Tenant's assets if such entity's Tangible Net Worth after such
acquisition is not less than the Tangible Net Worth of Tenant as of the date hereof, (c) to an "affiliate" if such affiliates' Tangible Net Worth is not less than the Tangible Net Worth of Tenant and any guarantor's as of the Effective Date. Any
assignment or sublease effected pursuant to the preceding sentence is hereinafter referred to as a "Permitted Transfer". As used herein, an "affiliate" is an entity that "controls", "is controlled by" or "is under common control with" the Tenant.
No assignment or subletting, including a Permitted Transfer, shall relieve Tenant or any guarantor of this Lease of its respective obligations under this Lease or any guaranty, and Tenant shall continue to be liable as a principal (and not as a
guarantor or surety) to the same extent as though no assignment or subletting had been made.
12. Landlord's Right of Entry. Landlord shall have the right, at its option, at Tenant's own cost and expense, to repair or replace any damage done to the Building, or any part thereof, caused by
Tenant or Tenant's agents, employees, invitees, or visitors, and Tenant shall pay the reasonable cost thereof to Landlord on demand as Additional Rent. Landlord shall retain duplicate keys to all doors of the Leased Premises and Landlord and its
agents, employees and independent contractors shall have the right to enter the Leased Premises at reasonable hours to inspect and examine same, to make repairs, additions, alterations and improvements, to exhibit the Leased Premises to Mortgagees,
prospective Mortgagees, purchasers or tenants, and to inspect the Leased Premises upon 24-hour prior notice, except in cases of emergency or when an Event of Default has occurred in which case Landlord may enter at any time and without notice.
During such time as such work is being carried on, in or about the Leased Premises, the Rent provided herein shall not abate.
13. Applicable Laws. Tenant agrees to comply with all Applicable Laws with respect to the Building. Tenant will comply with the rules and regulations of the Building as adopted and altered by Landlord from
time to time (including those attached hereto as Exhibit "D") and will cause all of its employees, agents, invitees and visitors to do so. Tenant shall not
permit or cause any party to bring any Hazardous Material upon the Leased Premises or transport, store, use, generate, manufacture, dispose or release any Hazardous Material on or from the Leased Premises. Tenant shall indemnify, defend and hold
Landlord and its agents and representatives harmless from and against any losses, claims, demands, actions, suits, damages, expenses and costs which are brought or recoverable against Landlord as a result of any release of Hazardous Material by
Tenant, its agents, employees, contractors, subtenants, assignees or invitees.
14. Default.
(a) The following events shall be deemed to be Events of
Default by Tenant under this Lease: (i) Tenant shall fail to pay any Rent pursuant to the terms hereof within five (5) days after the due date thereof; or (ii) Tenant shall fail to comply with any term, provision, covenant or warranty made under
this Lease by Tenant, other than the payment of Rent payable by Tenant, and shall not cure such failure within thirty (30) days after notice thereof to Tenant; or (iii) any affirmative act of insolvency by Tenant (for the purposes of Sections
14(a)(iii) and 14(a)(iv), "Tenant" shall include any guarantor or obligor of Tenant's obligations hereunder), or the filing by Tenant of any petition or action under any bankruptcy, reorganization, insolvency or moratorium law, or any other law or
laws for the relief of, or relating to, debtors, or Tenant's transfer in fraud of creditors or assignment for the benefit of creditors of all or substantially all of Tenant's assets; or (iv) the filing of any involuntary petition under any
bankruptcy statute against Tenant (that fails to be dismissed within thirty (30) days of filing), or the appointment of any receiver or trustee to take possession of the properties of Tenant; or (v) Tenant's abandonment or vacation of any part of
the Leased Premises, whether or not Tenant is in default of the Rent due under this Lease; or (vi) Tenant doing or permitting to be done any act which results in a lien being filed against the Leased Premises and the same is not removed within
sixty (60) days. It is agreed that if at any time a dispute shall arise as to any amount of money to be paid by one party to the other, the party against whom the obligation to pay the money is asserted (the "Obligor") shall have the right to make payment "under protest" and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of the Obligor to institute
suit for the recovery of such sum.
(b) Upon the occurrence of an Event of Default, Landlord
shall have the option to pursue any one or more of the following remedies without any further notice or demand whatsoever: (i) terminate this Lease, in which event (A) Tenant shall pay to Landlord (x) all Rent and other amounts accrued hereunder
to the date of termination of possession and (y) all Rent and other net sums required hereunder to be paid by Tenant during the remainder of the Term, discounted to present value at a per annum rate equal to the Prime Rate, minus the then present fair rental value of the Leased Premises for such period, similarly discounted; provided, however, in no event shall Landlord be responsible to Tenant for
any amount in the event the present fair rental value of the Leased Premises exceeds the present value of the total Rent Tenant would have been required to pay for the remainder of the Term and (B) Tenant shall immediately surrender the Leased
Premises to Landlord and if Tenant fails to do so, Landlord may without prejudice to any other remedy which it may have, enter upon and take possession of the Leased Premises and expel or remove Tenant, by force, if necessary, without being liable
for prosecution or any claim of damages therefor; (ii) enter upon the Leased Premises by force, if necessary, without being liable for prosecution or any claim of damages therefor, and do whatever Tenant is obligated to do under the terms of this
Lease; (iii) without terminating this Lease unless Landlord so notifies Tenant in writing, enter upon the Leased Premises, and, without court order or other process of law, take possession of and remove the equipment and personal property of
Tenant; (iv) exercise any other remedy permitted by law or at equity or by statute or otherwise; or (v) without terminating this Lease, enter upon the Leased Premises, expel or remove Tenant and relet the Leased Premises on behalf of Tenant and
receive directly the rent from the reletting and Tenant agrees to pay Landlord on demand any deficiency that may result from the reletting. Tenant agrees that Landlord shall not be liable for any damages resulting to Tenant from Landlord's
enforcement of this Lease, whether caused by negligence of Landlord or otherwise (INCLUDING THE FAULT, NEGLIGENCE OR OTHER TORTIOUS CONDUCT, ACTS OR OMISSIONS OF LANDLORD OR ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR INVITEES). Additionally,
with or without notice, Landlord may alter locks or other security devices at the Leased Premises to deprive Tenant of access thereto, and Landlord shall not be required to provide a new key or right of access to Tenant. Pursuit of any of the
foregoing remedies shall not preclude pursuit of any other remedy herein provided or any other remedy provided by law or at equity, nor shall pursuit of any remedy herein provided constitute an election of remedies thereby excluding the later
election of an alternate remedy, or a forfeiture or waiver of any Rent payable by Tenant and due to Landlord hereunder or of any damages accruing to Landlord by reason of violation of any of the terms, covenants, warranties and provisions herein
contained. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or construed to constitute a waiver of such default. Tenant agrees to pay to Landlord all costs and expenses
incurred by Landlord in the enforcement of this Lease or which Landlord may incur or suffer by reason of Tenant's default or the termination of this Lease, including without limitation, the fees of Landlord's attorneys, reasonable reconfiguration
expenses, rental concessions and other inducements to new tenants, advertising expenses and broker's commissions. No waiver of any breach of the covenants, warranties, agreements, provisions, or conditions contained in this Lease shall be
construed as a waiver of said covenant, warranty, provision, agreement or condition or of any subsequent breach thereof. All rights, powers and privileges conferred hereunder upon the parties hereto shall be cumulative to, but not restrictive of,
or in lieu of those conferred by law.
15. Subordination and Estoppel Certificates. Tenant agrees that this Lease and all rights of Tenant hereunder are and shall be subject and subordinate to any ground or underlying lease which may now or
hereafter be in effect regarding the Leased Premises or any component thereof, to any Mortgage now or hereafter encumbering the Leased Premises or any component thereof, to all advances made or hereafter to be made upon the security of such
Mortgage, to all amendments, modifications, renewals, consolidations, extensions and restatements of such Mortgage, and to any replacements and substitutions for such Mortgage. The terms of this provision shall be self-operative and no further
instrument of subordination shall be required. Tenant, however, upon request of any party in interest, shall execute and deliver within ten (10) days after request such instrument or certificates as may be reasonably required to carry out the
intent hereof. If the interests of Landlord under this Lease shall be transferred to any purchaser by reason of foreclosure or other proceedings for enforcement of any Mortgage, at the election of the purchaser, Tenant shall be bound to the
purchaser under the terms and conditions of this Lease for the balance of the remaining Term. Tenant shall execute and deliver within ten (10) days after request a statement certifying that the Tenant is in possession of the Leased Premises, the
Leased Premises are acceptable, this Lease is in full force and effect and is unmodified, and such other matters as requested by Landlord or Landlord's Mortgagee. Further, should there be any guaranty of Tenant's obligations under this Lease,
Tenant shall cause such guarantor to execute and deliver within ten (10) days after request a statement certifying that such guaranty is in full force and effect and is unmodified, and such other matters as requested by Landlord or Landlord's
Mortgagee. Contemporaneous with the execution of this Lease, Tenant shall execute a Subordination, Nondisturbance and Attornment Agreement, using the form attached hereto as Exhibit "E".
16. Destruction; Condemnation. In no event shall Landlord be liable for any loss or damage sustained by Tenant by reason of casualty. If a fire or other casualty causes damage to the Building or the Leased
Premises, such that the time needed to rebuild or repair exceeds six (6) months from the beginning of the restoration (as estimated by Landlord's contractor), then either Landlord or Tenant may terminate this Lease by notice to the other party by
no later than thirty (30) days after the date Landlord notifies Tenant in writing of the estimated time needed to rebuild or repair the casualty damage. If the Lease is not terminable pursuant to the preceding sentence or, if it is so terminable
and is not terminated within such thirty (30) day period, then Landlord shall proceed with diligence, subject to reasonable delays for insurance adjustment and other matters beyond Landlord's reasonable control, to restore the condition of the
Leased Premises to the condition as required under Exhibit "B", specifically excluding, however, any alterations made by Tenant. Upon notice from Landlord,
Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under any insurance policies carried by Tenant with respect to any Tenant Improvements performed by or for
the benefit of Tenant; provided, if the estimated cost to repair such Tenant Improvements exceeds the amount of insurance proceeds received by Landlord from Tenant's insurance carrier, the excess cost of such repairs shall be paid by Tenant to
Landlord prior to Landlord's commencement of repairs. Within fifteen (15) days of demand from Landlord, Tenant shall also pay Landlord for any additional excess costs that are determined or incurred during the performance of the repairs. In no
event shall Landlord be required to spend more for the restoration than the total proceeds received by Landlord. Tenant agrees that if the Leased Premises or the Building are damaged by fire or other casualty caused by the fault or negligence of
Tenant or Tenant's subtenants, assignees, employees, contractors or agents, Tenant shall have no option to terminate this Lease and the Rent shall not be abated during the repair period. In addition, Landlord, by notice to Tenant within ninety
(90) days after the date of any casualty event, shall have the right to terminate this Lease if: (i) the Leased Premises have been materially damaged and there is less than two (2) years of the Term remaining on the date of the casualty event; (2)
any Mortgagee requires that the insurance proceeds be applied to the payment of the debt secured by a Mortgage; or (3) a material uninsured loss to the Building or Leased Premises occurs. If all or part of the Leased Premises shall be taken for
any public or quasi-public use by virtue of the exercise of the power of eminent domain or by private purchase in lieu thereof, this Lease shall terminate as to the part so taken as of the date of taking, and all compensation awarded or paid to
Landlord upon a total or partial taking of the Building or any portion thereof shall belong to and be the property of Landlord without any participation by Tenant.
17. Notices. All notices required or permitted to be given hereunder shall be in writing and shall be deemed to have been fully given, whether actually received or not, when delivered in person, or deposited
with an overnight commercial courier, or deposited, postage prepaid, in the United States Mail, certified, return receipt requested, and addressed to Landlord or Tenant at their respective address set forth in Section 1 or at such other address as either party shall have theretofore given to the other by notice as provided above.
18. Transfers by Landlord. Landlord shall have the right to transfer and assign, in whole or in part, all its rights and obligations hereunder and in the Building, and Leased Premises, referred to herein,
and in such event and upon such transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to such successor in interest of Landlord for the performance of such obligations and to attorn to such
successor.
19. Landlord's Liability. Landlord shall have no personal liability under this Lease; its liability shall be limited to its interest in the Building, and shall not extend to any other property or assets of
Landlord. In no event shall any officer, director, employee, agent, shareholder, partner, member, manager or beneficiary of Landlord be personally liable for any of Landlord's obligations hereunder.
20. Mechanic's Liens. Tenant will not permit any mechanic's liens or other liens to be placed upon the Building, Land or the Leased Premises and nothing in this Lease shall be deemed or construed in any way
as constituting the consent or request of Landlord, express or implied, by inference or otherwise, to any person for the performance of any labor or the furnishing of any materials to the Building, Land or to the Leased Premises or any portion
thereof, nor as giving Tenant any right, power, or authority to contract for or permit the rendering of any services or the furnishing of any materials that would give rise to any mechanic's or other liens against the Building, Land or the Leased
Premises. In the event any such lien is attached to the Building, Land or to the Leased Premises, then, in addition to any other right or remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same. Any amount paid by
Landlord for any of the aforesaid purposes shall be paid by Tenant to Landlord on demand as Additional Rent.
21. Miscellaneous. Landlord and Tenant each represents to the other that it has full power and authority to execute and perform this Lease. This Lease shall be effective only upon execution hereof by
Landlord and Tenant. Time is of the essence of this Lease and whenever a certain day is stated for payment or performance of any obligation of Tenant or Landlord, the same enters into and becomes a part of the consideration hereof. If any clause
or provision of this Lease is illegal, invalid or unenforceable under present or future laws, the remainder of this Lease shall not be affected thereby, and in lieu of each clause or provision of this Lease which is illegal, invalid or
unenforceable, there shall be added as a part of this Lease a clause or provision as nearly identical to the said clause or provision as may be legal, valid and enforceable. This Lease contains the entire agreement of the parties and no
representations, inducements, promises or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. No failure of Landlord to exercise any power given Landlord hereunder, or to insist upon strict
compliance by Tenant with any obligation of Tenant hereunder, and no custom or practice of the parties at variance with the terms hereof, shall constitute a waiver of Landlord's right to demand exact compliance with the terms hereof. This Lease
may not be altered, waived, amended or extended except by an instrument in writing signed by Landlord and Tenant. The laws of the State of Texas shall govern the validity, performance and enforcement of this Lease. The rights and interest of
Tenant hereunder are and shall continue at all times to be subject, subordinate and junior in all respects to any conditional sale contract or security agreement, whether heretofore or hereinafter executed by Landlord. The obligations of Tenant
under this Lease shall survive the termination of this Lease.
22. Commissions. Landlord and Tenant each represent to the other that no brokers, other than Landlord's Broker and Tenant's Broker have been or will be involved in the negotiation of this Lease. Landlord
will be responsible to pay the commission, if any, owed to Landlord's Broker and Tenant's Broker pursuant to the terms of separate agreements. Landlord and Tenant hereby indemnify each other from any claims, losses, damages (including attorneys'
fees) resulting from a breach of the above representation.
23. Landlord's Lien. On the condition that Tenant obtains third-party financing secured by a lien on Tenant's movable furniture, furnishings, trade fixtures, inventory and equipment at the Leased
Premises (the "On-Site Equipment") and for so long as any such lien is in effect, Tenant hereby grants to Landlord a continuing security interest for all Rent
and other sums of money becoming due under this Lease upon all On-Site Equipment; provided Landlord agrees to subordinate, or execute a customary landlord lien waiver or subordination agreement if requested by Tenant's lender for, the lien retained
herein (if any) to the lien on any On-Site Equipment securing financing obtained by Tenant. However, as a condition to such subordination, a form of subordination of Landlord's lien agreement shall be used that is in substantially the same form as
the one attached hereto as Exhibit "F". Unless and until Tenant obtains third-party financing secured by the On-Site Equipment, this section shall be of no
force or effect.
24. General Indemnification; Indemnification Parameters. TENANT AGREES TO INDEMNIFY, DEFEND, AND HOLD HARMLESS LANDLORD, AND LANDLORD'S AGENTS, EMPLOYEES AND CONTRACTORS (THE "INDEMNIFIED PARTIES"), FROM AND
AGAINST ANY AND ALL CLAIMS, DEMANDS, LOSSES, LIABILITIES, CAUSES OF ACTION, SUITS, JUDGMENTS, DAMAGES, COSTS AND EXPENSES TO THE EXTENT ARISING FROM ANY OCCURRENCE ON THE LEASED PREMISES, THE USE AND OCCUPANCY OF THE LEASED PREMISES, OR FROM ANY
ACTIVITY DONE, PERMITTED OR SUFFERED BY TENANT IN OR ABOUT THE LEASED PREMISES. TENANT ACKNOWLEDGES THAT THIS LEASE CONTAINS PROVISIONS RELEASING EACH INDEMNIFIED PARTY FROM LIABILITY AND/OR INDEMNIFYING AND HOLDING HARMLESS EACH INDEMNIFIED PARTY
FOR, AMONG OTHER THINGS, INDEMNIFIED PARTY'S STRICT LIABILITY AND ITS OWN NEGLIGENCE. TENANT AGREES THAT THE RELEASE AND/OR INDEMNITY PROVISIONS CONTAINED IN THIS LEASE ARE CAPTIONED TO CLEARLY IDENTIFY THE RELEASE AND/OR INDEMNITY PROVISIONS AND,
THEREFORE, ARE SO CONSPICUOUS THAT TENANT HAS FAIR NOTICE OF THE EXISTENCE AND CONTENTS OF SUCH PROVISIONS. NOTWITHSTANDING THE FOREGOING, TENANT SHALL NOT BE OBLIGATED UNDER THIS PARAGRAPH TO INDEMNIFY ANY INDEMNIFIED PARTY FOR ANY AMOUNT(S)
FOUND TO HAVE RESULTED FROM AN INDEMNIFIED PARTY'S OWN NEGLGIENCE OR WILLFUL MISCONDUCT.
25. Financial Statements. Within fifteen (15) days following Landlord's written request, Tenant will provide to Landlord current, unaudited financial statements of Tenant, Tenant's general partner (if
applicable) and any guarantor of this Lease. Any unaudited financial statements shall be prepared in accordance with generally accepted accounting principles consistently applied and certified to be true and correct by the chief financial officer
of the entity providing such financial statements. Within fifteen (15) days following Tenant's receipt of the final, annual audited financial statements from Tenant's (or Tenant's general partner or any guarantor of this Lease) auditors, Tenant
shall upon request provide Landlord a copy of such audited financial statements. Landlord may disclose and share such financial statements with Landlord's advisors; attorneys; consultants; and lenders, investors and purchasers (as well as
prospective lenders, investors and purchasers). Notwithstanding anything to the contrary contained above, if Tenant is a publicly traded corporation, Tenant may satisfy its obligations hereunder if Tenant's most recent annual and quarterly reports
are publicly available.
26. Parking. Landlord shall license vehicle parking spaces to Tenant and Tenant's business on the terms and conditions set forth in this Section 26. Landlord shall provide Tenant with vehicular parking spaces on an unreserved basis for Tenant and its employees on the surface parking facilities on the Property in an amount equal to Tenant's Proportionate
Share multiplied by the total number of vehicular parking spaces allocated to the Building. In no event will Tenant, its employees, agents, invitees or guests use any
parking spaces beyond the amount allocated herein, and Tenant shall be responsible to ensure the compliance of this restriction. This license is for parking spaces in the general parking area to be designated and redesignated from time to
time by Landlord; provided, however, Landlord may require Tenant to park in a specific location. Landlord shall not be liable to Tenant for the failure of any of Landlord's tenants, invitees, employees, agents or customers or any third parties to
comply with the designation of the parking spaces. This license is for parking only and does not include the rights to any additional services, which services may be made available by Landlord from time to time at an additional charge. No trailer
parking is permitted in the Project, except by prior written approval of Landlord, such approval to be in Landlord's sole discretion.
27. Attorneys' Fees. If there is any legal or arbitration action or proceeding between Landlord and Tenant to enforce any provision of this Lease or to protect or establish any right or remedy of either
Landlord or Tenant hereunder, the unsuccessful party to such action or proceeding will pay to the prevailing party all reasonable, actual out-of-pocket costs and expenses paid or payable to third parties, including reasonable attorneys' fees
incurred by such prevailing party in such action or proceeding and in any appeal in connection therewith, and if such prevailing party recovers a judgment in any such action, proceeding or appeal, such costs, expenses and attorneys' fees will be
determined by the court or arbitration panel handling the proceeding and will be included in and as a part of such judgment.
28. Expansion Right. Provided (i) Tenant has not committed any Event of Default under this Lease; (ii) Tenant is occupying the entire Leased Premises at the time it notifies Landlord in writing of its
intention to expand its operations in the greater Dallas/Fort Worth industrial market; and (iii) Landlord then currently has available leasable space in the Project, Tenant may lease the space in an area reasonably determined by Landlord within
the Project (the "Expansion Space"), by delivering to Landlord, on or before the expiration of the twelfth (12th) month of the Term, written notice (the "Expansion Notice") of Tenant's election to include the Expansion Space in the Leased Premises. If Tenant timely exercises its option, then (a) possession of the
Expansion Space shall be delivered to Tenant in an "AS IS" condition on the earlier of the date the Expansion Space is delivered by Landlord to Tenant or the date on which Tenant occupies the Expansion Space and (b) Tenant and Landlord shall
execute an amendment to this Lease including the Expansion Space in the Leased Premises on the same terms as this Lease, except: (1) the rentable square feet of the Leased Premises shall be increased by the rentable square feet in the Expansion
Space and (2) the Base Rent for the Expansion Space shall be as mutually agreed by Landlord and Tenant in the amendment to this Lease. If Landlord and Tenant are unable within ten (10) calendar days following Landlord's receipt of the Expansion
Notice to execute a lease or modification to lease upon mutually acceptable lease terms, including (but not limited to) rental rates, Tenant shall have no further rights or privileges under this Section 28.
29. Texas Property Code Section 93.012. Landlord and Tenant agree that each provision of this Lease for determining charges, amounts and Additional Rent payable by Tenant is commercially reasonable and, as
to each such charge or amount, constitutes a "method by which the charge is to be computed" for purposes of Section 93.012 of the Texas Property Code (as same may be amended).
30. Texas Property Code Section 91.004. Tenant hereby waives any statutory lien provided under Section 91.004 of the Texas Property Code (as same may be amended).
31. Force Majeure. Whenever a period of time is herein prescribed for the taking of any action by Landlord or Tenant, the party responsible for taking such action will not be liable or responsible for any
delays due to a major unforeseeable act or event that: (i) materially and adversely affects the affected party's ability to timely perform its obligation(s) under this Lease; (ii) is beyond the reasonable control of the affected party; (iii) is not
caused by any act or omission on the part of the affected party or the affected party's officers, partners, employees, agents, servants, contractors, subcontractors; and (iv) could not have been prevented or avoided by the party who suffers it by
the exercise of commercially reasonable efforts. "Force Majeure" must satisfy each of the above requirements and shall include (but not be limited to): (a)
natural phenomena and acts of God such as lightning, floods, hurricanes, tornadoes, earthquakes; (b) explosions; (c) fires; (d) wars, civil disturbances and terrorism; (e) strikes, labor shortages, or shortage or delays of materials or equipment,
that delay construction; (f) pandemics, epidemics, public health crises, or other uncontrollable circumstances in which a federal, state or municipal governmental order prevents or materially impedes commercial construction within the Property; (g)
abnormal weather; (h) municipal delays including, without limitation, the platting of the Project, change in zoning, and issuance of a building permit, except for delays caused in whole or in part by any act or omission of Landlord; and (i) changes
in Applicable Law that materially impact the design or construction of the Project. The period of time for taking action will be extended by the number of days of delay resulting from Force Majeure. However, the provisions of this Section 31 will never be construed as allowing an extension of time with respect to either party's obligation to pay monetary amounts when and as due under this
Lease.
32. Prohibited Persons and Transactions. Tenant represents and warrants that neither Tenant nor any of its affiliates, nor any of their respective partners, members, shareholders or other equity owners, and
none of their respective employees, officers, directors, representatives or agents is, nor will they become, a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset
Control ("OFAC") of the Department of the Treasury (including those named on OFAC's Specially Designated and Blocked Persons List) or under any statute,
executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action and is not and will not Transfer this
Lease to, contract with or otherwise engage in any dealings or transactions or be otherwise associated with such persons or entities.
33. Waiver of Jury Trial. Landlord and Tenant hereby waive any right to trial by jury in any claim, action, proceeding or counterclaim by either Landlord or Tenant (or any guarantor of Tenant's obligations
hereunder) against the other(s) pertaining to any matters arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, or Tenant's use of the Leased Premises. In the event that Tenant (and/or any guarantor of
Tenant's obligations hereunder) demands a jury trial in connection with any of the foregoing matters, then Tenant shall be liable to Landlord for an amount equal to One Hundred Dollars ($100.00) per day (on account of the delay caused by such
demand) for each day that trial of any such matter is delayed by such jury trial demand.
34. Counterparts. This Lease may be executed in multiple counterparts, each of which shall constitute an original instrument, but all of which shall constitute one and the same agreement.
EXHIBITS:
Exhibit "A" – Legal Description of the Land |
Exhibit "A-1" – Floor Plan of Leased Premises |
Exhibit "B" – Tenant Improvement Agreement
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Exhibit "C" – Sign Criteria |
Exhibit "D" – Rules and Regulations |
Exhibit "E" – Subordination, Nondisturbance and Attornment Agreement
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Exhibit "F" – Form of Subordination of Landlord's Lien |
Exhibit "G" – Renewal Option |
Exhibit "H" – HVAC Maintenance Contract |
Exhibit "I" – Form of Commencement Date Agreement |
(SIGNATURES ON FOLLOWING PAGE)
IN WITNESS WHEREOF, Landlord and Tenant have caused this
Lease to be duly authorized, executed, sealed and delivered as of the ___________ day of January, 2025.
"Landlord":
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"Tenant":
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JACKSON-SHAW / BENBROOK NORTH, LP,
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TANDY LEATHER FACTORY, INC.,
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a Texas limited partnership
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a Delaware corporation
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By:
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JSC / BENBROOK NORTH GP, LLC,
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a Texas limited liability company,
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its General Partner
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EXHIBIT "A"
LEGAL DESCRIPTION OF THE LAND
LEGAL DESCRIPTION - PHASE 1 NORTH
TRACT 1
BEING a 5.0819 acre (221,367 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362 & John Laneri Survey, Abstract No. 1964, City of Benbrook, Tarrant County, Texas; said tract being all of Lot 1, Block 1, Northeast Winscott Addition, an addition to the City of Benbrook according to the plat
recorded in Cabinet A, Slide 7983 of the Plat Records of Tarrant County, Texas; said tract being part of that tract of land described in General Warranty Deed to Cassco Land Co., Inc. recorded in Instrument No. D202291480 of the Official Public
Records of Tarrant County, Texas.
TRACT 2
BEING a 13.3387 acre (581,033 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362, City of Benbrook, Tarrant County, Texas; said tract being part of that tract of land described as Exhibit "A", Tract No 1 in Special Warranty Deed with Mineral and Water Assumption to EG Benbrook Ltd. recorded in
Instrument No. D212318325 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows:
BEGINNING at a 5/8-inch iron rod with "KHA" cap set in the north line of that
tract of land described in Warranty Deed to Texas Electric Service Company recorded in Volume 5435, Page 242 of the Deed Records of Tarrant County, Texas; said point being the northwest corner of a Street or Road Right of Way Easement recorded in
Instrument No. D213239849 of said Official Public Records;
THENCE South 89°14'44" West, along the said north line of said Texas Electric
Service Company tract, a distance of 1220.74 feet to a 1/2-inch iron rod found for corner; said point being the southeast corner of Lot 2, Block 1, Northeast Winscott Addition, an addition to the City of Benbrook according to the plat recorded in
Cabinet A, Slide 7983 of the Plat Records of Tarrant County, Texas;
THENCE North 0°47'59" West, departing the said north line of the Texas Electric
Service Company tract and along the east line of said Lot 2, a distance of 476.48 feet to a 5/8-inch iron rod found for corner in the south line of Lot 1R, Block 1, Benbrook Industrial Park, an addition to the City of Benbrook according to the plat
recorded in Cabinet A, Slide 7498 of the Plat Records of Tarrant County, Texas;
THENCE North 89°18'02" East, along the said south line of Lot 1R, to and along
the south line of Lot 2R-1, Benbrook Industrial Park, Phase II, an addition to the City of Benbrook according to the plat recorded in Instrument No. D216095828 of said Official Public Records, a distance of 1221.12 feet to a 5/8-inch iron rod with
"KHA" cap set for corner in the west right-of-way line of Benbrook Parkway (a 70-foot right-of-way);
THENCE South 0°45'16" East, along the said west line of Benbrook Parkway, a
distance of 475.31 feet to the POINT OF BEGINNING and containing 13.3387 acres or 581,033 square feet of land, more or less.
TRACT 3
BEING a 44.5837 acre (1,942,067 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362 & John Laneri Survey, Abstract No. 1964, City of Benbrook, Tarrant County, Texas; said tract being part of that tract of land described as Exhibit "A", Tract No 2 in Special Warranty Deed with Mineral and Water
Assumption to EG Benbrook Ltd. recorded in Instrument No. D212318325 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows:
BEGINNING at a 5/8-inch iron rod with "KHA" cap set at the west end of a
right-of-way corner clip at the intersection of the north right-of-way line of Southwest Loop 820 (a variable width right-of-way) and the west right-of-way line of Benbrook Parkway (a 70-foot wide right-of-way);
THENCE along the said north line of Southwest Loop 820, the following six (6)
calls:
South 89°31'13" West, a distance of 885.50 feet to a brass disc stamped "TXDOT" found for corner at the beginning of a tangent curve to the right
having a central angle of 14°16'52", a radius of 1402.40 feet, a chord bearing and distance of North 83°20'21" West, 348.65 feet;
In a northwesterly direction, with said curve to the right, an arc distance of 349.55 feet to a concrete monument found for corner;
North 76°12'58" West, a distance of 776.18 feet to a brass disc stamped "TXDOT" found for corner at the beginning of a tangent curve to the left
having a central angle of 14°16'51", a radius of 1462.40 feet, a chord bearing and distance of North 83°21'24" West, 363.56 feet;
In a northwesterly direction, with said curve to the left, an arc distance of 364.50 feet to a concrete monument found for corner;
South 89°25'02" West, a distance of 89.56 feet to a brass disc stamped "TXDOT" found for corner at the beginning of a tangent curve to the right
having a central angle of 90°00'00", a radius of 120.00 feet, a chord bearing and distance of North 45°34'58" West, 169.71 feet; said point being the east end of a circular right-of-way corner clip at the intersection of the said north line of
Southwest Loop 820 and the east right-of-way line of Winscott Road (a variable width right-of-way);
In a northwesterly direction, along said corner clip and with said curve to the right, an arc distance of 188.50 feet to a 5/8-inch iron rod in
concrete found for corner;
THENCE along the said east line of Winscott Road, the following four (4) calls:
North 16°26'55" West, a distance of 72.80 feet to a 5/8-inch iron rod with "KHA" cap set for corner at the beginning of a non-tangent curve to the
right having a central angle of 7°36'33", a radius of 1293.77 feet, a chord bearing and distance of North 1°19'59" East, 171.69 feet;
In a northeasterly direction, with said curve to the right, an arc distance of 171.82 feet to a 5/8-inch iron rod found for corner at the beginning of
a non-tangent curve to the left having a central angle of 6°05'50", a radius of 1082.74 feet, a chord bearing and distance of North 2°28'24" East, 115.17 feet;
In a northeasterly direction, with said curve to the left, an arc distance of 115.22 feet to a 5/8-inch iron rod with "KHA" cap set for corner at the
beginning of a non-tangent curve to the right having a central angle of 89°50'46", a radius of 90.00 feet, a chord bearing and distance of North 44°19'20" East, 127.11 feet; said point being the south end of a circular right-of-way corner clip at the
intersection of the said east line of Winscott Road and the south right-of-way line of Winbrook Drive (a 60-foot wide right-of-way);
In a northeasterly direction, along said corner clip and with said curve to the right, an arc distance of 141.13 feet to a 5/8-inch iron rod found for
corner;
THENCE along the said south line of Winbrook Drive, the following three (3)
calls:
North 89°14'46" East, a distance of 38.00 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
North 86°57'19" East, a distance of 100.08 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
North 89°14'44" East, a distance of 2331.37 feet to a 5/8-inch iron rod with "KHA" cap set for corner at the west end of a right-of-way corner clip at
the intersection of the said south line of Winbrook Drive and the said west line of Benbrook Parkway;
THENCE South 45°45'16" East, along said corner clip, a distance of 35.36 feet to
a 5/8-inch iron rod with "KHA" cap set for corner;
THENCE South 0°45'16" East, along the said west line of Benbrook Parkway, a
distance of 811.90 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
THENCE South 44°23'02" West, a distance of 35.47 feet to the POINT OF BEGINNING and containing 44.5837 acres or 1,942,067 square feet of land, more or less.
TRACT 4
BEING a 6.3403 acre (276,184 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362, City of Benbrook, Tarrant County, Texas; said tract being part of that tract of land described in Special Warranty Deed with Mineral and Water Reservation to EG Benbrook, Ltd recorded in Instrument No. D212318325,
Official Public Records, Tarrant County, Texas; said tract being more particularly described as follows:
BEGINNING at a 5/8-inch iron with cap stamped "KHA" set at the north end of a
right-of-way corner clip at the intersection of the north right-of-way line of Southwest Loop 820 (a variable width right-of-way) and the east right-of-way line of Benbrook Parkway (a 70-foot wide right-of-way);
THENCE North 0°45'16" West, along the said east right-of-way line of Benbrook
Parkway, a distance of 812.24 feet to a 5/8-inch iron rod with cap stamped "KHA" set at the south end of a right-of-way corner clip at the intersection of the said east right-of-way line of Benbrook Parkway and the south right-of-way line of Winbrook
Drive (a 60-foot wide right-of-way);
THENCE North 44°14'44" East, along said corner clip, a distance of 35.36 feet to
a 5/8-inch iron rod with cap stamped "KHA" set for corner;
THENCE North 89°14'44" East, along the said south right-of-way line of Winbrook
Drive, a distance of 297.58 feet to a 5/8-inch iron rod with cap stamped "KHA" set for corner;
THENCE South 0°30'16" East, departing the said south right-of-way line of
Winbrook Drive, a distance of 863.92 feet to a 5/8-incih iron rod with cap stamped "KHA" set for corner in the north right-of-way line of Southwest Loop 820;
THENCE South 89°31'13" West, along the said north right-of-way line of Southwest
Loop 820, a distance of 293.68 feet to a 1/2-inch iron rod with cap stamped "BRITTAIN & CRAWFORD" found at the south end of said right-of-way corner clip at the intersection of the said north right-of-way line of Southwest Loop 820, and the said
east right-of-way line of Benbrook Parkway;
THENCE North 45°36'58" West, along said corner clip, a distance of 35.64 feet to
the POINT OF BEGINNING and containing 6.3403 acres or 276,184 square feet of land, more or less.
EXHIBIT "A-1"
FLOOR PLAN OF LEASED PREMISES
EXHIBIT "B"
TENANT IMPROVEMENT AGREEMENT
1. Plans.
1.1 Space Plan. Landlord and Tenant hereby acknowledge that a preliminary space plan upon which the Tenant Improvements shall be based ("Space
Plan") shall be submitted to Landlord for approval. Other than the installation of signage in accordance with Section 8(e), Tenant is not permitted to make any changes to the exterior appearance of the Building.
1.2 Compliance With Laws. Tenant shall be solely responsible to insure the Tenant Improvements are constructed in accordance with all federal, state, and local codes, laws, rules, regulations, ordinances, zoning requirements
and matters of record (collectively, the "Codes") and shall indemnify, defend and hold harmless Landlord from and against any and all claims, liabilities and
expenses (including, without limitation reasonable attorneys' fees and expenses) incurred by or asserted against Tenant by reason of or in connection with any violation of the Codes resulting from construction of the Tenant Improvements. Tenant
assumes sole responsibility to insure all of the Tenant Improvements are constructed in compliance with the most recent edition of the American's with Disabilities Act ("ADA") and applicable Accessibility Standards of applicable Architectural Barriers ("Accessibility Standards"). Tenant shall submit for and
obtain all approvals required by Accessibility Standards. Further, Tenant shall insure that Tenant's architect, who shall be Licensed and Registered by the State of Texas prior to commencement of construction. All review and inspection fees
necessary to comply with ADA / Accessibility Standards, or construction costs necessary to bring the Tenant Improvements into compliance, shall be solely at Tenant's expense.
1.3 Construction Plans. Tenant acknowledges having received a copy of the "Jackson-Shaw Company General Specifications and Requirements for Interior Finishout Construction" for incorporation into all Tenant Improvement
construction plans, record drawings of the shell building as necessary to assist Tenant in the design and construction of the Tenant Improvements. Tenant and Tenant's architect are solely responsible for field verification of all "As-Built" shell
conditions. Tenant shall engage an architect reasonably acceptable to Landlord (which architect may be the approved space planner if the space planner is a licensed architect, certified to practice in the State of Texas), to prepare construction
plans and specifications based on the Space Plan (such plans and specifications, when approved by Landlord and Tenant, as provided below, and all changes and amendments thereto agreed to by Landlord and Tenant in writing, are herein called the "Construction Plans") which shall consist of architectural plans, structural plans (if required) and building standard engineered mechanical, electrical, and
plumbing plans for all of the Tenant Improvements (all improvements required by the Construction Plans are herein called "Tenant's Improvements"). All
architectural drawings shall be sealed and signed by the architect of record, and all engineered mechanical, electrical, and plumbing ("MEP") drawings shall be
sealed and signed by the consulting engineer(s) of record. Within seven (7) business days after construction plans and specifications are delivered to Landlord, Landlord shall approve or disapprove same in writing and if disapproved, Landlord
shall provide Tenant's architect specific reasons for disapproval. Landlord and Tenant hereby agree that Landlord shall not be entitled to disapprove construction plans except for the following reasons: (i) the construction plans do not conform
to applicable laws, rules and regulations, (ii) the construction plans do not conform to the building standard mechanical, electrical or plumbing specifications defined in the "Jackson-Shaw Company Specifications and Requirements for Interior
Finishout Construction", (iii) the construction plans vary from the approved Space Plan in other than minor detail, (iv) the work required by the construction plans could, in Landlord's reasonable judgment, adversely affect the Building Systems,
structural integrity or any structural member of the Building or any part thereof, (v) the work required by the construction plans adversely affects, in Landlord's reasonable judgment, the exterior of the Leased Premises or the Building, or (vi)
the construction plans are incomplete or contain material errors or omissions (collectively, "Permitted Objections"). Landlord's approval shall not be deemed
to imply any approval as to municipal or other building codes or regulations and shall not give rise to any liability of Landlord.
1.4 Changes to Approved Plans. If any re-drawing or re-drafting of either the approved Space Plan or the approved Construction Plans is necessitated by changes (all of which shall be subject to Landlord's written approval)
requested by Tenant after approval by Landlord and Tenant, the expense of any such re-drawing, re-drafting or re-reviewing by Landlord's or Tenant's architectural, MEP, or structural consultants required in connection therewith, and the expense of
any work and improvements necessitated by such re-drawing or re-drafting, will be paid by Tenant.
1.5 Coordination of Planners and Designers. Tenant is responsible to insure all necessary coordination of its agents' efforts with Landlord's agents to ensure that no material delays are caused to either the planning or
construction of the Tenant's Improvements.
2. Construction and Costs of Tenant's Improvements.
2.1 Construction Obligation. Landlord agrees Tenant shall, subject to the terms and provisions herein, perform the Tenant Improvements to the Leased Premises. Tenant shall engage a contractor approved in writing by Landlord,
such approval not to be unreasonably withheld, conditioned or delayed (the "Contractor") to construct, at Tenant's sole cost and expense, Tenant's
Improvements; provided, however, Landlord shall provide Tenant with the "Tenant Improvement Allowance" as defined below. The Contactor shall be insured with a Comprehensive Commercial General Umbrella Liability policy with commercially reasonable
limits.
Upon approval of the plans and specifications, Landlord shall grant Tenant access to the Leased Premises for the purposes of construction of the
Tenant Improvements. Such access shall include limited access through the space of other tenant(s) as may be required for initial installation of Tenant's utilities. Such limited access shall be reciprocal with other tenants of the premises, and
shall be contingent upon coordination and scheduling of said access by Landlord or Landlord's Property Manager.
In performing construction of Tenant's Improvements under this Section 2.1, Tenant shall, with regard to the construction of Tenant's Improvements, be
bound by each and every term of the Lease. Without in any way limiting the foregoing provisions of this Section 2.1, the following provisions shall be applicable to Tenant's obligation to construct Tenant's Improvements:
(i) Tenant shall submit for permit to
commence construction of the Tenant's Improvements within ten (10) days after bids for such work have been approved.
(ii) Tenant, Contractor and each of
Tenant's or Contractor's subcontractors, employees, mechanics, engineers, space planners, and other agents (collectively, "Tenant's Contractors") shall comply
with all Rules and Regulations for the Building. For any work by Tenant related to the roof, mechanical, electrical and plumbing systems, fire safety, fire alarm and sprinkler systems (collectively, the "Building Systems"), Landlord, at Landlord's sole option, may require that Tenant use certain subcontractors that have performed scopes of work related to such roof, mechanical, electrical and plumbing
systems, fire safety, fire alarm and sprinkler systems, so as not to negatively impact or void any warranties.
(iii) Tenant shall cause the Contractor
to deliver Landlord sufficient evidence (which shall include, without limitation, certificates of insurance naming Landlord and Property Manager as additional insureds) that such Contractor is covered under such Workers' Compensation (statutory
limits), public liability and property damage insurance in commercially reasonably amounts for Landlord's protection. All such evidence of insurance must be submitted to and approved by Landlord prior to commencement of construction of Tenant's
Improvements. The General Contractor shall be responsible for requiring that subcontractors be adequately insured.
(iv) Prior to the execution of the
construction contract for the construction of Tenant's Improvements, Tenant shall submit the proposed form thereof to Landlord for Landlord's review and acceptance. Landlord does not anticipate objections to a standard AIA Form, and Landlord's
approval shall be deemed approved unless objections are provided to Tenant within three (3) business days following Landlord's actual receipt thereof. Such contract shall, without in any way limiting Landlord's right to approve the form of such
contract, (1) require the Contractor to waive all contractual, statutory and constitutional liens against the Leased Premises and the Building as a condition to receipt of any payments thereunder, (2) require the Contractor to conform to the Rules
and Regulations and any Building rules applicable to contractors performing work in the Building, (3) require the Contractor to deliver the certificates of insurance (and such other evidence of insurance as is required by Landlord) referred to in
clause (iv) above, (4) recognize that Landlord is a third party beneficiary with respect to all warranties (implied or expressed) under the contract or otherwise applicable to Tenant's Improvements at law or in equity, and as a third party
beneficiary, Landlord shall have the absolute right (but not the obligation) to enforce each and every such warranty, (5) require the Contractor to agree to assign and transfer all project warranties to subsequent owners at Landlord's request, (6)
require the Contractor to provide a set of Closeout Documents (as defined below) and record set of Construction Plans reflecting the actual "as-built" conditions and construction of Tenant's Improvements (the "Record Drawings"), and (7) require the Contractor to work in harmony and cooperate with each other contractor performing work at the Leased Premises, whether engaged by Landlord or
Tenant.
(v) Prior to commencement of
construction of Tenant's Improvements (including, without limitation, demolition of any existing improvements to allow for the construction of Tenant's Improvements), the Construction Plans will, if required by applicable laws, be approved by the
appropriate governmental agency and all notices required to be given to any governmental agency shall have been given in a timely manner.
(vi) Upon completion of Tenant's
Improvements, Landlord may inspect the Leased Premises and prepare a punch list of those portions of the Tenant Improvements on or involving the roof and shell building to insure that all work has been completed in accordance with the Construction
Plans.
(vii) Landlord shall not be liable for
any injury, loss or damage to any of Tenant's Improvements or other installations (INCLUDING LANDLORD'S NEGLIGENCE) unless caused by Landlord's gross negligence or willful misconduct.
(viii) Tenant shall indemnify and hold
harmless Landlord from and against any and all costs, expenses, claims, liabilities and causes of action to the extent caused by defective work performed by or on behalf of Tenant or the Contractor, except to the extent caused by Landlord's or its
contractor's, agent's, or employee's negligence or willful misconduct or their violation of Applicable Laws or Codes then existing as of the Effective Date.
(ix) Notwithstanding the fact that
Landlord shall be a third-party beneficiary of any and all warranties under the contract for construction of the Tenant Improvements and any and all warranties applicable to Tenant Improvements at law or in equity; however, except as expressly
provided in the Lease, Landlord shall in no way be responsible for the function and/or maintenance of the Tenant Improvements.
(x) In order to preserve Landlord's
roof warranty, Tenant's General Contractor shall utilize Landlord's bonded roofer for all roof work associated with tenant improvement construction. Landlord shall provide Tenant with roof subcontractor's contact information for use during the bid
process. All such roof work shall be solely at Tenant's expense. In order to preserve Landlord's fire sprinkler and fire alarm warranty, Tenant's General Contractor shall utilize Landlord's bonded contractor for all work affecting the fire
sprinkler and fire alarm which is associated with tenant improvement construction. Landlord shall provide Tenant with such contractor's contact information for use during the bid process. All such fire sprinkler and fire alarm work shall be
solely at Tenant's expense.
(xi) Closeout Documents shall consist
of the following:
1. Certificate of Substantial
Completion, standard AIA G704 document, signed by the General Contractor, Tenant's architect and Landlord.
2. Copy of the Certificate of
Occupancy or local equivalent.
3. All Approved Building Department
Trade Inspection Slips and/or Building Department Inspection Log.
4. Complete list of subcontractors
with contact name, address, and phone numbers.
5. Project punchlist, signed-off by
Tenant, Landlord, and General Contractor as completed, with the date of final completion noted thereon.
6. One (1) complete set of
Architectural and MEP "As-Builts" marked as such, with all field changes shown clearly and neatly in red ink. All Architectural "As-Built" drawings shall bear original registered Architect's stamp and signature. All MEP "As-Built" drawings shall
bear original registered Engineer's stamp and signature. One (1) CAD CD and PDF CD of As-Builts.
7. Fire Sprinkler Hydrostatic Test
Report, Materials Certificate, and Fire Sprinkler Plans approved and stamped by the local authority having jurisdiction.
8. Independent Laboratory Slab
moisture test reports per JSC General Specifications.
9. Copy of the Interior Finish
Schedule.
10. HVAC roof load structural analysis by
shell structural engineer per JSC General Specifications if required by mechanical design.
11. All MEP equipment, fixture, or
device cut sheets, users / operations manuals, and service instructions, including but not limited to: HVAC ops and service manuals, programmable thermostat ops manuals, exhaust fans, humidifiers, etc., electrical switch-gear, breaker panels,
transformers, dimmer switches, lighting fixture cut sheets, etc., plumbing fixtures, faucets, valves, pumps, water cooler and water heater ops and service manuals, kitchen appliance ops manuals, etc.
12. All miscellaneous equipment or
product cut sheets, users / operations manuals, service / care / or maintenance instructions, including but not limited to: projection screens, marker boards, dock equipment manuals, vinyl flooring, carpet, or specialty floor coatings, toilet
partitions, toilet accessories, etc.
13. All MEP manufacturers' equipment
warranties. All HVAC manufacturers' equipment warranty forms to be delivered to Owner filled out with Owner's name, unit model numbers, date of installation, address of installation, unit serial numbers, and name of installing contractor.
14. MSD sheets for all materials or
products used in the construction of the tenant improvement.
15. General Contractor and
subcontractor warranty letters on a form provided by Landlord.
16. Subcontractor Final Unconditional
Lien Releases.
17. General Contractor Final
Unconditional Lien Release.
ALL CLOSEOUT DOCUMENTS SHALL BE DELIVERED TO OWNER IN DUPLICATE (UNLESS SPECIFICALLY NOTED OTHERWISE ABOVE), NEATLY BOUND IN TWO (2) INDIVIDUAL EIGHT (8) TAB THREE (3)
RING BINDERS, WITH WHITE JACKET AND CLEAR VINYL OUTER SLEEVES.
2.2 Supervision of Construction. Landlord shall have the right to approve and supervise all portions of the construction of the Tenant's Improvements related to the Building mechanical, electrical and plumbing systems and
structural elements, and to observe all other aspects of the construction of the Tenant's Improvements, but any such approval, supervision or observation shall be strictly for Landlord's own purposes and shall not impose upon Landlord any express
or implied duty to Tenant or any third party with respect to the Tenant's Improvements. In consideration for Landlord's construction supervision services, Tenant shall pay to Landlord a construction supervision fee equal to one and one-half
percent (1.5%) of the Total Construction Costs.
2.3 Disbursement of the Tenant Improvement Allowance. Landlord will provide to Tenant a construction allowance (the "Tenant Improvement
Allowance") not to exceed $2,003,460.00 ($15.00 psf) to be used toward the payment of the "Total Construction Costs" (as hereinafter defined) relating to the Tenant Improvements. "Total Construction Costs" shall include, without limitation, design and completion of the Tenant Improvements and preparation of the Construction Plans, any building permit fees or other governmental fees or
charges, costs of construction labor and materials, electrical and other utility usage during construction, additional janitorial services, general tenant signage, the construction supervision fee referenced in Section 2.2 above, and related taxes and insurance costs. Landlord shall pay to Tenant the Tenant Improvement Allowance within thirty (30) days following the receipt by Landlord of
written request for payment accompanied by the following items: (1) Tenant's occupancy of the Leased Premises, (2) the Closeout Documents; and (3) an estoppel certificate confirming such factual matters as Landlord or Landlord's mortgagee may
reasonably request. Notwithstanding anything to the contrary contained in this Exhibit, Landlord shall not be obligated to make any disbursement of the Tenant Improvement Allowance during the pendency of any of the following: (A) Landlord has
received written notice of any unpaid claims relating to any portion of the Tenant Improvements or materials in connection therewith, other than claims which will be paid in full from such disbursement, (B) there is an unbonded lien outstanding
against the Building or the Leased Premises or Tenant's interest therein by reason of work done, or claimed to have been done, or materials supplied or specifically fabricated, claimed to have been supplied or specifically fabricated, to or for
Tenant or the Leased Premises, (C) the conditions to the advance of the Tenant Improvement Allowance are not satisfied, or (D) an Event of Default by Tenant exists. The Tenant Improvement Allowance must be used (that is, the Tenant Improvements
must be fully complete and the Tenant Improvement Allowance disbursed) within three hundred sixty five (365) days following the Effective Date or shall be deemed forfeited with no further obligation by Landlord with respect thereto, time being of
the essence with respect thereto.
2.4 Liens Arising from Tenant's Improvements. Tenant agrees to keep the Leased Premises free from any liens arising out of nonpayment of costs to construct Tenant's Improvements whether filed by Contractor, any subcontractor,
Tenant's architect, or any other person or entity supplying services or goods for Tenant's Improvements. In the event that any such lien is filed and Tenant, within ten (10) days following such filing fails to cause same to be released of record
by payment or posting of a proper bond, Landlord shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to cause the same to be released by such means as it in its sole discretion deems proper,
including payment of or defense against the claim giving rise to such lien. All sums paid by Landlord in connection therewith shall constitute Rent under the Lease and a demand obligation of Tenant to Landlord.
3. Construction Representatives. Landlord's and Tenant's representatives for coordination of construction and approval of change orders in excess of $10,000 or which affect the structure or the Building Systems, will be as
follows, provided that either party may change its representative upon written notice to the other:
LANDLORD'S REPRESENTATIVE:
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TENANT'S REPRESENTATIVE:
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NAME:
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Miles Terry
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NAME:
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Johan Hedberg
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ADDRESS:
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4890 Alpha Road, Suite 100
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ADDRESS: |
1900 SE Loop 820 |
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Dallas, Texas 75244
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Fort Worth, TX 76140
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PHONE:
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(405) 570-8713
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PHONE: |
817-872-3200
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4. Defaults. This Exhibit is hereby made a part of this Lease for all purposes and any default hereunder by Tenant shall entitle Landlord to the exercise of any and all remedies set forth in the Lease.
5. Conflicts. With respect to the subject matter of this Exhibit, if there is any irreconcilable conflict between provisions of this Exhibit and any other provision of this Lease, the Lease shall control.
EXHIBIT "C"
SIGN CRITERIA
The purpose of this sign criteria is to create a graphic environment which is individual and distinctive in identity for the Tenant and also compatible with other signs
in the center. The total concept should give an impression of quality and professionalism and instill a good business image. Lettering and spacing shall be well proportioned, and legible.
SIGN PLACEMENT:
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1. |
Tenant shall be encouraged to identify its premises by erecting one (1) facia sign which shall be attached directly to the building fascia as described hereinafter. Subject to the
restrictions under "Type and Size of Sign: below, for buildings and leaseholds with one (1) front façade, (front façade being defined as the building surface directly facing a dedicated street, or where street frontage does not exist, it
shall be defined as the width of the lease space which contains the main entry).
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2. |
Tenant signage shall be as close to tenant's main entrance as possible, subject to allowance for corner positioning.
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TYPE AND SIZE OF SIGN:
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1. |
Attached signs located at a height of 40 feet or less are permitted a maximum aggregate effective area equal to one-square foot per lineal foot of leasehold frontage, as applicable,
or 300 square feet, whichever is less.
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2. |
Illuminated or reverse lighted individually pin mounted channel letters
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3. |
Depth – 2" minimum, 5 ½"; maximum height – not-to-exceed 36". Multiple Rows – not-to-exceed 48" in total height including spaces between rows. Minimum Letter Size – 10". Letters
are to be pin mounted 1" off building fascia.
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4. |
Matte finishes required.
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5. |
Colors are subject to approval by Landlord or its representative
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6. |
Returns and Fronts - aluminum .063 gauge (minimum) or channel formed acrylic 3/16" minimum.
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7. |
All fasteners used are to be non-corrosive stainless steel.
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ILLUMINATION AND WIRING
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1. |
If illuminated individual letters are to be backlit with neon tubing, such tubing must be concealed in the letter and project the light source back on the building fascia. All
transformers and secondary wiring are to be concealed behind parapets or within soffits.
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PERMITS
All city permits and approvals from the City of Benbrook are required prior to sign fabrication.
THE FOLLOWING ARE NOT PERMITTED
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1. |
Roof signs or box type signs
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3. |
Animated or moving components
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EXHIBIT "D"
RULES AND REGULATIONS
The following Rules and Regulations are prescribed by Landlord in order to provide and maintain, to the best of Landlord's ability, orderly, clean and
desirable Leased Premises, building and parking facilities for the tenants therein and to regulate conduct in and use of the Leased Premises, the Building and parking facilities in such a manner as to minimize interference by others in the proper use
of the Leased Premises by Tenant. All references to Tenant include not only the Tenant, but also Tenant's agents, employees, invitees, licensees, visitors, assignees, and/or sublessees:
1. Tenant shall not block or obstruct any of the entries,
passages, or doors of the Building or parking area, or place, empty, or throw rubbish, litter, trash, or material of any nature into such areas, or permit such areas to be used at any time except for ingress or egress of Tenant.
2. Landlord will not be responsible for lost or stolen
personal property, equipment, money, or any article taken from the Leased Premises, Building, or parking facilities regardless of how or when loss occurs.
3. The plumbing facilities shall not be used for any
other purpose than that of which they are constructed, and no foreign substance of any kind shall be placed therein, and the expense of any breakage, stoppage, or damage resulting from a violation of this provision by Tenant or its employees shall
be borne by Tenant.
4. Any additional keys or locks required by Tenant during
the term of the Lease shall be the Tenant's responsibility.
5. The common parking facilities are available for use by
any and all tenants. Landlord reserves the right, in Landlord's sole discretion, to assign or allocate parking in the event of conflicts, abuse, or improper use. It is generally understood that any tenant should utilize only those parking spaces
immediately adjacent to the tenant's leased premises.
6. Vehicles that are abandoned, disabled, have expired
registration stickers, obstructing any means of ingress or egress to any leased premises, or in any way a general nuisance or hazard are subject to removal without notice by Landlord. All costs associated with such removal shall be at the
Tenant's/vehicle owner's expense.
EXHIBIT "E"
FORM OF SUBORDINATION, NON-DISTURBANCE
AND ATTORNMENT AGREEMENT
After Recording, Return To:
Jackson Walker L.L.P.
2323 Ross Ave., Suite 600
Dallas, Texas 75201
Attn: Kelly Hodge
SUBORDINATION, NON-DISTURBANCE, AND
ATTORNMENT AGREEMENT
This SUBORDINATION, NON-DISTURBANCE, AND ATTORNMENT AGREEMENT (this "Agreement")
dated as of the ______ day of January, 2025 (the "Effective Date"), is made by and among VERITEX COMMUNITY BANK having an address at 8214 Westchester Drive, Dallas, Texas
75225, Attn: Craig Davis ("Lender"), TANDY LEATHER FACTORY, INC., a Delaware corporation, having an address at 7602 SW Loop 820, Suite 101, Benbrook, Texas 76126 ("Tenant"), and JACKSON-SHAW / BENBROOK NORTH, LP, a Texas limited partnership, having an address at 4890 Alpha Road, Suite 100, Dallas, Texas 75244 ("Landlord"), collectively referred to herein as the "Parties", or individually as a "Party").
RECITALS:
A. Landlord is the owner
of the land and the buildings and other improvements thereon located at 7602 SW Loop 820 Benbrook, Texas, and legally described on Exhibit A attached hereto
(collectively, the "Property").
B. Lender has agreed to
make a loan to Landlord (the "Loan"), is or will be secured by a first priority Deed of Trust, Security Agreement Financing Statement and Assignment of Rents on the
Property (the "Deed of Trust") which will be recorded in the Real Property Records of Harris County, Texas. Landlord's interest in the Lease will be assigned to Lender as
additional security for the Loan. The Deed of Trust, and all other documents and instruments evidencing or securing the Loan and any amendments, extensions, supplements, consolidations, replacements, renewals, and advances or re-advances are
collectively referred to herein as the "Loan Documents".
C. Landlord and Tenant
have entered into that certain Lease Agreement dated _______________ (the "Lease"), under which Landlord leased to Tenant all or a portion of the Property.
D. Lender and Tenant
desire to confirm their understanding with respect to, among other things, the subordination of the Lease to the Deed of Trust and Lender's agreement not to disturb Tenant's possession of the Property, subject to and in accordance with the terms
and conditions of this Agreement.
NOW, THEREFORE, in consideration of the mutual agreements contained in this Agreement, and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, [and to induce Lender to make the Loan,] Lender, Landlord, and Tenant agree as follows:
1. Subordination. The
Lease and Tenant's leasehold interest under the Lease shall be and shall remain, at all times, and in each and every respect, subject and subordinate to the Deed of Trust and other Loan Documents, and to any and all renewals, amendments,
modifications, supplements, extensions, consolidations, and replacements thereof, including without limitation, amendments which increase the amount of the indebtedness secured by the Loan Documents.
2. Non-Disturbance.
Lender covenants that the leasehold estate granted by the Lease, and Tenant's right to quiet enjoyment, possession, and any other rights under the Lease, shall not be disturbed or terminated by any transfer of Landlord's interest in the Property by
foreclosure, deed-in-lieu of foreclosure, sale, or other action or proceeding initiated to enforce the Loan Documents (individually and collectively referred to as an "Enforcement Event") provided that: (i) the Lease is in full force and effect;
and (ii) there exist no defaults by Tenant under the Lease.
3. Attornment.
(a) If any
Enforcement Event occurs, Tenant hereby attorns to any transferee, including Lender, and its designees, successors, and assigns (individually and collectively, "Successor"),
as the landlord under the Lease. Tenant shall be bound to Successor under all the executory terms, covenants, and conditions of the Lease for the balance of the Lease term with the same force and effect as if Successor had been the original
landlord under the Lease. This attornment shall be effective and self-operative without the execution of any further instruments evidencing Successor's succession to the interest of Landlord under the Lease. From and after the occurrence of
any Enforcement Event, Tenant shall make all payments under the Lease directly to Successor. Tenant hereby waives the provisions of any statute or rule of law, now or hereafter in effect, which may give or purport to give Tenant any right or
election to terminate or otherwise adversely affect the Lease and the obligations of Tenant thereunder as a result of such Enforcement Event.
(b) Notwithstanding the
foregoing, Successor shall not be:
(i) liable
for any act, omission, or default of Landlord or any prior landlord;
(ii) liable for any damage for a breach of any representation or warranty or other obligation contained in the Lease by Landlord or any prior landlord under the Lease;
(iii) subject
to any offsets, counterclaims or defenses which Tenant might have against Landlord or any prior landlord;
(iv) bound by any prepayment of rent or additional rent which Tenant might have paid more than one month in advance to Landlord or any prior landlord. Successor shall not be obligated for:
(A) the
return of any security deposit, unless the same is received by Successor; or
(B) a
credit or refund to Tenant of any prepayment of rent or other charges made pursuant to the express terms of the Lease, unless such prepayment is received by Successor;
(v) bound
by any amendment, modification, cancellation, or surrender of the Lease, or by any waiver or forbearance on the part of Landlord or any prior landlord made or given without Lender's written consent;
(vi) Liable for the construction of any improvements required of Landlord under the Lease;
(vii) bound
to make any payment to Tenant, including any obligation to pay for any construction, repair or other allowances or contributions required to be made by Landlord pursuant to the terms of the Lease; or
(viii) bound
by any responsibility to repair or restore the Property after damage or destruction of the Property, or any part thereof, due to fire or other casualty occurring prior to the date that Successor obtains title to the Property, or because of
condemnation occurring prior to the date that Successor obtains title to the Property. Successor shall have no obligation to repair or restore the Property unless Successor shall have received insurance proceeds or cash condemnation awards in
an amount (that when aggregated with the applicable insurance deductible in the case of an insured casualty) is sufficient to complete such repairs.
4. Default by Landlord.
(a) The Deed of Trust provides that, under certain conditions, Lender shall be entitled to collect, receive and demand payment of any and all rents and other amounts due on and under the Lease without Lender's taking possession of
the Property or otherwise assuming any of Landlord's obligations under the Lease. Starting on the date Lender gives written notice to Tenant that Landlord is in default under the Loan Documents, Landlord authorizes and directs Tenant to, and
Tenant agrees to, pay to Lender, as assignee, all rents and other amounts due under the Lease in accordance with Lender's written instructions. Tenant shall have no obligation or responsibility to ascertain whether such demand by Lender is
permitted under the Deed of Trust. Landlord, its successor and/or assigns hereby agree to indemnify and hold harmless Tenant against any expenses, claims, losses, or damages incurred by Tenant resulting from or arising out of claims by
Landlord, or it successors or assigns, that such payments should not have been, or cannot be, made to Lender. Rent payments made by Tenant to Lender pursuant to this Agreement shall continue until the earlier of:
(i) no
further rent or other amounts are due or payable under the Lease;
(ii) Lender gives Tenant written notice that Landlord is no longer in default under the Loan Documents and instructs Tenant that all amounts due under the Lease shall thereafter be payable to Landlord; or
(iii) Lender
sends Tenant notice that an Enforcement Event has occurred. Subject to Section 3 hereof, upon such notice Successor shall succeed to Landlord's interest as the landlord
under the Lease, after which all rent and other income due under the Lease shall become payable to Successor.
(b) If Landlord defaults under the Lease, Tenant agrees to deliver a copy of any notice of such default to Lender. If the default by Landlord gives rise to the right of termination by Tenant, Tenant agrees to give Lender the right to cure
the default in accordance with the terms and conditions contained in Section 6 hereof. All notices from Tenant to Lender sent under this Section 4(b) shall be delivered in accordance with the notice provisions of Section 10 hereof.
5. Limitation on Lender's
Performance. Nothing in this Agreement shall be deemed or construed to be an agreement by Lender to perform any obligation of Landlord as the landlord under the Lease unless and until Lender or any Successor, obtains title to the Property and, in
such event, Section 3 shall control.
6. Lender's Right to
Cure.
(a) Tenant shall not terminate the Lease, nor exercise any other right or remedy granted to Tenant under the Lease or applicable law, including, without limitation, any setoff rights, because of a default of Landlord under the Lease
or the occurrence of any other event, without first giving Lender prior written notice of such default or event. Thereafter, Tenant shall take no action to terminate the Lease, nor exercise any other right or remedy if:
(i) within thirty (30) days following the end of the period in which Landlord is entitled to cure the default, Lender cures such default or event, if the same can be cured by the payment of money; or
(ii) Lender diligently starts either:
(A) to cure the default or event if the same cannot, with diligence, be cured within said thirty (30) days, and thereafter diligently pursues the cure; or
(B) an action to obtain possession of the Property (including possession by receiver) and to cure such default or event which cannot be cured by Lender without Lender having obtained possession.
(b) Nothing in this Agreement shall be construed as a promise or undertaking by Lender to cure any default on the part of Landlord under the Lease.
7. Exculpation.
Notwithstanding anything to the contrary contained in the Lease or this Agreement, Tenant hereby agrees that if Successor acquires Landlord's ownership interest in the Property by an Enforcement Event, Tenant shall look only to Successor's equity
interests in the Property for satisfaction of any monetary judgment obtained against Successor, and no other property or assets of Successor shall be subject to levy, execution, or other enforcement action or proceeding for satisfaction of the
judgment.
8. Right to Enter. Lender
shall have and is granted by Tenant and Landlord the right to enter upon the Property to cause any action permitted under this Agreement.
9. Tenant's Covenants.
Tenant agrees for the benefit of Lender that, so long as the lien of the Deed of Trust continues to encumber the Property, Tenant shall not without Lender's prior written consent:
(a) pay
any rent or additional rent to Landlord, or any other landlord under the Lease, by more than thirty (30) days in advance;
(b) terminate
or surrender the Lease;
(c) enter
into any amendment or other agreement relating to the Lease; or
(d) consent
to any voluntary termination of the Lease by Landlord.
10. Notices. All notices,
requests, consents, claims, demands, waivers, and other communications hereunder shall be in writing and shall be deemed to have been given:
(a) when delivered by
hand, with written confirmation of receipt;
(b) when received by
the addressee, if sent by a nationally recognized overnight courier; or
(c) on the third (3rd)
day after the date mailed, by certified or registered mail, return receipt requested, postage prepaid.
Such communications must be sent to the respective Parties at the following addresses (or at such other address for a Party as shall
be specified in a notice given in accordance with this Section):
If to Lender:
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Veritex Community Bank |
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8214 Westchester Drive
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Dallas, Texas 75225 |
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Attn: Craig Davis |
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with a copy to:
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Jackson Walker L.L.P.
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2323 Ross Ave., Suite 600
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Dallas, Texas 75201 |
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Attn: Kelly Hodge
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If to Tenant:
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Tandy Leather Factory, INC.
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7602 SW Loop 820, Suite 101 |
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Benbrook, Texas 76126 |
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Attn: Johan Hedberg/CEO
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If to Landlord:
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Jackson-Shaw / Benbrook North, LP
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4890 Alpha Road, Suite 100 |
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Dallas, Texas 75244 |
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Attn: John Stone |
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Email: jstone@jacksonshaw.com
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with a copy to:
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Andrews & Barth, PC
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4851 LBJ Freeway, Suite 500
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Dallas, Texas 75244 |
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Attn: Justin Tonick
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Email: jtonick@andrews-barth.com
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11. Costs and Fees of the
Prevailing Party. In the event that any Party institutes any legal suit, action, or proceeding, including arbitration, against the other Party, arising out of this Agreement, the prevailing Party in the suit, action, or proceeding shall be
entitled to receive, in addition to all other damages to which it may be entitled, the costs incurred by such Party in conducting the suit, action, or proceeding, including attorneys' fees, expenses, and court costs.
12. Entire Agreement. This
Agreement constitutes the entire agreement between the Parties regarding the subordination of the Lease, the leasehold estate created by the Lease, and all rights of Tenant under the Lease to the lien of the Deed of Trust and other Loan Documents,
and as to the rights and obligations of the Parties regarding the subject matter of this Agreement. This Agreement supersedes and cancels all oral negotiations and prior and other writings with respect to the subject matter hereof. If there is
any conflict between the provisions of this Agreement and those of the Lease, the provisions of this Agreement shall prevail.
13. Amendments and
Termination. This Agreement may not be modified orally or in any manner other than by an agreement in writing signed by the Parties hereto or their respective successors in interest.
14. Waiver. No waiver by
any Party of any of the provisions hereof shall be effective unless explicitly set forth in writing and signed by the Party so waiving. No waiver by any Party shall operate or be construed as a waiver in respect of any failure, breach, or default
not expressly identified by such written waiver, whether of a similar or different character, and whether occurring before or after that waiver. No failure to exercise, or delay in exercising, any right, remedy, power, or privilege arising from
this Agreement shall operate or be construed as a waiver thereof; nor shall any single or partial exercise of any right, remedy, power, or privilege hereunder preclude any other or further exercise thereof or the exercise of any other right,
remedy, power, or privilege.
15. Governing Law. This
Agreement shall be governed by and construed in accordance with the law of the State of Texas, without regard to the choice of law rules of that State.
16. Severability. In the
event any one or more of the provisions in this Agreement shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any of the other provisions of this
Agreement, but this Agreement shall be construed as if such invalid, illegal, or unenforceable provision was not contained herein.
17. Successors and
Assigns. This Agreement shall be binding upon the Parties hereto and their respective successors and assigns and shall inure to the benefit of the Parties hereto and their respective permitted successors and assigns.
18. Counterparts and
Original Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall be deemed to be one and the same agreement. A signed copy of this Agreement delivered by facsimile or
email shall be deemed to have the same legal effect as delivery of an original signed copy of this Agreement.
[REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date set forth above.
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LANDLORD:
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JACKSON-SHAW / BENBROOK NORTH, LP,
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a Texas limited partnership
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By:
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JSC / BENBROOK NORTH GP, LLC,
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a Texas limited liability company,
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its General Partner
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STATE OF TEXAS
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§
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§
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COUNTY OF DALLAS
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§
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This instrument was acknowledged before me on the _____ day of _______, 2025, by ____________________, as ___________________ of JSC / Benbrook North GP, LLC, a Texas limited liability company, general partner of Jackson-Shaw / Benbrook North, LP, a Texas limited partnership, on behalf of said limited partnership.
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Notary Public, State of Texas
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TENANT:
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TANDY LEATHER FACTORY, INC.,
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a Delaware corporation
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This instrument was acknowledged before me on _______________, 202_, by __________________, __________________ of Tandy Leather Factory, Inc., a
Delaware corporation, on behalf of such corporation.
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Notary Public in and for the State of Texas
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LENDER: |
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VERITEX COMMUNITY BANK |
THE STATE OF TEXAS |
§ |
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§ |
COUNTY OF DALLAS |
§ |
This instrument was acknowledged before me on _______________, 202_, by , of Veritex Community Bank, on behalf of such bank.
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Notary Public in and for the State of Texas
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EXHIBIT A (to Exhibit E)
THE PROPERTY
LEGAL DESCRIPTION - PHASE 1 NORTH
TRACT 1
BEING a 5.0819 acre (221,367 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362 & John Laneri Survey, Abstract No. 1964, City of Benbrook, Tarrant County, Texas; said tract being all of Lot 1, Block 1, Northeast Winscott Addition, an addition to the City of Benbrook according to the plat
recorded in Cabinet A, Slide 7983 of the Plat Records of Tarrant County, Texas; said tract being part of that tract of land described in General Warranty Deed to Cassco Land Co., Inc. recorded in Instrument No. D202291480 of the Official Public
Records of Tarrant County, Texas.
TRACT 2
BEING a 13.3387 acre (581,033 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362, City of Benbrook, Tarrant County, Texas; said tract being part of that tract of land described as Exhibit "A", Tract No 1 in Special Warranty Deed with Mineral and Water Assumption to EG Benbrook Ltd. recorded in
Instrument No. D212318325 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows:
BEGINNING at a 5/8-inch iron rod with "KHA" cap set in the north line of that
tract of land described in Warranty Deed to Texas Electric Service Company recorded in Volume 5435, Page 242 of the Deed Records of Tarrant County, Texas; said point being the northwest corner of a Street or Road Right of Way Easement recorded in
Instrument No. D213239849 of said Official Public Records;
THENCE South 89°14'44" West, along the said north line of said Texas Electric
Service Company tract, a distance of 1220.74 feet to a 1/2-inch iron rod found for corner; said point being the southeast corner of Lot 2, Block 1, Northeast Winscott Addition, an addition to the City of Benbrook according to the plat recorded in
Cabinet A, Slide 7983 of the Plat Records of Tarrant County, Texas;
THENCE North 0°47'59" West, departing the said north line of the Texas Electric
Service Company tract and along the east line of said Lot 2, a distance of 476.48 feet to a 5/8-inch iron rod found for corner in the south line of Lot 1R, Block 1, Benbrook Industrial Park, an addition to the City of Benbrook according to the plat
recorded in Cabinet A, Slide 7498 of the Plat Records of Tarrant County, Texas;
THENCE North 89°18'02" East, along the said south line of Lot 1R, to and along
the south line of Lot 2R-1, Benbrook Industrial Park, Phase II, an addition to the City of Benbrook according to the plat recorded in Instrument No. D216095828 of said Official Public Records, a distance of 1221.12 feet to a 5/8-inch iron rod with
"KHA" cap set for corner in the west right-of-way line of Benbrook Parkway (a 70-foot right-of-way);
THENCE South 0°45'16" East, along the said west line of Benbrook Parkway, a
distance of 475.31 feet to the POINT OF BEGINNING and containing 13.3387 acres or 581,033 square feet of land, more or less.
TRACT 3
BEING a 44.5837 acre (1,942,067 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362 & John Laneri Survey, Abstract No. 1964, City of Benbrook, Tarrant County, Texas; said tract being part of that tract of land described as Exhibit "A", Tract No 2 in Special Warranty Deed with Mineral and Water
Assumption to EG Benbrook Ltd. recorded in Instrument No. D212318325 of the Official Public Records of Tarrant County, Texas; said tract being more particularly described as follows:
BEGINNING at a 5/8-inch iron rod with "KHA" cap set at the west end of a
right-of-way corner clip at the intersection of the north right-of-way line of Southwest Loop 820 (a variable width right-of-way) and the west right-of-way line of Benbrook Parkway (a 70-foot wide right-of-way);
THENCE along the said north line of Southwest Loop 820, the following six (6)
calls:
South 89°31'13" West, a distance of 885.50 feet to a brass disc stamped "TXDOT" found for corner at the beginning of a tangent curve to the right
having a central angle of 14°16'52", a radius of 1402.40 feet, a chord bearing and distance of North 83°20'21" West, 348.65 feet;
In a northwesterly direction, with said curve to the right, an arc distance of 349.55 feet to a concrete monument found for corner;
North 76°12'58" West, a distance of 776.18 feet to a brass disc stamped "TXDOT" found for corner at the beginning of a tangent curve to the left
having a central angle of 14°16'51", a radius of 1462.40 feet, a chord bearing and distance of North 83°21'24" West, 363.56 feet;
In a northwesterly direction, with said curve to the left, an arc distance of 364.50 feet to a concrete monument found for corner;
South 89°25'02" West, a distance of 89.56 feet to a brass disc stamped "TXDOT" found for corner at the beginning of a tangent curve to the right
having a central angle of 90°00'00", a radius of 120.00 feet, a chord bearing and distance of North 45°34'58" West, 169.71 feet; said point being the east end of a circular right-of-way corner clip at the intersection of the said north line of
Southwest Loop 820 and the east right-of-way line of Winscott Road (a variable width right-of-way);
In a northwesterly direction, along said corner clip and with said curve to the right, an arc distance of 188.50 feet to a 5/8-inch iron rod in
concrete found for corner;
THENCE along the said east line of Winscott Road, the following four (4) calls:
North 16°26'55" West, a distance of 72.80 feet to a 5/8-inch iron rod with "KHA" cap set for corner at the beginning of a non-tangent curve to the
right having a central angle of 7°36'33", a radius of 1293.77 feet, a chord bearing and distance of North 1°19'59" East, 171.69 feet;
In a northeasterly direction, with said curve to the right, an arc distance of 171.82 feet to a 5/8-inch iron rod found for corner at the beginning of
a non-tangent curve to the left having a central angle of 6°05'50", a radius of 1082.74 feet, a chord bearing and distance of North 2°28'24" East, 115.17 feet;
In a northeasterly direction, with said curve to the left, an arc distance of 115.22 feet to a 5/8-inch iron rod with "KHA" cap set for corner at the
beginning of a non-tangent curve to the right having a central angle of 89°50'46", a radius of 90.00 feet, a chord bearing and distance of North 44°19'20" East, 127.11 feet; said point being the south end of a circular right-of-way corner clip at the
intersection of the said east line of Winscott Road and the south right-of-way line of Winbrook Drive (a 60-foot wide right-of-way);
In a northeasterly direction, along said corner clip and with said curve to the right, an arc distance of 141.13 feet to a 5/8-inch iron rod found for
corner;
THENCE along the said south line of Winbrook Drive, the following three (3)
calls:
North 89°14'46" East, a distance of 38.00 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
North 86°57'19" East, a distance of 100.08 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
North 89°14'44" East, a distance of 2331.37 feet to a 5/8-inch iron rod with "KHA" cap set for corner at the west end of a right-of-way corner clip at
the intersection of the said south line of Winbrook Drive and the said west line of Benbrook Parkway;
THENCE South 45°45'16" East, along said corner clip, a distance of 35.36 feet to
a 5/8-inch iron rod with "KHA" cap set for corner;
THENCE South 0°45'16" East, along the said west line of Benbrook Parkway, a
distance of 811.90 feet to a 5/8-inch iron rod with "KHA" cap set for corner;
THENCE South 44°23'02" West, a distance of 35.47 feet to the POINT OF BEGINNING and containing 44.5837 acres or 1,942,067 square feet of land, more or less.
TRACT 4
BEING a 6.3403 acre (276,184 square foot) tract of land situated in the James
Cambo Survey, Abstract No. 362, City of Benbrook, Tarrant County, Texas; said tract being part of that tract of land described in Special Warranty Deed with Mineral and Water Reservation to EG Benbrook, Ltd recorded in Instrument No. D212318325,
Official Public Records, Tarrant County, Texas; said tract being more particularly described as follows:
BEGINNING at a 5/8-inch iron with cap stamped "KHA" set at the north end of a
right-of-way corner clip at the intersection of the north right-of-way line of Southwest Loop 820 (a variable width right-of-way) and the east right-of-way line of Benbrook Parkway (a 70-foot wide right-of-way);
THENCE North 0°45'16" West, along the said east right-of-way line of Benbrook
Parkway, a distance of 812.24 feet to a 5/8-inch iron rod with cap stamped "KHA" set at the south end of a right-of-way corner clip at the intersection of the said east right-of-way line of Benbrook Parkway and the south right-of-way line of Winbrook
Drive (a 60-foot wide right-of-way);
THENCE North 44°14'44" East, along said corner clip, a distance of 35.36 feet to
a 5/8-inch iron rod with cap stamped "KHA" set for corner;
THENCE North 89°14'44" East, along the said south right-of-way line of Winbrook
Drive, a distance of 297.58 feet to a 5/8-inch iron rod with cap stamped "KHA" set for corner;
THENCE South 0°30'16" East, departing the said south right-of-way line of
Winbrook Drive, a distance of 863.92 feet to a 5/8-incih iron rod with cap stamped "KHA" set for corner in the north right-of-way line of Southwest Loop 820;
THENCE South 89°31'13" West, along the said north right-of-way line of Southwest
Loop 820, a distance of 293.68 feet to a 1/2-inch iron rod with cap stamped "BRITTAIN & CRAWFORD" found at the south end of said right-of-way corner clip at the intersection of the said north right-of-way line of Southwest Loop 820, and the said
east right-of-way line of Benbrook Parkway;
THENCE North 45°36'58" West, along said corner clip, a distance of 35.64 feet to
the POINT OF BEGINNING and containing 6.3403 acres or 276,184 square feet of land, more or less.
EXHIBIT "F"
FORM OF SUBORDINATION OF LANDLORD'S LIEN
LANDLORD'S SUBORDINATION AGREEMENT
THIS LANDLORD'S SUBORDINATION AGREEMENT (the "Agreement") is entered into by and among JACKSON-SHAW / BENBROOK NORTH, LP, a Texas limited partnership ("Landlord"), TANDY LEATHER FACTORY, INC., a Delaware corporation
("Tenant") and ___________________, a ___________________ ("Secured Party").
W I T N E S S E T H :
WHEREAS, Landlord and Tenant have entered into a certain Commercial Lease Agreement (the "Lease") dated ____________, 2025 regarding certain "Leased
Premises" (as defined in the Lease) situated in Chisholm 20 Commerce Park (the "Project") situated in the City of Benbrook, Tarrant County, Texas; and
WHEREAS, Tenant has entered into or will enter into agreements under which Secured Party has acquired or may hereafter acquire a security interest in
all of the now-owned and hereafter acquired assets and tangible and intangible personal property of Tenant, some of which may be located within the Leased Premises (all of Tenant's assets and personal property, the "Collateral"); and
WHEREAS, the Secured Party has required Landlord subordinate Landlord's lien in and to the Collateral to the Secured Party's lien in and to the
Collateral.
NOW THEREFORE, the parties hereto agree as follows:
1. Subordination. Landlord subordinates to the security interest of Secured Party any and all landlord's liens, which Landlord may have in or to the Collateral by virtue of the Lease or which may arise by operation of law,
equity, or otherwise. The subordination by Landlord of its landlord's lien rights shall not (a) prevent Landlord from exercising any and all rights under the Lease so long as Secured Party's prior rights in the Collateral are recognized or (b) be
deemed to waive (i) Landlord's right to receive rent or other payments due under the Lease, whether such rights arise under the Lease, at law, in equity or pursuant to the United States Bankruptcy Code or any other laws affecting creditors rights
or (ii) Landlord's rights to pursue other assets of Tenant other than the furniture, fixtures, equipment and inventory contained in the definition of "Collateral". This subordination relates only to the Collateral and it is specifically understood
and agreed that Landlord does not hereby subordinate, waive or disclaim any right or interest which Landlord now has or may hereafter acquire in and to any other properties of Tenant. Secured Party hereby agrees that it has no lien rights on the
Leased Premises, the fixtures therein or the underlying real estate.
2. Entry Notice. Secured Party may, upon not less than ten (10) days advance written notice to Landlord and Tenant (the "Entry Notice") and after default by Tenant pursuant to any provision of any note and/or security
agreement executed by Tenant in favor of Secured Party, enter the Leased Premises for the sole purpose of removing the Collateral therefrom. Secured Party agrees to remove all of the Collateral within thirty (30) days following the Entry Notice.
3. Removal Notice. Should Tenant vacate the Leased Premises or be dispossessed from the Leased Premises by Landlord, Landlord may (but shall not be obligated to) provide Secured Party written notice thereof (the "Removal
Notice"). Secured Party agrees to remove all of the Collateral described herein within thirty (30) days following Secured Party's receipt of the Removal Notice.
4. Conditions to this Agreement. Landlord's execution and delivery of this Agreement (and the effectiveness of Landlord's subordination contained herein) is expressly subject to and contingent upon each of the following terms
and conditions, each to which Tenant and Secured Party agree:
(a) Nothing herein shall in any way limit Landlord's
rights under the Lease or pursuant to law or equity except as specifically set forth herein;
(b) Secured Party shall remove all of the Collateral
within thirty (30) days following the date of the Entry Notice and thirty (30) days following the Removal Notice, as the case may be (it being understood and agreed that all the Collateral must be removed by Secured Party and not just a portion
thereof).
(c) Should Secured Party fail to remove all the
Collateral within the time required by this Agreement, (i) such Collateral may be disposed of by Landlord in such a manner as Landlord deems appropriate without any obligation or liability to Tenant or Secured Party, in which event Tenant and
Secured Party shall be jointly and severally liable of all reasonable costs incurred by Landlord in removing and storing the Collateral; and (ii) at Landlord's option, title to the Collateral shall be immediately vested in Landlord, Tenant and
Secured Party hereby waiving any and all interests they may have to the Collateral should the Collateral not be removed in a timely manner, and Tenant and Secured Party hereby agreeing the execute any documents or instruments as Landlord may
reasonably request in order to evidence title to the Collateral being vested in Landlord.
(d) Secured Party and Tenant hereby jointly and severally
agree to promptly restore and/or repair any damage to the Leased Premises, the building in which the Leased Premises are located and the Project caused by the removal by Secured Party (or its agents or contractors) of any Collateral installed or to
be installed or kept at the Leased Premises and shall indemnify, defend and save harmless Landlord, Landlord's asset manager, Landlord's property manager and any of their respective successors, assigns, employees, officers, directors, partners,
lenders, agents and affiliates from and against any damage, claim or cause of action arising in connection with the use, installation or removal of the Collateral by Secured Party (or its agents or contractors) on, about or from the Leased
Premises; provided the indemnification shall not be made with respect to any claim or cause of action arising out of Landlord's willful misconduct or gross negligence.
(e) No alterations or structural work of any kind may be
undertaken by Secured Party within the Leased Premises without Landlord's prior written consent, which consent Landlord may withhold in its sole and absolute discretion.
(f) Except as provided in this Agreement, nothing in this
Agreement shall permit Secured Party or any other foreclosing party to occupy the Leased Premises for or during any time that Tenant is not entitled to occupy the Leased Premises pursuant to the terms and conditions of the Lease.
(g) Neither Secured Party nor any other foreclosing party
under the Tenant's financing agreements may conduct any liquidation or other sale (including public or private sales or sales via the internet or other means) in or from the Leased Premises.
(h) Secured Party shall furnish proof to Landlord of its
right to remove specific Collateral and shall indemnify, defend and save harmless Landlord in the event of unauthorized removal of property or wrongful conversion or any other claim made in connection with the foreclosing party's exercise of its
right with respect to such Collateral.
(i) Any entry of Secured Party within the Leased
Premises shall be subject to Secured Party's compliance with all reasonable rules and regulations of the Project (including, without limitation, providing certificates of required insurance). Any removal of the Collateral shall be accomplished
during normal working hours; and as between Landlord and Tenant, if there is any conflict between the terms of the Lease and this Agreement, the terms of the Lease shall govern and prevail.
6. Notices. Any notice or communication required or permitted hereunder shall be given in writing, sent by (a) personal delivery, or (b) expedited delivery service with proof of delivery, or (c) United States mail, postage
prepaid, registered or certified mail, addressed as follows:
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To Tenant:
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Tandy Leather Factory, INC.
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7602 SW Loop 820, Suite 101
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Benbrook, Texas 76126
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Attn: CEO
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To Landlord:
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Jackson-Shaw / Benbrook North, LP
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4890 Alpha Road, Suite 100
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Dallas, Texas 75244
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Attn: John Stone
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with a copy to:
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Andrews & Barth, PC
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4851 LBJ Freeway, Suite 500
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Dallas, Texas 75244
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Attention: Justin Tonick
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or to such other address or to the attention of such other person as hereafter shall be designated in writing by the applicable party sent in accordance herewith. Any
such notice or communication shall be deemed to have been given and received either at the time of personal delivery or, in the case of delivery service or mail, as of the date of the deposit of same.
7. Binding Effect; Governing Law. This Agreement may not be modified orally or in any manner other than by a written agreement signed by the parties hereto. This Agreement shall inure to the benefit of and be binding upon
the parties hereto, their successors and assigns. This Agreement shall be governed by the laws of the state in which the Leased Premises are located.
8. Counterparts. This Agreement may be executed in multiple counterparts, each of which shall constitute an original, but all of which shall constitute one document.
9. Final Agreement. THIS AGREEMENT REPRESENTS THE FINAL AGREEMENT AMONG THE PARTIES HERETO RELATING TO THE SUBJECT MATTER HEREOF AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENT
OF THE PARTIES. THERE ARE NO UNWRITTEN OR ORAL AGREEMENTS AMONG THE PARTIES.
[signatures on following page(s)]
This Agreement has been executed to be effective as of the ______ day of _________________, 20__.
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LANDLORD:
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JACKSON-SHAW / BENBROOK NORTH, LP,
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a Texas limited partnership
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By:
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JSC / BENBROOK NORTH GP, LLC,
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a Texas limited liability company,
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its General Partner
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TENANT:
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TANDY LEATHER FACTORY, INC.,
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a Delaware corporation
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EXHIBIT "G"
RENEWAL OPTION
Subject to the terms and conditions of this Exhibit, Tenant may at its option extend the Term for the entire Leased Premises for two (2) periods of
five (5) years each (each a "Renewal Term" and collectively the "Renewal Term") upon the same
terms contained in this Lease. Tenant shall have no additional Renewal Options.
A. The Base Rent during the Renewal Term shall be the
greater of (i) the Base Rent at the end of the existing Term or (ii) the then prevailing market rate for a comparable term commencing on the first day of the applicable Renewal Term for tenants of comparable size and creditworthiness for comparable
space in the Building and other first class buildings of comparable use in the general vicinity of the Building as reasonably determined by Landlord, and Tenant shall not be entitled to any rental abatement or other concessions.
B. To exercise its option, Tenant must deliver an
initial non-binding notice to Landlord not less than nine (9) months prior to the proposed commencement of the applicable Renewal Term and not more than twelve (12) months prior to the proposed commencement of the applicable Renewal Term. Within
thirty (30) days after Landlord's receipt of Tenant's initial non-binding notice, Landlord shall calculate and inform Tenant of the Base Rent for the Leased Premises for the Renewal Term. Landlord and Tenant shall work together in good faith to
agree upon the Base Rent. Within fifteen (15) days after the date on which Landlord advises Tenant of the applicable Base Rent, Tenant shall either (i) give Landlord final binding written notice ("Binding Notice") of Tenant's exercise of its
Renewal Term at the Base Rent determined by Landlord or (ii) if Tenant disagrees with Landlord's determination, provide Landlord with written notice of rejection (the "Rejection Notice"). If Tenant fails to provide Landlord with either a Binding
Notice or a Rejection Notice, within such fifteen (15) day period, Tenant will be deemed to have waived its option to extend. If Tenant provides Landlord with a Rejection Notice, Tenant will be deemed to have waived its option to extend.
C. Tenant's option to extend this Lease is subject to
the conditions that: (i) on the date that Tenant delivers the Binding Notice, Tenant is not in material default under this Lease after the expiration of any applicable notice and cure periods, and (ii) other than Permitted Transfers, Tenant shall
not have assigned this Lease, or sublet any portion of the Leased Premises under a sublease which is in effect at any time during the final twelve (12) months prior to the applicable Renewal Term.
D. Tenant agrees to provide Landlord with financial
statements evidencing Tenant's (and any guarantor's) financial condition and to provide additional security if reasonably requested by Landlord.
EXHIBIT "H"
HVAC MAINTENANCE CONTRACT
The service contract Tenant is required to maintain under Section 8(d)(ii) of the Lease must become effective within 30 days after occupancy, and a copy of the service
contract must be provided to Landlord during the same period of time. Service visits should be performed on at least a quarterly basis. The following items must be included in the maintenance contract:
1. Adjust belt tension;
2. Lubricate all moving parts, as necessary;
3. Inspect and adjust all temperature and safety controls;
4. Check refrigeration system for leaks and operation;
5. Check refrigeration system for moisture;
6. Inspect compressor oil level and crank case heaters;
7. Check head pressure, suction pressure and oil pressure;
8. Inspect air filters and replace when necessary;
9. Check space conditions;
10. Check condensate drains and drain pans and clean, if necessary;
11. Inspect and adjust all valves;
12. Check and adjust dampers; and
13. Run machine through complete cycle.
EXHIBIT "I"
FORM COMMENCEMENT DATE AGREEMENT
LEASE COMMENCEMENT DATE AGREEMENT
THIS LEASE COMMENCEMENT DATE AGREEMENT is entered into this ____ day of ____________, 202___, by and between ______________, a________________ ("Landlord"), and _______________, a_______________, with its principal office and place of business in ___________ ("Tenant").
Reference is made to the lease between Landlord and Tenant dated _________________, for the Leased Premises located in ____________, _______________
County, Texas (the "Lease"). The parties wish to memorialize their understanding as to the Commencement Date of the Lease. Accordingly, the parties hereby agree as follows:
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Tenant has accepted possession of the Leased Premises pursuant to the Lease. Any improvements required by the terms of the Lease to be made by Landlord have been completed to the
full and complete satisfaction of Tenant in all respects and Landlord has fulfilled all of its duties under the Lease with respect to such Tenant Improvements.
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The Commencement Date as referred to in the Lease is established as ______________, and the expiration date of the initial Lease term is established as _______________.
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The first Lease Year as referred to in the Lease is established as _____________, ending___________.
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All other terms and conditions of the Lease remain unchanged. The provisions of this Lease Commencement Agreement shall bind and inure to the benefit
of the parties hereto, their heirs, executors, administrators, successors and assigns.
Acknowledged and agreed to by: