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Fillable Printable Illinois Commercial Lease Agreement

Fillable Printable Illinois Commercial Lease Agreement

Illinois Commercial Lease Agreement

Illinois Commercial Lease Agreement

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In!consideration!of!the!Landlord’s!leasing!of!the!premises!to!the!Tenant,!the!
Tenant’s!leasing!from!the!Landlord!the!premises,!and!the!mutual!benefits!and!
obligations!conferred!by!this!lease!on!the!Parties,!and!in!recognition!of!the!receipt!
and!sufficiency!of!said!consideration,!the!Parties!hereby!agree!to!the!following!terms!
and!conditions:!!
!
I.*The*Parties!–!Lease!agreement!is!between!Lessor!under!t he! individual/entity!
(hereinafter!known!as!the!“Landlord”)!k now n!as!_________________________________!and!
the!Lessee!under!the!individual/entity!(hereinafter!referred!to!as!the!“Tena nt ”)!
known!as!_________________________________.!
!
II.*Premises!–!The!space/property!being!leased!shall!be!described!as:!
!
_________________________________________________________________________________________________!
(Hereinafter!referred!to!as!the!“Premises”).!
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III.*Space*Rented!H!The!space!described!equals:!_________________!Square!Feet !(SF)!
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IV.*Term!–!The!term!of!the!lease!shall!be!_________________!years!beginning!on!the!
_______!day!of!____________________,!20_____!and!endin g!on!the!_______!day!of!
____________________,!20_____.!
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V.*Rent!–!Rent!shall!be!paid!on!the!_________!of!every!month!in!the!amount!of!
_________________________________________________________!Dollars!($________________.______)!
which!equates!to!$________________.______!Per!Square!Foot!($/SF).!!
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Check!One!
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!H!Rent!shall!increase!____________!percent!(_____%)!on!an!annual!basis.!
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!H!Rent!shall!increase!_____________________________________________________________________!
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H!Rent!shall!remain!fixed!for!the!lease!term.!!!
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VI.*Common*Areas!–!The!Tenant,!along!with!any!of!their!employees,!may!use!the!
following!common!area(s)!along!with!other!inhabitants:!
!
!______!Parking!Space(s)!!All!Parking!Space(s)!!
!Restroom(s)!!
!Storage!Area(s)!!
!Entrance(s)!(Incl.!Stairs!&!Elevators)!!
!Conference/Meeting!Room(s)!!
!Trash!Area(s)!!
!Kitchen(s)!
!Other!__________________________________________________________________!
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VII.*Renewals*
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Check!One!
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!H!Tenant!shall!have!the!option!to!renew!the!l ea se!for!______________!year(s)!under!
the!following!conditions:!
_______________________________________________________________________.!
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!H!Tenant!does!not!have!the!right!to!renew!the!lea se.!
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VIII.*Security*Deposit!–!The!Tenant!is!required!pay!______________________________!
Dollars!($________________)!as!a!Security!Deposit.!If!the!Tenant!follows!the!terms!and!
conditions!of!this!agreement!in!good!faith!and!without!damaging!the!Premises,!the!
Security!Deposit!will!be!returned!within!ten!(10)!business!days.!Otherwise,!any!
repairs!needed!for!the!Premises!will!be!deducted!from!the!Security!Deposit.!
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IX.*Condition*Upon*MoveCIn*
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Check!One!
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!H!The!Tenant!agrees!to!take!tenancy!of!the!propert y!on!a n!“as!is”!basis,!willing!to!
make!all!fitHups!(if!needed)!on!the!Premises!at!the!expense!of!the!Tenant.!
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!H!The!Landlord!accepts!building!the!fitHups!for!the!Tenant!that!includes!
improvements!to!be!made!as!an!addendum!!described!below:!
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_________________________________________________________________________________________________!
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_________________________________________________________________________________________________!
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_________________________________________________________________________________________________!
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All#fixtures#shall##remain##not#remain#on#the#premises#at#the#end#of#the#lease#term.#
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X.*Improvements*During*Lease*Term!H!The!Tenant,!with!written!approval!of!the!
Landlord!that!may!not!be!unreasonably!withheld,!shall!be!able!to!make!any!type!of!
improvement!to!the!Premises.!!
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XI.*Use!–!The!Tenant!will!occupy!the!Premises!for!the!following!use:!!
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_________________________________________________________________________________________________!
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Note#the#Americans#with#Disabilities#Act#(ADA):#All#businesses#that#are#open#to#the#
public#or#employ#15#or#more#people#require#that#the#premises#be#accessible#by#persons#
with#disabilities.##In#the#event#that#the#premises#must#be#altered#for#ADA#compliance,#
the#cost#of#improvements,#alterations,#and/or#modifications#necessary#for#compliance#
with#the#ADA#shall#be#the#responsibility#of:#
#
(Check#one)#
#
F#Tenant#
#
#
F#Landlord#
#
#
#F#Cost#to#be#split#equally#between#Landlord#and#Tenant.#
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XII.*Utilities*and*Other*Expenses*
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Check!Who!Pays!
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!Landlord!!Tenant!H!Air*Conditioning*(AC)!!
!Landlord!!Tenant!H!Cable!!
!Landlord!!Tenant!H!Electricit y!!
!Landlord!!Tenant!H!Gas!!
!Landlord!!Tenant!H!Heat!!
!Landlord!!Tenant!H!Internet!!
!Landlord!!Tenant!H!Oil!!
!Landlord!!Tenant!H!Sewer!!
!Landlord!!Tenant!H!Water!!
!Landlord!!Tenant!H!Other:*____________________________________________________________!
!Landlord!!Tenant!H!Other:*____________________________________________________________!
!Landlord!!Tenant!H!Other:*____________________________________________________________!
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XIII.*Landlord’s*Representations!–!At!the!time!of!lease!signing,!the!Premises!shall!
be!properly!zoned!for!the !Tenants!stated! u se!as!stated!in!Section!XI!and!will!be!in!
compliance!with!all!applicable!state!and!federal!laws!and!regulations.!The!
Premises!shall!not!have!been!used!for!the!storage!or!disposal!of!any!toxic!or!
hazardous!substances,!and!the!Landlord!has!received!no!notice!from!any!
governmental!authority!concerning!removal!of!any!toxic!or!hazardous!substances!
from!the!property.!
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XIV.*Landlord’s*Responsibility!!
Landlord!shall!maintain!and!make!any!and!all!necessary!repairs!to:!(1)!the!
roof,!structural!components,!exterior!walls,!and!interior!common!walls!of!
the!premises,!and!(2)!the!plumbing,!electrical,!heating,!ventilating,!and!airH
conditioning!systems.!
Landlord!will!regularly!clean!and!maintain!(including!snow!removal)!the!
parking!areas,!yards,!common!areas,!and!exterior!of!the!building!and!
remove!all!litter!so!that!the!premises!will!be!kept!in!an!attractive!condition.!
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XV.*Tenant’s*Responsibility**
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Tenant!shall!keep!the!Premises!clean!and!well!maintained!at!all!times,!so!
that!the!Premises!shall!be!in!marketable!condition.!!
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XVI.*Insurance**
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Landlord!agrees!to!carry!fire!and!hazard!related!coverage!insurance!for!the!
Premises.!Tenant!agrees!to!carry!public!liabil it y!insurance!that!includes!the!
Landlord!as!an!insured!party!for!personal!injury.! !
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The!coverage!the!Tenant!shall!provide!will!be!in!the!amount(s)!of:!
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Check!All!That!Apply!
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!H!$_____________!per!occurrence!
!H!$_____________!per!year!
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This!agreement!automatically!releases!the!Landlord!and!Tenant!from!each!other!in!
reference!to!liability!for! property,!loss,!damage,!personal!injury,!or!anything!else!
covered!by!the!insurance!plan.!!
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XVII.*Taxes*
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Check!Who!Pays!
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!Landlord!!*Tenant!H!Real*Propert y*Taxes!
!Landlord!!Tenant!H!Personal*Property*Taxes!
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*For!Properties!With!Multiple!Tenants!H!If!the!Tenant!pays!for!the!real!property!
taxes!it!should!be!noted!that!the!calculation!should!be!equal!to!that!Tenant’s!portion!
of!the!property/total!square!feet.!
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XVIII.*Subletting!–!The!Tenant!☐does!☐does!not!ha ve!t he!right !to!sub let!the!
Premises.!Any!new!Tenant!under!a!sublease!must!meet!the!approval!of!the!Landlord!
and!such!approval!shall!not!be!unreasonably!withheld.!
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XIX.*Damage*to*the*Premises!–!The!Tenant!may!terminate!the!lease!agreement!if!
necessary!repairs!to!the!Premises!due!to!fire,!flood,!or!any!natural!catastrophe!keep!
the!Tenant!from!being!open!for!over!ninety!(90)!days.!!
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If!the!Tenant!is!not!able!to!be!open!for!the!ninety!(90)!day!period!due!to!
damage!to!the!Premises,!there!will!be!no!rent!paid!during!said!period.!
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XX.*Default!–!If!the!Tenant!defaults!on!the!lease!agreement!for!nonHpayment!of!rent!
or!for!any!other!reason,!the!Landlord!agrees!to!give!notice!to!the!Tenant!giving!the!
Tenant!the!right!to!cure!the!issue(s).!!If!the!Tenant!does!not!cure!the!issue(s)!within!
the!amount!of!time!stated!in!the!notice,!then!the!Landlord!has!the!right!to!take!legal!
action.!
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XXI.*Notice*of*Quiet*Enjoyment!–!During!the!term!of!the!lease!agreement,!the!
Tenant!has!the!right!of!quiet!enjoyment!of!the!Premises.!
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XXII.*Eminent*Domain!–!The!lease!automatically!becomes!void!if!the!Premises!are!
taken!by!eminent!domain.!During!the!process,!the!Tenant!will!have!to!right!to!claim:!
!
Value!of!the!Lease!Agreement!
Loss!of!Business!Revenue!
Moving!and!Relocation!Expenses!
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XXIII.*Holding*Over!–!If!the!Tenant!remains!in!possession!of!the!Premises!after!the!
lease!agreement!ends,!the!tenancy!shall!continue!on!a!monthHtoHmonth,!or!“Tenancy!
at!Will,”!basis!unless!the!Landlord!gives!notice!for!the!Tenant!to!vacate.!
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XXIV.*Disagreements*During*the*Lease*Period!–!If!a!disagreement!arises!during!
the!lease!period,!the!following!actions!shall!take!place:!
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Check!All!That!Apply!
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- Litigation!H!If!a!dispute!arises!from!either!the!Landlord!or!Tenant;!the!parties!
have!the!right!to!take!the!matter!to!the!court!under!the!Premises’!jurisdiction.!
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!H!Mediation!with!Possible!Litigation!–!If!there!is!a!dispute!between!the!Landlord!
and!Tenant,!all!parties!agree!to!attempt!to!come!to!an!agreement!through!the!use!of!
an!agreed!upon!mediator.!
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It!is!agreed!that!the!cost(s)!involved!in!hiring!the!mediator!shall!be!shared!
equally!and!that!each!party!shall!cooperate!in!a!good!faith!attempt!to!reach!a!
resolution.!!Both!parties!agree!that!they!shall!allow!the!mediator!thirty!(30)!
days!from!the!first!(1
st
)!meeting!to!reach!a!compromise!before!going!to!court.!
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!H!Mediation!with!Possible!Arbitration!–!If!there!is!a!dispute!between!the!Landlord!
and!Tenant,!all!parties!agree!to!attempt!to!come!to!an!agreement!through!the!use!of!
an!agreed!upon!mediator.!
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It!is!agreed!that!the!cost(s)!involved!in!hiring!the!mediator!shall!be!shared!
equally!and!that!each!party!shall!cooperate!in!a!good!faith!attempt!to!reach!a!
resolution.!!Both!parties!agree!that!they!shall!allow!the!mediator!thirty!(30)!
days!from!the!first!(1
st
)!meeting!to!reach!a!compromise!before!going!to!the!
arbitrator.!
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The!arbitrator!selected!will!b e!a !third!(3
rd
)!party!to!be!mutually!agreed!upon.!
The!arbitrator!shall!decide!all!cost s!directed!towards!hiring!the!arbitrator.!!
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The!Landlord!shall!not!have!to!attend!the!mediation!or!arbitration!process!unless!
Tenant!is!current!with!the!rental!payments,!either!submitting!to!the!Landlord!
directly!or!depositing!the!funds! in!an!escrow!account.!
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XXV.*Additional*Agreements!–!Landlord!and!Tenant!a dditionally!agree!to!the!
following:!
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_________________________________________________________________________________________________!
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_________________________________________________________________________________________________!
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_________________________________________________________________________________________________!
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XXVI.*Entire*Lease*Agreement!–!This!document!supersedes!any!other!writings!in!
relation!to!the!Premises!and!has!authority!over!any!oral!agreements!made!between!
the!Landlord!and!Tenant.!
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XXVII.*Successors*and*Assignees!–!All!assignees!of!the!parties!including!heirs,!
successors,!or!anyone!else!that!may!be!considered!is!mutually!bound!by!this!lease!
agreement.!
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XXVIII.*Notices!–!All!notices!in!relation!to!the!Premises!or!this!lease!agreement!
shall!be!in!writing!a nd!delivered!to!the!following!a ddress! below!via!Certified!Mail!
with!Return!Receipt:!
!
Landlord*
________________________________!
________________________________!
________________________________!
!
Tenant**
________________________________!
________________________________!
________________________________!
!
XXIX.*Governing*Law!–!This!lease!agreement!will!be!governed!by!and!construed!in!
accordance!with!the!laws!in!the!State!of!____________________________.!
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XXX.*Counterparts*and*Modifications!!
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The!Landlord!and!Tenant!agree!that!they!shal l!sign!several!identical!
counterparts!of!this!lease!and!any!fully!signed!count erpa rt!shall!be!treated!as!
an!original.!
Only!writing(s)!signed!by!the!party!against!whom!such!a!modification!is!
sought!to!be!enforced!shall!modify!this!lease.!
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XXXI.*Waiver!H!If!either!Landlord!or!Tenant!waives!any!term!or!provision!of!this!
lease!at!any!time,!that!waiver!will!be!effective!only!for! t he!specific!instance!and!
specific!purpose!for!which!the! waiver!was!given.!If!either!p a rty!fails!to!exercise!or!
delays!exercising!any!of!its!rights!or!remedies!under!this!lease,!that!party!retains!the!
right!to!enforce!that!term!or!provision!at!a!later!time.!
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XXXII.*Early*Terminatio n!H!The!tenant!!*has!!does!not!have!the!option!to!
terminate!the!lease.!!
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*The!landlord!shall!allow!the!tenant!to!quit!or!terminate!the!lease!via!a!penal t y!of!
_____________________________________________!dollars!($____________________._____).!In!
addition,!the!tenant!must!provide!written!notice!to!the!address!stated!in!Section!
XXVIII!within!least!_____________!!days!!months!of!the!intended!end!date.!!
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XXXIII.*Severability!H!If!any!court!determines!that!any!provision!of!this!lease!is!
invalid!or!unenforceable,!any!invalidity!or!unenforceab il ity!will!affect! only!that!
provision.!It!will!not!make!any!other!provision!of!this!lease!invalid!or!unenforceable,!
and!shall!be!modified,!amended,!or!limited!only!to!the!extent!necessary!to!render!it!
valid!and!enforceable.!
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Signatures*
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Landlord*****************************************************************Tenant*
_________________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!_________________________________!
Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Name:!__________________________!
Date:!!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Date:!!__________________________!
!
!H!Broker(s)!
_________________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!_________________________________!
Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Name:!__________________________!
Date:!!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Date:!!__________________________!
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!H!Personal!Guaranty!H!Upon!my!authorization!of!this!agreement,!I!personally!
guarantee!the!performance!of!all!financial!obligations!under!this!lease.!
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_________________________________!!!!!!Date:!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!
Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!
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Notary*Acknowledgment*
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State!of:!_______________________!
!
County!of:!______________________!
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On!____/____/______,!before!me,!_________________________________________________,!
!!!!!!!!(notary)!
!
Personally!appeared,!
!
Landlord*****************************************************************Tenant!
_________________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!_________________________________!
Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Name:!__________________________!
Date:!!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Date:!!__________________________!
!
!Personally!known!to!me!!
!
OR!
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☐Proved!to!me!on!the!basis!of!satisfactory!evidence!to!be!the!person(s)!whose!
name(s)!is/are!subscribed!to!the!within!instrument!and!has!hereby!acknowledged!
to!me!that!he/she/they!have!executed!the!same!in!his/her/their!authorized!
capacity(ies),!and!that!by!his/her/their!signature(s)!on!the!instrument!the!
person(s)!or!the!entity!upon!behalf!of!which!the!person(s)!acted,!executed!the!
instrument.!
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Witness*my*hand*and*official*seal*
*
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_______________________________________________!
Notary!Signature!
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_______________________________________________!
Print!Name!
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!!!!!!!!!!!!!
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