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Title:

Lease

Entities:

Nighthawk Radiology Holdings Inc

Date:

2005

Size:

Preview shows 58KB of 159KB total

Price:

$58

ID:

#1546057

► Leasing ► Lease Agreements

Start of Preview

MULTI-TENANT BUILDING

LEASE

Between

LANDLORD: DEMCO WISCONSIN 5, LLC

and

TENANT: NIGHTHAWK RADIOLOGY SERVICES

Dated: February 25, 2004

TABLE OF CONTENTS


		Page
SECTION 1 SCHEDULE		1
SECTION 2 GRANT AND TERM		3
2.1	Demised Premises	3
2.2	Term	3
2.3	Option Term	3
SECTION 3 CONSTRUCTION OF DEMISED PREMISES		3
3.1	Construction	3
3.2	Delays	4
3.3	Substantial Completion Date	4
3.4	Changes and Additions	5
3.5	Settlement of Disputes	5
SECTION 4 POSSESSION AND COMMENCEMENT OF TERM		5
4.1	Possession and Commencement of Lease Term	5
4.2	Landlord Not Liable for Delays	6
4.3	Memorandum	6
SECTION 5 RENT		6
5.1	Base Rent	6
5.2	Rent Net of Expenses	6
5.3	Additional Rent	7
5.4	Lease Year	7
5.5	Delinquency Charge	7
5.6	Default Charge	7
SECTION 6 UTILITIES		8
SECTION 7 COMMON AREA MAINTENANCE		8
7.1	Common Areas	8
7.2	Maintenance of Common Areas	9
7.3	Tenant?s Pro Rata Share	9
7.4	Tenant?s Pro Rata Share of Expenses	9
7.5	Payment of Pro Rata Share	13
SECTION 8 TAXES AND ASSESSMENTS		13
8.1	Obligation	13
8.2	Definition	13
8.3	Payments	14
8.4	Tenant?s Taxes	14
SECTION 9 USE OF DEMISED PREMISES		14
9.1	Use of Demised Premises	14
9.2	Care of Demised Premises	15
9.3	Hazardous Substances	15
9.4	Affidavit And Questionnaire	16
9.5	Obligation of Tenant	16


SECTION 10 INDEMNITY		16
10.1	Indemnity	16
10.2	Liability Insurance	17
10.3	Tenant?s Contractor?s Insurance	17
10.4	Delivery of Policy and Special Endorsement	17
SECTION 11 MAINTENANCE AND REPAIRS		18
11.1	Maintenance and Repairs	18
11.2	Compliance with Laws	18
SECTION 12 TENANT?S ALTERATIONS		18
12.1	Alterations	18
12.2	Construction Liens	19
SECTION 13 PROPERTY INSURANCE, REBUILDING AND WAIVER OF SUBROGATION		20
13.1	Tenant?s Insurance	20
13.2	Insurance Policies	20
13.3	Increases in Insurance Coverage	21
13.4	Landlord?s Insurance	21
13.5	Release of Claims	22
13.6	Waiver of Subrogation	22
13.7	Rebuilding	22
13.8	Termination of Lease	23
13.9	Rental Proration or Abatement	23
SECTION 14 EMINENT DOMAIN		24
14.1	Total Condemnation	24
14.2	Partial Condemnation	24
14.3	Landlord?s and Tenant?s Damages	24
SECTION 15 ACCESS TO PREMISES		25
SECTION 16 FIXTURES AND EQUIPMENT		25
SECTION 17 BANKRUPTCY AND INSOLVENCY		25
SECTION 18 MORTGAGE OR SALE BY LANDLORD		26
18.1	Mortgage and Subordination	26
18.2	Sale or Transfer	27
18.3	Estoppel Certificates	27
18.4	Notice to Mortgagee	27
SECTION 19 ASSIGNMENT AND SUBLETTING		28
SECTION 20 EXPANSION SPACE		29
SECTION 21 DEFAULT, RE-ENTRY AND DAMAGES		30
21.1	Default	30
21.2	Re-Entry and Damages	30
21.3	Waiver of Landlord?s Liability	31
21.4	Rights Cumulative	31
21.5	Waiver of Jury Trial and Counterclaim	31
21.6	Non-Liability	31
21.7	Landlord?s Default	32


SECTION 22 LANDLORD?S RIGHTS TO CURE DEFAULTS		32
SECTION 23 SECURITY INTEREST		32
23.1	Grant of Security Interest	32
23.2	Subordination	33
23.3	Remedies	33
SECTION 24 QUIET ENJOYMENT		33
SECTION 25 HOLDING OVER		34
SECTION 26 CUMULATIVE REMEDIES AND WAIVER		34
26.1	Cumulative Remedies	34
26.2	Waiver	34
SECTION 27 RELOCATION		34
SECTION 28 DEFINITION OF LANDLORD, LANDLORD?S LIABILITY		35
28.1	Definition of Landlord	35
28.2	No Abatement or Setoff	35
28.3	Limitation of Liability	35
SECTION 29 WASTE		36
SECTION 30 TENANT?S FINANCIAL INFORMATION		36
SECTION 31 SIGNS		36
SECTION 32 SECURITY DEPOSIT		36
SECTION 33 MISCELLANEOUS		37
33.1	Condition of Demised Premises	37
33.2	Independent Covenants	37
33.3	Authority	37
33.4	Entire Agreement	38
33.5	Modification	38
33.6	Joint Venture, Mortgage	38
33.7	Notices	38
33.8	Survival	38
33.9	Gender	38
33.10	Captions and Section Numbers	39
33.11	Broker?s Commission	39
33.12	Rules and Regulations	39
33.13	Recording	39
33.14	Execution of Lease	39
33.15	Construction	39
33.16	Binding Effect	39
33.17	Legal Fees	40
33.18	Joint Drafting	40
33.19	Counterparts	40

iii

LEASE

SECTION 1

SCHEDULE


LANDLORD:	NAME:	Demco Wisconsin 5, LLC
	ADDRESS:	45501 Helm Street, Plymouth, Michigan 48170

TENANT:	NAME:	Nighthawk Radiology Services
	ADDRESS:	250 Northwest Blvd., #202
		Coeur D?Alene, Idaho 83814

SITE:	Land described in Exhibit A attached hereto and incorporated herein.

BUILDING:	The building and improvements constructed on the Site at 223 North Water Street, Milwaukee, Wisconsin 53202 and any utility systems or signs serving the building and improvements but not situated on the Site.

DEMISED

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