HomeMy WebLinkAboutLEASE AGREEMENT BETWEEN THE CITY OF AUGUSTA AND IFEELGOOD, LLC. FOR 925 LANEY WALKER BLVD LEASE AGREEMENT
925 Laney Walker Blvd.,Augusta,Georgia,30901
Suite Numbers 200,330,331 and 332
This LEASE AGREEMENT is made and entered into on the18day of December,2018,by and
between Ifeelgood,LLC as lessor(the"Lessor")and Augusta,Georgia thru the Housing and Community
Development Department as lessee(the"Lessee").
IN CONSIDERATION of the promises and covenants contained herein and for other good and
valuable considerations,the sufficiency and receipt of which are hereby acknowledged,the parties
agree as follows:
1. PREMISES. Lessor hereby leases to Lessee and Lessee hereby leases from Lessor,for the term
and upon the terms and conditions contained herein,those certain premises(the"Premises")shown on
the floor plan attached hereto as Exhibit"A"and incorporated herein by reference,containing
approximately 5,870 net rentable square feet and located in the building(the"Building")at 925 Laney-
Walker Blvd,Augusta,Georgia 30901. No easement for light,air or view is included
2. TERM.The term of this Lease shall be for nine(9)months,and shall commence on January 1,
2019. Lessee agrees to confirm the date of commencement in writing if and when requested to do so by
Lessor.
3, RENT. (a)Beginning Rent. Lessee shall pay to Lessor as rent,in legal tender,without setoff or
counterclaim at 624 Ellis Street,Augusta,Georgia,30901 or other such place as Lessor shall designate in
writing in the amount of Nine Thousand,Seven Hundred Eighty Three Dollars and Thirty-Three Cents
($9,783.33). Payment shall be made on the first day of each month during the terms of the lease. In the
event rent is received after the 5th of the month a 10%late fee shall be due.
4. USE.The Premises shall be used for general office purpose and for no other purposes. Lessee
shall not do or permit to be done in or about the premises, nor bring or keep or permit to be brought or
kept therein,anything which is prohibited by or will in any way conflict with any law,statute,ordinance
or governmental rule or regulation now or hereafter in force,or which is prohibited by the standard
form of fire insurance policy or will in any way increase the existing rate of or affect any fire or other
insurance upon the Premises or Building or any part thereof or any of its contents.Lessee shall not do or
permit anything to be done in or about the Premises which will in any way obstruct or interfere with the
rights of other tenants of the Premises,or injure or annoy them,or use or allow the Premises to be used
for any improper,immoral,unlawful or objectionable purpose,nor shall Lessee cause,maintain or
permit any nuisance in,on or about the Premises.
5.ALTERATIONS AND IMPROVEMENTS.Lessee will not make or suffer to be made any alterations,
additions,or improvements to or of the Premises or any part thereof,or attach any fixture,equipment
or signs thereto,without first obtaining Lessor's written consent.All alterations,additions and
improvements,whether temporary or permanent in character, made in or upon the Premises either by
Lessee or Lessor(other than Lessee's movable office furniture or other items put in at Lessor's expense
and identified by Lessor and Lessee as Personalty)shall,at the termination or expiration of this Lease,
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for whatever reason,become Lessor's property and remain on the Premises without compensation to
Lessee,unless there is a written agreement between the parties providing for such removal.
6. LIENS.Lessee shall keep the Premises and Building free from any liens or claims of lien arising
out of work performed,materials furnished or obligations incurred by,for or at the instance of Lessee,
its assignees or subtenants.Should any such lien or claim of lien be filed or recorded,Lessee shall bond
against or discharge the same within ten days after written request of Lessor;provided that the Lessee
shall have the right to contest the validity of any lien or claim if the Lessee shall first have posted a bond
to insure that upon final determination of the validity of such lien or claim the Lessee shall immediately
pay any judgment rendered against it with proper costs and charges,and shall have such lien released
without costs to the Lessor.
Nothing contained in this Lease shall be deemed or construed as constituting the consent or
request of Lessor,express or implied,to any contractor,subcontractor,laborer,mechanic or material
man for the performance of any labor or the furnishing of any materials for any specific improvement,
alteration or repair of or to the Premises or any part thereof,nor as giving Lessee a 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 the filing of any mechanic's or material man's lien or claim of lien against the Premises
or the Lessee's interest therein,the Building,or the property upon which the Building is located.
7. REPAIR.Lessee shall,at all times during the terms hereof and at Lessee's sole cost and expense,
keep the Premises in good and sanitary condition and repair,damage thereto by fire,earthquake,act of
God or the elements,or defects in construction,excepted.Lessee hereby waives all rights to make
repairs at the expense of Lessor as provided by any law,statute or ordinance now or hereafter in effect.
Lessee shall at the end of the term hereof surrender to Lessor the Premises and all alterations,additions
and improvements thereto in the same condition as when received,ordinary wear and tear and damage
by fire,earthquake,act of God or the elements excepted.Lessor shall make any structural repairs
necessary for safety and tenantability and necessary repair-of the Building's fixtures and electrical,
heating,cooling and plumbing systems in the Premises unless the damage to be repaired is attributable
to any act or neglect of Lessee,its agents,employees or visitors,in which event Lessee shall be
responsible for repairing such damage.Lessee shall at once report in writing to Lessor any defective
condition known to it which Lessor may be required to repair and failure to so report shall make Lessee
responsible and liable for damages resulting from any such defective condition.
8. SERVICES.This is a full service lease to include all utilities,repairs and maintenance,janitorial,
parking lot,landscaping,common area usage and maintenance,etc. Lessor agrees to provide Lessee,
the following services:
(a) General cleaning and janitorial service including trash removal.
(b) Heating and air-conditioning service.
(c) Facilities for furnishing light and electric power for the use of the premises and operation of
primary office equipment such as copy machines,typewriters,lamps,adding machines,and
calculators,dictating equipment,and clocks.
(d) Water and sewer costs for water reasonably used in the Premises.
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(e) Elevator service during reasonable hours,7 day per week.
(f) Lessor shall,when advised or requested by Lessee,provide and replace LED,fluorescent tubes
or incandescent bulbs for fixtures in the Premises.
(g) Landscaping of premises to include grass cutting.
(h) Maintenance and upkeep of the parking lot.
9. Telephone and data transmission lines as reasonably necessary,but phone and internet service
shall be paid by Lessee.
10. PEACEFUL POSSESSION. So long as the Lessee shall observe and perform the covenants and
agreements binding on it hereunder,the Lessee shall at all times during the term of this Lease peacefully
and quietly have and enjoy possession of the Premises.
11. LIABILITY OF LESSOR AND LESSEE.
Lessor shall not be liable,responsible or in any way accountable for any loss,injury,death or
damage to persons or property which at any time may be suffered or sustained by Lessee or by any
person who may at any time be using or occupying or visiting the Premises,the Building or be in,on or
about the same,whether such loss,injury,death or damage shall be caused by or in any way result from
or arise out of any act,omission or negligence of Lessee or of any occupant,tenant,visitor or user of any
portion of the Premises,the Building,except those arising by reason of the negligence or willful act of
Lessor,its agents or employees.Lessee shall defend,hold and save Lessor free and harmless of,from
and against any and all claims,liabilities,actions,expenses,losses or damages whatsoever on account of
or in connection with any such loss,injury,death or damage,occurring within the Premises,except
those arising by reason of the negligence or willful act of Lessor,its agents or employees.Lessee hereby
waives all claims against Lessor for damages to the furniture,furnishings and other property of Lessee
in,upon or about the Premises,and for injuries to persons or property in or about the Premises,the
Building,from any cause arising at any time,except those arising by reason of the negligence or willful
act of Lessor,its agents or employees.
Lessee agrees to and hereby does indemnify and save Lessor harmless against all claims for damages to
persons or property by reason of Lessee's use or occupancy of the Premises,and all expenses incurred by
Lessor because thereof,including attorney's fees and court costs
12. ASSIGNMENT AND SUBLETTING.Lessee shall not,without the prior written consent of Lessor,
(which consent shall not be unreasonably withheld)assign,transfer,pledge,hypothecate or encumber
this Lease or any interest herein or sublet the Premises or any part thereof,or permit the use of the
Premises by any party other than Lessee.
13. SUBORDINATION OF LEASE.The rights of the Lessee under this Lease shall be and are subject
and subordinate at all time to the lien of any and all mortgages,security deeds,deeds to secure debt or
loan deeds in any amount or amounts whatsoever now or hereafter placed on Lessor's interest in the
Building,or both,and to all advances made or hereafter to be made upon the security thereof.Although
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such subordination shall be self-operative,the Lessee shall execute such further instruments confirming
such subordination as may be requested by the Lessor. If any such mortgage,security deed,deed to
secure debt or loan deed shall be foreclosed,upon request to the mortgagee orr the purchaser on
foreclosure,the Lessee will recognize as the Lessor and new owner of the Building the purchaser on
foreclosure sale thereunder(or purchaser by deed in lieu of foreclosure)and will execute such
instruments as may be necessary or appropriate to evidence such attornment.Notwithstanding any of
the above,Lessee agrees that Lessor or his successor in interest shall have the right to declare this Lease
prior and superior to any such mortgage,security deed,deed to secure debt or loan deed and Lessee
agrees,upon request,to execute any instrument or instruments requested by Lessor or such first
mortgagee to confirm same.
14. INSPECTIONS.Lessor may enter the Premises at reasonable hours to(a)inspect the Premises,
(b)exhibit the Premises to prospective purchasers or tenants,(c)determine whether Lessee is
complying with all its obligations hereunder,(d)supply any service to be provided by Lessor to Lessee
hereunder,(e)post"For Lease"signs of reasonable size upon the Building during any period of hold over
by Lessee,and(f)make repairs required of Lessor under the terms hereof or repairs to any adjoining
space or utility services or make repairs,alterations or additions of any other portion of the Building,
provided,however,that all such work shall be done as promptly as reasonably possible and so as to
cause as little interference to Lessee as reasonably possible.
15. DAMAGE AND DESTRUCTION.In case the Premises or the Building of which the Premises are a
part are so injured or damaged by fire or other casualty so as to render the Premises inhabitable,Lessor
shall have the right,at its option,within sixty(60)days of such fire or other casualty,to repair and
restore so as to cause the Premises to be in a tenantable condition,and the rent shall abate during the
period the Premises are inhabitable.Should the repairs or restoration not he completed for any reason
within ninety(90)days from the date of said fire or other casualty,Lessor may(and Lessee may,if the
fire or other casualty was not the fault of Lessee)terminate this Lease by giving the other party written
notice to terminate given no later than 180 days after the fire or other casualty.
16. EMINENT DOMAIN.
(a)If title to any part of the Premises is taken for any public or quasi-public use by eminent domain
or by private purchase in lieu thereof,or if title to so much of the Building is taken that a reasonable
amount of reconstruction thereof will not,in Lessor's sole discretion,result in the Premises of the
Building being a practical improvement and reasonably suitable for use for the purpose for which
they are designed,then,in either event,this Lease shall terminate at the option of Lessor or Lessee
on the date that the condemning authority actually takes possession to the part condemned.If title
to the whole of the Premises is taken by eminent domain then this Lease shall terminate as of the
date possession of the Premises is taken by the condemning authority.
(b) If this Lease is terminated under the provisions of this Paragraph 16,rent shall be apportioned
and adjusted as of the date of termination.
(c) If there is a partial taking of the Premises or the Building and this Lease is not thereby
terminated under the provision of this Paragraph 16,then this Lease shall remain in full force and
effect,and Lessor shall,within a reasonable time thereafter,repair and restore the remaining
portion of the Premises,should they be affected,to the extent necessary to render the same
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tenantable and shall repair or reconstruct the remaining portion of the Building to the extent
necessary to make the same a complete structural unit provided that Lessor shall not be required to
expend more than the net proceeds of the condemnation award which are paid to Lessor in
complying with its obligations hereunder and its similar obligations to other tenants of other
portions of the Building.
(d) After any partial taking of the Premises which does not result in a termination of this Lease,the
Base Annual Rental for the remainder of the Lease Terms shall be reduced by the same percentage
as the rentable area of the space taken bears to the total rentable area originally in the Premises.
17. HOLDING OVER If Lessee remains in possession of the Premises after expiration of the term of
this Lease,with Lessor's acquiescence and without any express agreement of the parties,Lessee shall be
a tenant at will at a rental rate equal to the rental rate plus 15%contained in paragraph 3(a),in effect at
the end of this Lease.
18. LAWS AND REGULATIONS.Lessee shall faithfully observe and comply with all laws and
regulations relating to the use of the leases premises.
19. DEFAULTS. The following shall constitute events of Default hereunder: ,
(a) Failure by the Lessee to pay any rent or other sum payable hereunder on or before the date
due;
(b) Failure by either party in the observance or performance of any of the other terms,covenants,
agreements of conditions contained herein or in the rules and regulations incorporated herein;
(c) Filing by either party of a voluntary petition in bankruptcy or a voluntary petition or answer
seeking reorganization,arrangement,readjustment of its debts or for any other relief under the
Bankruptcy Act,as amended,or under any other insolvency act or law,state or federal,now or
hereafter existing,or any action by the Lessee or any guarantor or surety with respect to this Lease
indicating its consent to,approval of or acquiescence in,any such petition or proceeding;the
application by the Lessee or any guarantor surety with respect to this Lease for or the appointment
by consent or acquiescence of a receiver or trustee of the Lessee or any guarantor or surety with
respect to this Lease or for all or a substantial part of its property;the making by the Lessee or any
guarantor or surety with respect to this Lease or any assignment for the benefit of its creditors;or
the inability of the Lessee or any guarantor or surety with respect to this Lease,or the admission by
the Lessee or any guarantor or surety with respect to this Lease of its inability to pay its debts as
they mature;
20. LESSEE'S PERSONALTY.The Lessee shall,on or before the expiration of the Lease term,
surrender the Leased Premises and the keys and mailbox keys thereto to the Lessor free of movable
furniture,movable personal property,or movable trade fixtures put in at the expense of the Lessee,
subject,however,to the subsequent provisions hereof.All of the property removable pursuant to the
provisions of this paragraph shall be removed by the Lessee on or before the expiration of the Lease
term,and all property not so removed shall be deemed abandoned by the Lessee.
21. ATTORNEY'S FEES.Each party shall bear its own costs and attorney's fees with respect to any
litigation arising out of this agreement.
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22. NOTICES.All notices and demands permitted or required to be given by either party to the other
hereunder shall be deemed to have been fully given when in writing and deposited in the United States
mail,certified or registered,postage prepaid,and addressed as follows:
(a) to Lessee at Room 801 Municipal Building,530 Greene Street,Augusta,GA 30911,Attn:
Administrator,or to such other place as Lessee may from time to time designate in a written notice
to Lessor;
(b) to Lessor at Sherman&Hemstreet,624 Ellis Street,Augusta,GA 30901,or to such other place as
Lessor may from time to time designate in a notice to Lessee.
23. NO ESTATE.This contract and Lease shall create the relationship of landlord and tenant between
Lessor and Lessee;no estate shall pass out of Lessor;and Lessee shall have only a usufruct which is not
subject to levy and sale.
24. BINDING EFFECT.The provisions of this Lease shall bind and inure to the benefit of Lessor and
Lessee,and their respective successors,heirs,legal representatives and permitted assigns;it being
understood that the term"Lessor",as used in this Lease,means only the owner for the time being of the
Building of which the Premises are a part,so that in the event of any sale or sales of said Building or of
any lease for years thereof,the Lessor named herein shall be and hereby is entirely freed and relieved of
all covenants and obligations of Lessor hereunder accruing thereafter,and it shall be deemed without
further agreement that the purchaser,or the tenant for years,of or from Lessor,as the case may be,has
assumed and agreed to carry out any and all covenants and obligations of Lessor hereunder during the
period such party has possession of the Building.Should the entire Building be severed from the Land as
to ownership by sale and/or lease,then the owner of the entire Building or tenant for years of the entire
Building that has the right to lease space in the Building to other tenants shall be deemed the"Lessor".
Lessee shall be bound to any succeeding party of Lessor for all the terms,covenants and conditions
hereof and shall execute any attornment agreement not in conflict herewith at the request of any
succeeding party of"Lessor"or Lessor.
25. OWNER AND MANAGER Lessor gives to Lessee and Lessee acknowledges having the following
information:
(a) Owner:I Feel Good,LLC. Owner representative:John Ray
(b) Manager.Sherman&Hemstreet,624 Ellis Street,Augusta,GA 30901. Telephone 706-722-
8334.
26. MISCELLANEOUS.
(a) The words"Lessor"and"Lessee"as used herein shall include the plural as well as the singular.
Words used in masculine gender include the feminine and neuter and words used in the neuter
include the masculine and feminine.If there be more than one Lessee,the obligations hereunder
imposed upon Lessee shall be joint and several.
(b) The paragraph headings of this Lease are for reference convenience only,and are not a part of
this Lease and shall have no effect upon the construction or interpretation of any part hereof
(c) Time is of the essence of this Lease and each and all of its provisions.
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(d) Submission of this instrument for examination or signature by Lessee does not constitute a
reservation of or option to lease,and it is not effective as a lease or otherwise until execution and
delivery by both Lessor and Lessee.
(e) The terms,covenants,agreements and conditions herein contained,shall,subject to the
provisions as to assignment and subletting,apply to and bind the heirs,successors,executors,
administrators,assigns and subtenants of the parties hereto,unless otherwise provided herein.
(f) This Lease is made and entered into in the State of Georgia,relates to premises located and
duties to be performed in the State of Georgia,and shall,in ail respects,be interpreted in
accordance with the laws of the State of Georgia.
(g) This Lease represents the entire understanding and agreement between the parties relating to
the subject matter hereof and supersedes all prior negotiations and agreements relative thereto.
The language in all parts of this Lease shall in all cases be construed as a whole according to its fair
meaning and not strictly for or against either Lessor or Lessee.
(h) This Lease may be executed in counterparts,each of which,when fully executed,shall be
deemed an original,and all of which shall be but one Agreement.In the event of any conflict
between any of such counterparts,the original or copy hereof held by Lessor,including all exhibits
thereto,shall control.
(i) If any term,covenant or condition of this Lease of the application thereof to any person or
circumstance shall,to any extent,be invalid or unenforceable,the remainder of this Lease,or the
application of such term,covenant or condition to any other person or circumstance,shall not be
affected thereby and each term covenant or condition of this Lease shall be valid and enforceable to
the fullest extent permitted by law.
(j) No failure or delay of Lessor to exercise any right or power given it herein or to insist upon strict
compliance by Lessee of any obligation imposed upon it herein and no course of dealing or custom
or practice of either party hereto at variance with any term hereof shall constitute a waiver or a
modification of the terms hereof by Lessor or its right to demand strict compliance with the terms
hereof by Lessee.
27. SPECIAL STIPULATIONS.The following Special Stipulations are hereby made a part of this Lease
and shall control in the event they conflict with any of the foregoing provisions of the Lease:
(a)Permissible Uses:The premises shall be used solely as business offices for the Lessee.Residential
use of any area of the premises is forbidden by fire code.Lessor assumes that Lessee will have a
reasonable number of visitors which will not interfere with the building's operation or the business
of other Lessees.
(b)Interruption of Service:Notwithstanding the foregoing,if such services remain interrupted for a
period of fifteen(15)days or more,from any cause,excluding acts of God and negligence caused by
Lessee,Lessee shall have the option of immediately voiding this Lease in order to secure alternative
space.In any event,Lessee shall be entitled to full abatement of rent during any period of which
services are interrupted for more than five(5)days for any reason whatsoever excluding acts of God
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and negligence caused by Lessee.Lessor agrees to use its best efforts to minimize any such
interference.
(c)Partial or Total Destruction:If,as a result of any partial or total destruction or damage the
demised premises shall be rendered untenantable for the purposes stated herein,and if in Lessee's
reasonable opinion such untenantable condition is likely to persist for thirty(30)days or more,
Lessee may,by written notice to Lessor,terminate this Lease as of the date of such destruction or
damage.
(d)Lessor Default:In the event Lessor shall default in the performance of any of the covenants,
obligations or agreements of this Lease and such default shall continue for thirty(30)days after
receipt of written notice setting forth such default,Lessee shall have the right to cure such default
and to recover all costs of curing said default from Lessor,or Lessee shall have the right to terminate
this Lease.
(e)Lessee shall have access to common area conference room on the 3'd floor. Conference room is not
part of Lessee's net rentable square feet described earlier in this Lease Agreement section 1. Lessee
must communicate with Property Manager to arrange for access to conference room.
(f) Lessor and Lessee hereby acknowledge that Broker has acted as an agent for the Lessor in this
transaction and will be paid a real estate commission by Lessor per a separate agreement. Broker has
rendered valuable service by assisting in the creation of the Lessor-Lessee relationship hereunder. The
commission to be paid in conjunction with the creation of the relationship by this Lease has been
negotiated between Lessor and Broker and Lessor hereby agrees to pay Broker as compensation for
Broker's services in procuring this Lease and creating the aforesaid Lessor-Lessee relationship,a sum
equivalent to 7.0%of the gross Lease value which is defined as the sum of the rents due under this
Lease. The commission shall be due upon the execution of this Lease. Any separate commission
agreement is hereby incorporated as a part of this Lease by reference,and any third party assuming the
rights and obligations of Lessor under this Lease shall be obligated to perform all of Lessor's obligations
to Broker under said separate commission agreement. If the Lessee becomes a Lessee at will or at
sufferance,or if the term of this Lease is extended or if this Lease is renewed or if a new Lease is entered
into between Lessor and Lessee covering either the Premises or any part thereof,or covering any other
Premises as an expansion of,addition to,or substitution for the Premises,regardless of whether such
Premises are located adjacent to or in the vicinity of the Premises,Lessor,in consideration of Broker's
having assisted in the creation of the Lessor-Lessee relationship, agrees to pay Broker additional
commissions as set forth below in a separate commission agreement. In the event Lessee renews or
extends Lease, Broker shall be due a commission of 7.0%of the gross Lease value of the extension,
expansion or renewal of the Lease for a combination of 3 years of the original and any renewal terms.
After the first 3 years the commission shall adjust to 3.5%. These terms shall survive the expiration or
termination of this Agreement. In the event that Lessee acquires title to the Property or any part
thereof, or any Premises as an expansion of, addition to or substitution for the Premises at any time
during the term of Lessees relationship with Lessor,Lessor shall pay Broker a commission of 3.0%of the
gross sales price,payable in full at closing.
(g)Lessee shall,upon not less than ten(10)days prior written notice from Lessor and/or Lessor's lender,
execute, acknowledge and deliver to Lessor, Lessor's lender and/or any prospective purchaser of the
Premises a statement in writing, on a form provided by Lessor or Lessor's lender, certifying that this
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Lease is unmodified and in full force and effect(or if modified,stating the nature of such modification
and certifying that this Lease,as so modified,is in full force and effect),setting forth the dates to which
the Rent and other charges are paid in advance,if any,and acknowledging that there are not,to Lessee's
knowledge,any uncured defaults on the part of Lessor hereunder,or specifying such defaults if any are
claimed, and setting forth the date of commencement of Rent and expiration of the Lease Term and
setting forth such other matters as may be requested by Lessor and/or Lessor's lender. It is expressly
understood and agreed that any such statement may be relied upon by any prospective purchaser or
encumbrancer of all or any portion of the real property of which the Premises is a part. Lessee's failure
to deliver such statement within such time shall be conclusive upon Lessee that this Lease is in full force
and effect,without modification except as may be represented by Lessor,that there are not uncured
defaults in Lessor's performance, and that not more than two (2) months' Rent has been paid in
advance.
IN WITNESS WHEREOF,the parties have executed this Lease on the day and year first above written.
AUGUSTA.GEORGIA IFEELGOOD,LLC
Lessee Lessor
41, /
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By �1,/ i
John Rayas i - ember
Hardie DavisMayor
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Attest: °/ f EC.. %� � Sworn to and subscribed before me this O
Lef, ` nner ler - day of December,2018.
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,,, . Notary Public
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