PARKING LEASE (FOR LANDLORDS RENTING PARKING SPACES IN A LOT OR GARAGE)

THIS PARKING LEASE AGREEMENT (this "Agreement"), dated as of [_____________], is between [_____________], a [_____________] corporation with an address at [_____________] (the "Tenant") and [_____________], a [_____________] corporation with an address at [_____________] ("Landlord").

The parties agree as follows:

1. Parking Lease. Landlord hereby grants Tenant and persons designated by Tenant a lease to use the [_____________] parking garage located at [_____________].

2. Term. The term of this Agreement shall expire on [_____________].

3. Parking Spaces. Tenant shall have the right to use up to [_____________] parking spaces.

4. Payment. Tenant shall pay in advance, on or before the first day of each calendar month, $[_____________] per parking space plus any applicable taxes.
Landlord may regularly increase this fee by giving [_____________] days prior notice to Tenant. No deductions shall be made for days on which parking spaces are not used by Tenant. However, Tenant may reduce the number of parking spaces leased under this Agreement, by providing at least [_____________] days prior notice to Landlord, accompanied by any Key-card, sticker or other identification or entrance system provided by Landlord or its parking contractor.

5. Rules. Tenant shall at all times comply with all applicable ordinances, rules, regulations, codes, laws, statutes and requirements of all federal, state, county and municipal governmental bodies or their subdivisions respecting the use of and access to the parking spaces. Landlord reserves the right to adopt, modify and enforce reasonable parking rules governing the use of and access to the leased parking spaces from time to time, including any key-card, sticker or other identification or entrance system and hours of operation. Landlord may refuse to permit any person who violates such rules to park in the leased parking sapces, and any violation of these rules shall subject the car to removal.

6. Availability. The parking spaces hereunder shall be provided on an unreserved "first-come, first-served" basis. Landlord shall not lease to Tenant and third parties more spaces that Landlord has available.

7. Liability. Except for gross negligence on the part of Landlord, Landlord shall have no liability whatsoever for any damage to property or any other items located in the leased parking spaces or for any personal injuries or death arising out of any matter relating to the leased parking spaces. In all events, Tenant hereby agrees releases, indemnifies and agrees to hold Landlord harmless from any such claims and agrees to look to Tenant's liability and property insurance carrier for payment of any losses sustained in connection with Tenant's, its employees, agents or invitees use of the leased parking spaces, and Tenant hereby waives on behalf of its liability and property insurance carriers all rights of subrogation against Landlord.

8. Assignment of Spaces. Landlord reserves the right to assign specific spaces and to reserve spaces for visitors' cars, handicapped persons and for other tenants, guests for tenants or other parties, and Tenant and persons designated by Tenant hereunder shall not park in any such assigned or reserved spaces. Landlord also reserves the right to close all or any portion of the leased parking spaces in order to make repairs or perform maintenance services, or to alter, modify, re-stripe or renovate the leased parking spaces. If any of the foregoing deny Tenant access to any leased parking spaces or remove any leased parking spaces, Landlord shall refund any prepaid parking rent hereunder, prorated on a per diem basis. If, for any other reason, Tenant or persons properly designated by Tenant, shall be denied access to the leased parking spaces, and Tenant or such persons shall have complied with the Agreement and this Agreement shall be in effect, Landlord's liability shall be limited to such parking charges (excluding tickets for rules violations) incurred by Tenant or such persons in utilizing alternative parking which amount Landlord shall pay within 30 days of notice containing all documentation necessary to support Tenant's claims in connection therewith.

9. Default. If Tenant shall default under the Lease or this Agreement, Landlord shall have the right to remove from the leased parking spaces any vehicles hereunder which shall have been involved or shall have been owned or driven by parties involved in causing such default, without liability therefor whatsoever. In addition, if Tenant shall default under this Agreement, Landlord shall have the right to terminate this Parking Agreement on ten (10) days prior notice, unless within such ten (10) day period Tenant cures such default. If Tenant defaults with respect to the same term or condition under this Agreement more than three times (3x) during any twelve (12) month period, the next default of such term or condition during the succeeding twelve month period, shall, at Landlords election constitute an incurable default.

10. General. Entire Agreement and Amendments. This Agreement is the entire agreement between the parties and supersedes all earlier and simultaneous agreements regarding the subject matter. This Agreement may be amended only in a written document, signed by both parties. Independent Contractors, Third Party Beneficiaries, and Subcontractors.  The parties acknowledge that they are independent contractors under this Agreement, and except if expressly stated otherwise, none of the parties, nor any of their employees or agents, has the power or authority to bind or obligate another party.  Except if expressly stated, no third party is a beneficiary of this Agreement. Governing Law and Forum.  All claims regarding this Agreement are governed by and construed in accordance with the laws of [____________], applicable to contracts wholly made and performed in such jurisdiction, except for any choice or conflict of law principles, and must be litigated in [____________], regardless of the inconvenience of the forum, except that a party may seek temporary injunctive relief in any venue of its choosing.  Assignment.  This Agreement binds and inures to the benefit of the parties' successors and assigns. This Agreement is not assignable, delegable, sublicenseable or otherwise transferable by Tenant in whole or in part without the prior written consent of Landlord. Any transfer, assignment, delegation or sublicense by Tenant without such consent is invalid. No Waivers, Cumulative Remedies.  A party's failure to insist upon strict performance of any provision of this Agreement is not a waiver of any of its rights under this Agreement. Except if expressly stated otherwise, all remedies under this Agreement, at law or in equity, are cumulative and nonexclusive.  Severability.  If any portion of this Agreement is held to be unenforceable, the unenforceable portion must be construed as nearly as possible to reflect the original intent of the parties, the remaining portions remain in full force and effect, and the unenforceable portion remains enforceable in all other contexts and jurisdictions.  Notices.  All notices, including notices of address changes, under this Agreement must be sent by registered or certified mail or by overnight commercial delivery to the address set forth in this Agreement by each party.  Captions and Plural Terms.  All captions are for purposes of convenience only and are not to be used in interpretation or enforcement of this Agreement.  Terms defined in the singular have the same meaning in the plural and vice versa.

IN WITNESS WHEREOF, the parties execute this Agreement. Each person who signs this Agreement below represents that such person is fully authorized to sign this Agreement on behalf of the applicable party

TENANT

By: __________________________________
Print Name: ___________________________
Title: ________________________________

LANDLORD

By: __________________________________
Print Name: ___________________________
Title: ________________________________

A. Attended Garage hours shall be [_____________] am to [_____________] pm, Monday through Friday.

B. Cars must be parked entirely within the space lines painted on the floor, and only small cars may be parked in areas reserved for small cars.

C. All directional signs and arrows must be observed.

D. The speed limit shall be [_____________] miles per hour.

E. Spaces reserved for handicapped parking must be used only by vehicles properly designated.

F. Parking is prohibited in all areas not expressly designated for parking, including without limitation: (i) areas not striped for parking; (ii) aisles; (iii) where ''no parking" signs are posted; (iv) ramps; and (v) loading zones.

G. Parking permits or any other devices or forms of identification or entry supplied by Landlord shall remain the property of Landlord. The serial number of the parking identification device may not be obliterated. Devices are not transferable and any device in the possession of an unauthorized holder will be void.

H. Every parker is required to park and lock his or her own car.

I. Washing, waxing, cleaning or servicing of any vehicle by the customer or his or her agents is prohibited. Parking spaces may be used only for parking an automobile.