Exhibit 10.21
LEASE AGREEMENT
7501 Fannin Houston, Texas
By And Between
CAMBRIDGE PROPERTIES,
a sole proprietorship of Dr. Timothy L. Sharma
("LANDLORD")
AND
UNIVERSITY HOSPITAL SYSTEMS, LLP,
a Delaware limited liability partnership
("TENANT")
TABLE OF CONTENTS
Page
SEC. 1.
LEASED PREMISES
1
SEC. 2.
PARKING
1
SEC. 3.
TERM
3
SEC. 4.
USE
3
SEC. 5.
SECURITY DEPOSIT
3
SEC. 6.
BASE RENT
4
SEC. 7.
ADDITIONAL RENT
4
SEC. 8.
SERVICE AND UTILITIES
8
SEC. 9.
MAINTENANCE, REPAIRS AND USE
9
SEC. 10.
QUIET ENJOYMENT
9
SEC. 11.
ALTERATIONS
10
SEC. 12.
FURNITURE, FIXTURES AND PERSONAL PROPERTY
11
SEC. 13.
SUBLETTING AND ASSIGNMENT
12
SEC. 14.
FIRE AND CASUALTY
13
SEC. 15.
CONDEMNATION
14
SEC. 16.
DEFAULT BY TENANT
14
SEC. 17.
REMEDIES OF LANDLORD
15
SEC. 18.
DEFAULT BY LANDLORD; REMEDIES OF TENANT
16
SEC. 19.
NON-WAIVER
16
SEC. 20.
LAWS AND REGULATIONS; RULES AND REGULATIONS
16
SEC. 21.
ASSIGNMENT BY LANDLORD; LIMITATION OF LANDLORD'S LIABILITY
16
SEC. 22.
SEVERABILITY
16
SEC. 23.
SIGNS
17
SEC. 24.
SUCCESSORS AND ASSIGNS
17
SEC. 25.
SUBORDINATION
17
SEC. 26.
TAX PROTEST
17
SEC. 27.
HOLDING OVER
17
SEC. 28.
INDEPENDENT OBLIGATION TO PAY RENT
18
SEC. 29.
INDEMNITY; RELEASE AND WAIVER
18
SEC. 30.
INSURANCE
18
SEC. 31.
ENTIRE AGREEMENT
19
SEC. 32.
NOTICES
19
SEC. 33.
COMMENCEMENT DATE
19
SEC. 34.
BROKERS
19
i
Page
SEC. 35.
ESTOPPEL CERTIFICATES
19
SEC. 36.
NAME CHANGE
20
SEC. 37.
INTENTIONALLY DELETED
20
SEC. 38.
BANKRUPTCY
20
SEC. 39.
ROOFTOP USE
20
SEC. 40.
DEVELOPMENT COSTS
20
SEC. 41.
HAZARDOUS SUBSTANCES
20
SEC. 42.
ACKNOWLEDGMENT OF NON-APPLICABILITY OF DTPA
21
SEC. 43.
ATTORNEYS' FEES
21
SEC. 44.
AUTHORITY OF TENANT
21
SEC. 45.
EXECUTION OF THIS LEASE AGREEMENT
22
SEC. 46.
WAIVER OF TRIAL BY JURY; COUNTERCLAIM
22
SEC. 47.
EXHIBITS
22
SEC. 48.
DTPA INAPPLICABLE
22
SEC. 49.
WAIVER OF TENANT RIGHTS AND BENEFITS UNDER SECTION 93.012, TEXAS PROPERTY CODE
22
SEC. 50.
SPECIAL DAMAGES
22
SEC. 51.
RIGHT OF FIRST OFFER.
22
SEC. 52.
TEXAS DEPARTMENT OF HEALTH APPROVAL
23
SEC. 53.
APPROVAL BY LANDLORD'S MORTGAGEE
23
SEC. 54.
BUILDING PLANS
23
SEC. 55.
[RIGHTS OF EXISTING TENANTS
23
EXHIBITS:
EXHIBIT A
-
FLOOR PLAN OF THE LEASED PREMISES
EXHIBIT B
-
LEGAL DESCRIPTION OF THE LAND
EXHIBIT C
-
EXTENSION OPTION RIDER
EXHIBIT D
-
RULES AND REGULATIONS
EXHIBIT E
-
ACCEPTANCE OF PREMISES MEMORANDUM
EXHIBIT F
-
TENANT'S ESTOPPEL CERTIFICATE
EXHIBIT G
-
TENANT'S WORK LETTER
EXHIBIT H
-
LETTER AGREEMENT
EXHIBIT I
-
RESTRICTIONS AND EXCLUSIVE USES APPLICABLE TO LEASED PREMISES
EXHIBIT J
-
PARKING RULES AND REGULATIONS
ii
LEASE AGREEMENT
This Lease Agreement (this "Lease Agreement") is made and entered into as of the
Effective Date set forth on the signature page between CAMBRIDGE PROPERTIES, a
sole proprietorship of Dr. Timothy L. Sharma, hereinafter referred to as
"Landlord", and UNIVERSITY HOSPITAL SYSTEMS, LLP, a Delaware limited liability
partnership, hereinafter referred to as "Tenant".
WITNESSETH:
SEC. l. LEASED PREMISES: In consideration of the mutual