Document:

EX-4.4

Exhibit 4.4

STANDARD

COMMERCIAL/INDUSTRIAL

PROPERTY LEASE (PART B)

Not for retail premises or other premises where the Commercial Tenancy

(Retail Shops) Agreement Act 1985 applies

Particulars of the Lease

	•	 	This document incorporates The Real Estate Institute of Western Australia (Inc.) 2006,
General Terms and Conditions of the Lease contained in the document attached.
	 
	•	 	Before using this document please read the notes at the front of the Real Estate Institute
of Western Australia (Inc.) 2006 General Terms and Conditions of the Lease.

THIS LEASE is made 1st July 2008

for the Premises at UNIT 3B, 41 KING EDWARD ROAD, OSBORNE PARK, WESTERN AUSTRIALIA

1.
Lessor:

Full Name Multari Nominees as Trustee for the Savterne Pty. Ltd. Superannuations Fund

	 
	 	 	  Address: 2 FORESTVILLE COURT, KALLAROO, WA 6025	 
	 	 	 	 	 	 	 	 	 
	 

	 	Telephone:
	 	Work 08 9403 3033
	 	Home	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	Facsimile
	 	 08 9403 3022
	 	Email	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	ACN/ABN
	 	 16 528 527 624
	 	Mobile	 	 
	 

	 	 	 	 	 	 	 	 

2.
Lessee:

	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Address:	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Telephone:
	 	Work
	 	 	 	Home	 	 
	 

	 	 	 	 	 	 
	 	 	 	 
	 

	 	Facsimile
	 	 	 	 	 	Email	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	ACN/ABN
	 	 	 	 	 	Mobile	 	 
	 	 	 	 	 	 	 	 	 
	 	 	(if
a corporation) Name TELVENT AUSTRALIA PTY
LTD

	 	 	ACN/ABN 97 009 299 870

	 	Mobile	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 	 	Postal Address PO BOX
1589 OSBORNE PARK WA 6916

	 	 	Address of Registered
Office:

	 	 	Telephone 08 9244 2346

	 	Mobile	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	 	 	Facsimile 08 9244 2379

	 	Email	 	steven.mcguinness@telvent.abengoa.com
	 	 	Contact Name STEVEN
McGUINNESS

	 

3.
Guarantor:

	 	 	 	 	 	 	 	 	 	 	 
	 	 	Full Name NOT
APPLICABLE

	 

	 	Address:	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Telephone:
	 	Work
	 	 	 	Home	 	 
	 

	 	 	 	 	 	 
	 	 	 	 
	 

	 	Facsimile
	 	 	 	 	 	Email	 	 
	 	 	 	 	 	 	 	 	 
	 

	 	Full Name	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Address:	 	 	 	 	 	 	 	 
	 	 	 	 	 
	 

	 	Telephone:
	 	Work
	 	 	 	Home	 	 
	 

	 	 	 	 	 	 
	 	 	 	 
	 

	 	Facsimile
	 	 	 	 	 	Email	 	 
	 	 	 	 	 	 	 	 	 

4.
Premises:

	 	* 	 	 The Land
	 
	 	* 	 	 That part of the land and Building situated at and known as UNIT 3. 41 KING EDWARD ROAD, OSBORNE PARK
	 
	 	WESTERN AUSTRALIA (450 SQUARE METRES WAREHOUSE)
	 
	 	which is depicted as crosshatched or coloured on the annexed plan (if any).
	 
	 	* 	 	 Delete the inapplicable

 

 

5. Land:

Lot 232 on Diagram/Deposited/Plan/Strata Plan 59550 and being the whole of the land in Certificate of Title

Volume 1572 Folio 724

6. Term:

5 months/years commencing on the Date of Commencement.

7. Date of Commencement:

1st July 2008

	 	 	 	 	 
	8.

	 	Further Terms:

5 months/years commencing on. 1 July 2013

5 months/years commencing on. 1 July 2018
	 	Also known as option period which can be extended by the Lessee in accordance with Clause 19(A) of
the Standard Commercial/Industrial Property Lease (Part A)

9. Rent:

From the Date of Commencement until varied the Rent is $45,000.00 per annum, payable by instalments of $3,750.00 per month in advance on the first day of each month. (Rent
is exclusive of GST, see clause 30)

10. Rent Review Dates:

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	               During the Term:

	 

	 	Method C
	 	Review Date 01/07/09
	 	Method C
	 	Review Date 01/07/12
	 

	 	Method C
	 	Review Date 01/07/10
	 	Method C
	 	Review Date ANNUALLY FROM 01/07/14
	 

	 	Method C
	 	Review Date 01/07/11
	 	Method
	 	Review Date
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	          During the Further Term:

	 

	 	Method A
	 	Review Date 01/07/13
	 	Method
	 	Review Date
	 

	 	Method A
	 	Review Date 01/07/18
	 	Method
	 	Review Date
	 

	 	Method
	 	Review Date
	 	Method
	 	Review Date
	 

	 	 	 	 	 	 	 	Insert A, B, C , D or E for
the Method of Rent Review.

11. Method of Rent Review:

Subject to clause 18 the Rent applicable from and including each Rent Review Date specified in item 10 above is calculated by one of the following methods of rent review:

	 	 	 	 	 
	 

	 	A
	 	Market Rent Review on that Rent Review Date
	 

	 	B
	 	CPI Rent on that Rent Review Date
	 

	 	C
	 	The Rent applicable immediately before that Rent Review Date increased by 4% of that Rent.
	 

	 	D
	 	The greater of a Market Rent Review and CPI Rent on that Review Date
	 

	 	E	 	 
	 

	 	 	 	 

12. Lessor Chattels:

The Lessor’s Chattels included in the Lease are: NOT APPLICABLE

13. Rate of Interest:

15% per annum calculated on a daily basis.

14. Painting and decorating intervals:

Within three (3) months before the end of each Term and Further Term granted or at earlier Termination

15. Public Risk Insurance:

$20 million unless stated otherwise

16.
Nature of Business and Permitted Use:

The Permitted Use of the business is WAREHOUSE

 

 

17.
Outgoings Payable by the Lessee:

	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	THE LESSOR	 	THE LESSEE
	 	 	 	 	AGREES TO PAY	 	AGREES TO PAY
	 	 	 	 	(DENOTE WITH Xi	 	(DENOTE WITH X )
	(a)	 	Water Drainage and Sewerage Rates
	 	 	 	 	 	 	X	 
	(b)	 	Local Authority Rates including fire services levy
	 	 	 	 	 	 	X	 
	(c)	 	Land Tax and MRIT
	 	 	 	 	 	 	X	 
	(d)	 	Interest Charges on Outstanding Rates and Taxes
	 	 	 	 	 	 	X	 
	(e)	 	Water Consumed Beyond Allowance
	 	 	 	 	 	 	X	 
	(f)	 	Fire Services
	 	 	 	 	 	 	X	 
	(g)	 	Cleaning, Including Window and Rubbish Removal
	 	 	 	 	 	 	X	 
	(h)	 	Grounds Repairs and Maintenance
	 	 	 	 	 	 	X	 
	(I)	 	Building Repairs and Maintenance of a Non-Structural Nature
	 	 	 	 	 	 	X	 
	(j)	 	Building Insurance
	 	 	 	 	 	 	X	 
	(k)	 	Plate Glass Insurance
	 	 	 	 	 	 	X	 
	(I)	 	Public Liability Insurance (to a minimum of $10 million).
	 	 	 	 	 	 	X	 
	(m)	 	Property Management Fees
	 	 	 	 	 	 	X	 
	(n)	 	Common Area, Lighting and Power
	 	 	 	 	 	 	X	 
	(o)	 	Security
	 	 	 	 	 	 	X	 
	(p)	 	Toilet Requisites
	 	 	 	 	 	 	X	 
	(q)	 	Hot Water Systems Running and Repairs and Maintenance
	 	 	 	 	 	 	X	 
	(r)	 	Electricity and Gas and Telephone Services Consumed in the leased Premises
	 	 	 	 	 	 	X	 
	(s)	 	Air-conditioning Running and Repairs and Maintenance
	 	 	 	 	 	 	X	 
	(t)	 	Escalator & Lift: Running and Repairs and Maintenance
	 	 	 	 	 	 	X	 
	(u)	 	Strata Company Levy
	 	 	 	 	 	 	X	 
	(v)	 	Pest Control
	 	 	 	 	 	 	X	 
	(w)	 	 
	 	 	 	 	 	 	X	 
	(x)	 	 
	 	 	 	 	 	 	X	 
	(y)	 	 
	 	 	 	 	 	 	X	 

18.
Security Bond: NOT APPLICABLE

19.
Special Clauses:

NOT APPLICABLE

 

 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED BY THE LESSOR OR THE LESSOR’S AGENT	 	 	 	 	 	 	 	SIGNED BY THE LESSOR OR THE LESSOR’S AGENT	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	(Individual)	 	 	 	 	 	 	 	(Individual)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED BY

	 	 	 	 	 	 	 	 	 	SIGNED BY	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 	 	 	 	 

	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	(FULL NAME)
	 	 	 	 	 	 	 	 	 	(FULL NAME)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Signature
	 	 	 	 	 	 	 	 	 	Signature	 	 	 	 
	In the presence of:	 	 	 	 	 	 	 	In the presence of:	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Signature of Witness
	 	 	 	 	 	 	 	 	 	Signature of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name of Witness
	 	 	 	 	 	 	 	 	 	Full Name of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Address of Witness
	 	 	 	 	 	 	 	 	 	Address of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Occupation of Witness
	 	 	 	 	 	 	 	 	 	Occupation of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	(Corporation)	 	 	 	 	 	 	 	(Corporation)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Multari Nominees as trustee for the Savterne Pty Ltd Superannuations Fund	 	 	 	 	 	 	 	Multari nominees as trustee for the Savterne Pty Ltd Superannuations Fund	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full name of Corporation
	 	 	 	 	 	 	 	 	 	Full name of Corporation	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	16 528 527 624

	 	ACN/ABN
	 	 	 	 	 	 	 	16 528 527 624
	 	ACN/ABN	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	EXECUTED BY THE LESSOR PURSUANT	)	 	 	 	 	 	 	EXECUTED BY THE LESSOR PURSUANT	)	 	 	 
	TO ITS CONSTITUTION AND THE CORPORATIONS ACT	)	 	 	 	 	 	 	TO ITS CONSTITUTION AND THE CORPORATIONS ACT	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	/s/ Nicodemo Multari	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Sole / Director
	 	 	 	 	 	 	 	 	 	Director / Secretary	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	NICODEMO MULTARI	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name of Director
	 	 	 	 	 	 	 	 	 	Full Name of Director / Secretary	 	 	 	 

 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED BY THE LESSEE	 	 	 	 	 	 	 	SIGNED BY THE LESSEE	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	(Individual)	 	 	 	 	 	 	 	(Individual)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED BY

	 	 	 	 	 	 	 	 	 	SIGNED BY	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 	 	 	 	 

	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	(FULL NAME)
	 	 	 	 	 	 	 	 	 	(FULL NAME)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Signature
	 	 	 	 	 	 	 	 	 	Signature	 	 	 	 
	In the presence of:	 	 	 	 	 	 	 	In the presence of:	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Signature of Witness
	 	 	 	 	 	 	 	 	 	Signature of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name of Witness
	 	 	 	 	 	 	 	 	 	Full Name of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Address of Witness
	 	 	 	 	 	 	 	 	 	Address of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Occupation of Witness
	 	 	 	 	 	 	 	 	 	Occupation of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	(Corporation)	 	 	 	 	 	 	 	(Corporation)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	TELVENT AUSTRALIA PTY LTD	 	 	 	 	 	 	 	TELVENT AUSTRALIA PTY LTD	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full name of Corporation
	 	 	 	 	 	 	 	 	 	Full name of Corporation	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	97 009 299 870
	 	ACN/ABN
	 	 	 	 	 	 	 	97 009 299 870	 	ACN/ABN	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	EXECUTED BY THE LESSEE PURSUANT	)	 	 	 	 	 	 	EXECUTED BY THE LESSEE PURSUANT	)	 	 	 
	TO ITS CONSTITUTION AND THE CORPORATIONS ACT	)	 	 	 	 	 	 	TO ITS CONSTITUTION AND THE CORPORATIONS ACT	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	/s/ Steven McGuinness	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 Director
	 	 	 	 	 	 	 	 	 	Director / Secretary	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	STEVEN MCGUINNESS	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name of Director
	 	 	 	 	 	 	 	 	 	Full Name of Director / Secretary	 	 	 	 

 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED BY THE
GUARANTOR	 	 	 	 	 	 	 	SIGNED BY THE GUARANTOR	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	(Individual)	 	 	 	 	 	 	 	(Individual)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED BY

	 	 	 	 	 	 	 	 	 	SIGNED BY	 	 	 	 	 	 
	 

	 	 

	 	 	 	 	 	 	 	 	 	 

	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Signature
	 	 	 	 	 	 	 	 	 	Signature	 	 	 	 
	In the presence of:	 	 	 	 	 	 	 	In the presence of:	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Signature of Witness
	 	 	 	 	 	 	 	 	 	Signature of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name of Witness
	 	 	 	 	 	 	 	 	 	Full Name of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Address of Witness
	 	 	 	 	 	 	 	 	 	Address of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Occupation of Witness
	 	 	 	 	 	 	 	 	 	Occupation of Witness	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	(Corporation)	 	 	 	 	 	 	 	(Corporation)	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full name of Corporation
	 	 	 	 	 	 	 	 	 	Full name of Corporation	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	ACN/ABN
	 	 	 	 	 	 	 	 	 	ACN/ABN	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	EXECUTED BY THE GUARANTOR PURSUANT	)	 	 	 	 	 	 	EXECUTED BY THE GUARANTOR PURSUANT	)	 	 	 
	TO ITS CONSTITUTION AND THE CORPORATIONS ACT	)	 	 	 	 	 	 	TO ITS CONSTITUTION AND THE CORPORATIONS ACT	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 

	 	 	)	 	 	 	 	 	 	 	 	 	)	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Sole / Director
	 	 	 	 	 	 	 	 	 	Sole / Director	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	Full Name of Director
	 	 	 	 	 	 	 	 	 	Full Name of Director 	 	 	 	 

A true copy of this document has been received by each of the signatories hereto – together with a
copy of the Real Estate institute of Western Australia (Inc.) 2006 General Terms and Conditions of the Lease in the attached document.EX-4.5

Exhibit 4.5

STANDARD COMMERCIAL/INDUSTRIAL

PROPERTY LEASE (PART A)

Not for retail premises or other premises where the Commercial Tenancy (Retail Shops)

Agreement Act 1985 applies

2006 General Terms and Conditions of the Lease

This document incorporates the Particulars of the Lease contained in the document attached.

 

IMPORTANT — read the following before using this document

 

	 	o	 	This lease contains two documents, the General Terms and
Conditions of the Lease (Part A), and the Particulars of the
Lease (Part B) specific to the subject property. Both documents
and any necessary attachments must be received by all parties
signing to the Lease.
	 
	 	o	 	Complete all the appropriate items of the Particulars
of the Lease. (Document attached)
	 
	 	o	 	This lease is suitable for use where the leased premises comprise:

	 	-	 	the whole of lessors’s land; or
	 
	 	-	 	part of the lessor’s land.
	 
	 	 	 	In either case the “Premises” must be identified by making the
appropriate deletion in Item 4 of the Particulars of the Lease.
Where the leased premises comprise part of the land they must be
identified on a plan by coloring them and the plan must be
annexed to the lease.

	 	o	 	Any additions (e.g. at item 19 of the Particulars of the Lease)
should be initialed by all parties.
	 
	 	o	 	Any deletions or omissions should be struck through and initialed by all
parties.
	 
	 	o	 	At item 19 of the Particulars of the Lease if there is
insufficient room, insert words like “refer annexation/s” and
annex the appropriate item/s.
	 
	 	o	 	Any annexations should:

	 	-	 	contain the preamble “this is the annexation
referred to in the relevant item number of the Particulars of
the Lease of (premises) between (lessor) and (lessee)”,
	 
	 	-	 	be initialed by all parties, and
	 
	 	-	 	be firmly attached to the lease.

 

 

TABLE OF CONTENTS

OPERATIVE PART

TERMS AND CONDITIONS

	 	 	 	 	 
	 	 	Page	 
	1. DEFINITIONS
	 	 	1	 
	 
	 	 	 	 
	2. INTERPRETATION
	 	 	4	 
	 
	 	 	 	 
	2.1 Headings
	 	 	4	 
	2.2 Last day not a Business Day
	 	 	4	 
	2.3 Joint and several covenants
	 	 	4	 
	2.4 Extended References
	 	 	4	 
	2.5 Reference to Statutes
	 	 	5	 
	2.6 Number and gender
	 	 	5	 
	2.7 Professional Body
	 	 	5	 
	2.8 Lessee’s Covenants
	 	 	5	 
	 
	 	 	 	 
	3. RENT AND OTHER OUTGOINGS
	 	 	5	 
	 
	 	 	 	 
	3.1 Rent
	 	 	5	 
	3.2 Outgoings
	 	 	5	 
	3.3 Utilities
	 	 	5	 
	3.4 Managing Agent’s Fees
	 	 	5	 
	3.5 Services
	 	 	5	 
	3.6 Invoice of Outgoings
	 	 	5	 
	 
	 	 	 	 
	4. MAINTENANCE, REDECORATION AND CLEANING
	 	 	6	 
	 
	 	 	 	 
	4.1 Maintain and Repair
	 	 	6	 
	4.2 Exceptions
	 	 	6	 
	4.3 Manner of Lessee’s work
	 	 	6	 
	4.4 Air Conditioning Plant
	 	 	6	 
	4.5 Electric globes
	 	 	6	 
	4.6 Paint and decorate
	 	 	6	 
	4.7 Clean
	 	 	6	 
	4.8 Lessee’s Property
	 	 	6	 
	 
	 	 	 	 
	5. ALTERATIONS
	 	 	7	 
	 
	 	 	 	 
	6. TRADING HOURS
	 	 	7	 
	 
	 	 	 	 
	7. USE OF THE PREMISES
	 	 	7	 
	 
	 	 	 	 
	7.1 General
	 	 	7	 
	7.2 Acknowledgment
	 	 	7	 
	7.3 Chemicals and inflammable substances
	 	 	7	 
	7.4 Compliance
	 	 	7	 
	7.5 Structural Works
	 	 	7	 
	 
	 	 	 	 
	8. LESSEE’S INSURANCE OBLIGATIONS
	 	 	7	 
	 
	 	 	 	 
	8.1 Maintain insurance
	 	 	7	 
	8.2 Premiums
	 	 	8	 
	8.3 Copy of policy and certificate of currency
	 	 	8	 
	8.4 Increased rate of premium
	 	 	8	 
	 
	 	 	 	 
	9. LESSEE’S INDEMNITIES
	 	 	8	 
	 
	 	 	 	 
	9.1 General indemnity 
	 	 	8	 
	9.2 Limit of Lessee’s liability to indemnify 
	 	 	8	 
	9.3 Costs and expenses 
	 	 	8	 
	9.4 Lessee to indemnify for breach 
	 	 	8	 
	9.5 Lessee to indemnify as result of early termination 
	 	 	9	 
	9.6 Calculation of the benefit of Lessee not performing Lessee’s Covenants 
	 	 	9	 
	9.7 Lessee’s indemnities not affected 
	 	 	9	 
	9.8 Indemnities 
	 	 	9	 

 

 

	 	 	 	 	 
	 	 	Page	 
	10. LESSEE’S OBLIGATION TO GIVE VACANT POSSESSION 
	 	 	9	 
	 
	 	 	 	 
	10.1 Vacate on Termination 
	 	 	9	 
	10.2 Removal of Lessee’s Property 
	 	 	9	 
	10.3 Reinstatement 
	 	 	9	 
	 
	 	 	 	 
	11. LESSEE’S GENERAL OBLIGATIONS 
	 	 	10	 
	 
	 	 	 	 
	11.1 Positive obligations 
	 	 	10	 
	11.2 Negative obligations 
	 	 	10	 
	 
	 	 	 	 
	12. LESSOR’S OBLIGATIONS
	 	 	10	 
	 
	 	 	 	 
	12.1 Quiet enjoyment 
	 	 	10	 
	12.2 Lessor’s insurance obligations 
	 	 	11	 
	12.3 Structural works 
	 	 	11	 
	12.4 Common Area and Supply of Services 
	 	 	11	 
	12.5 No right of Termination by Lessee 
	 	 	11	 
	12.6 Limitation of Lessor’s obligations 
	 	 	11	 
	12.7 Limitation of Lessor’s liability 
	 	 	11	 
	 
	 	 	 	 
	13. LESSOR’S RIGHTS 
	 	 	11	 
	 
	 	 	 	 
	13.1 Right to enter 
	 	 	11	 
	13.2 Inspection by prospective lessees or purchasers 
	 	 	12	 
	13.3 Avoid inconvenience 
	 	 	12	 
	13.4 Easements or other rights 
	 	 	12	 
	13.5 Lessor may rectify 
	 	 	12	 
	13.6 Lessor may create security interest 
	 	 	12	 
	13.7 Common Area 
	 	 	12	 
	 
	 	 	 	 
	14. DEFAULT BY LESSEE 
	 	 	12	 
	 
	 	 	 	 
	14.1 Essential terms 
	 	 	12	 
	14.2 Lessor’s right to terminate 
	 	 	12	 
	14.3 Interest on overdue money 
	 	 	12	 
	14.4 Tender after Termination 
	 	 	13	 
	 
	 	 	 	 
	15. HOLDING OVER
	 	 	13	 
	 
	 	 	 	 
	16. SUPPLIES OF SERVICES
	 	 	13	 
	 
	 	 	 	 
	16.1 Indirect Supplies 
	 	 	13	 
	16.2 Direct Supplies 
	 	 	13	 
	 
	 	 	 	 
	17. NAME OF BUILDING
	 	 	13	 
	 
	 	 	 	 
	18. RENT REVIEW
	 	 	13	 
	 
	 	 	 	 
	18.1 Rent Review 
	 	 	13	 
	18.2 Lessor’s proposed new Rent 
	 	 	13	 
	18.3 Lessee disputing Lessor’s proposed new Rent 
	 	 	13	 
	18.4 Deemed acceptance of proposed new Rent 
	 	 	14	 
	18.5 Application of proposed new Rent 
	 	 	14	 
	18.6 Determination of Rent 
	 	 	14	 
	18.7 Market Rent 
	 	 	14	 
	18.8 Valuer as expert 
	 	 	14	 
	18.9 Valuer’s costs 
	 	 	14	 
	18.10 CPI Rent 
	 	 	14	 
	18.11 Percentage Increase 
	 	 	15	 
	18.12 Greater of Market and CPI 
	 	 	15	 
	18.13 Other Method of Review 
	 	 	15	 
	18.14 Payment of Rent before determination 
	 	 	15	 
	 
	 	 	 	 
	19. OPTION
	 	 	15	 
	 
	 	 	 	 
	20. DESTRUCTION OR DAMAGE TO BUILDING OR PREMISES
	 	 	15	 
	 
	 	 	 	 
	20.1 Procedure following destruction or damage 
	 	 	15	 
	20.2 Lessee’s right to terminate Lease 
	 	 	15	 
	20.3 No liability as a result of termination 
	 	 	16	 
	20.4 Abatement of Rent 
	 	 	16	 
	 
	 	 	 	 
	21. Act by Agents
	 	 	16	 

 

 

	 	 	 	 	 
	 	 	Page	 
	22. LESSEE LIABLE FOR LICENSEES
	 	 	16	 
	 
	 	 	 	 
	23. ASSIGNMENT, SUBLETTING AND CHARGING 
	 	 	16	 
	 
	 	 	 	 
	23.1 Prohibition 
	 	 	16	 
	23.2 Lessee’s obligations 
	 	 	16	 
	23.3 Conditions of Lessor’s consent to assignment 
	 	 	16	 
	23.4 Conditions of Lessor’s consent to subletting 
	 	 	17	 
	23.5 No possession until consent 
	 	 	17	 
	23.6 Consent to charge 
	 	 	17	 
	23.7 Lessee remains liable 
	 	 	17	 
	23.8 Payments 
	 	 	18	 
	23.9 Change in shareholding 
	 	 	18	 
	23.10 Exclusion of the Property Law Act 
	 	 	18	 
	23.11 Guarantees required 
	 	 	18	 
	23.12 Covenants are supplementary 
	 	 	18	 
	 
	 	 	 	 
	24. GUARANTEE AND INDEMNITY 
	 	 	18	 
	 
	 	 	 	 
	24.1 Guarantee 
	 	 	18	 
	24.2 Indemnity 
	 	 	18	 
	24.3 Continuing guarantee and indemnity 
	 	 	18	 
	24.4 Waiver of prior proceedings 
	 	 	19	 
	24.5 Liability and rights not affected 
	 	 	19	 
	24.6 Guarantor not to prove in competition 
	 	 	19	 
	24.7 Reinstatement of guarantee 
	 	 	19	 
	24.8 Costs and expenses 
	 	 	19	 
	24.9 Assignment 
	 	 	19	 
	 
	 	 	 	 
	25. LESSEE’S TRUST
	 	 	19	 
	 
	 	 	 	 
	26. NOTICE
	 	 	20	 
	 
	 	 	 	 
	27. SPECIAL CLAUSES
	 	 	20	 
	 
	 	 	 	 
	28. PROPER LAW AND ARBITRATION
	 	 	20	 
	28.1 Proper Law
	 	 	20	 
	28.2 Arbitration
	 	 	20	 
	 
	 	 	 	 
	29. STRATA TITLE PROVISIONS
	 	 	20	 
	 
	 	 	 	 
	29.1 Strata Title provisions
	 	 	21	 
	 
	 	 	 	 
	30. GST
	 	 	23	 
	 
	 	 	 	 
	30.1 GST Payable
	 	 	23	 
	30.2 GST Exclusive
	 	 	23	 
	30.3 Tax Invoice
	 	 	23	 
	 
	 	 	 	 
	31. SECURITY BOND
	 	 	23	 
	 
	 	 	 	 
	31.1 Amount of Security
	 	 	23	 
	31.2 Interest Bearing
	 	 	23	 
	31.3 Applied to Arrears
	 	 	23	 
	31.4 Return
	 	 	23	 
	31.5 Further Monies
	 	 	23	 
	 
	 	 	 	 
	32. MISCELLANEOUS
	 	 	23	 
	 
	 	 	 	 
	32.1 Accrual on a daily basis 
	 	 	23	 
	32.2 Statutory Powers 
	 	 	23	 
	32.3 Moratorium not to apply 
	 	 	23	 
	32.4 Severance 
	 	 	23	 
	32.5 Waivers 
	 	 	24	 
	32.6 Variation 
	 	 	24	 
	32.7 Further assurances 
	 	 	24	 
	32.8 Counterparts 
	 	 	24	 
	32.9 Payment of Money 
	 	 	24	 

 

 

THIS LEASE made

BETWEEN

The Lessor described in item 1 of the Particulars of the Lease (“Lessor”)

AND

The Lessee described in item 2 of the Particulars of the
Lease (“Lessee”)

AND

     The Guarantor described in item 3 of the Particulars of the Lease (“Guarantor”)

OPERATIVE PART

The Lessor LEASES the Premises and the Lessons Chattels to the Lessee and the Lessee ACCEPTS the
Premises and the Lessons Chattels on lease SUBJECT to the Encumbrances and for the Term RESERVING
to the Lessor the Lessor’s Rights and the Lessor and the Lessee COVENANT and AGREE to observe and
perform the Terms and Conditions.

The Guarantor ACKNOWLEDGES that:

	1.	 	the Guarantor has requested the Lessor to grant this Lease and will receive valuable
consideration for giving the Guarantee and Indemnity; and
	 
	2.	 	it is a condition of the Lessor granting this Lease that the Guarantor grants the
Guarantee and Indemnity.

TERMS AND CONDITIONS

	1.	 	Definitions
	 
	 	 	In this Lease, unless otherwise required by context or subject matter:
	 
	 	 	“Act” means any statute for the time being enacted and all re-enactments, substitutions,
modifications, regulations, bylaws, requisitions, notices and orders made to or under any
act from time to time by any Authority;
	 
	 	 	“Address” means the address specified in Item 1 of the Particulars or any other
address which the Lessor by notice to the Lessee nominates;
	 
	 	 	“Air Conditioning Plant” means all compressors, condensors, chiller sets, pumps,
pipe works, switchboards, wiring, thermostats, controls, cooling towers, air handling units
and duct work used for the production and reticulation of chilled water and conditioned air
for the Building but does not include any air conditioning plant or equipment which is part
of the Lessee’s Property;
	 
	 	 	“Appointed Valuer” means a Valuer appointed under clause 18.7;
	 
	 	 	“Authority” means a statutory, public or other competent authority;
	 
	 	 	“Building” means the building and all other improvements and structures erected on
the Land;
	 
	 	 	“Business Day” means a day other than a Saturday, Sunday or gazetted public holiday
in Western Australia;
	 
	 	 	“Common Area” means that part of the Land and Building (if any) set aside by the
Lessor for use by the Lessee and other occupants of the Building and includes any part of
it;
	 
	 	 	“Common Area Rules” means the rules made by the Lessor from time to time relating to
the conduct of lessees and the operation, use and occupation of the Land and which are
consistent with this Lease;
	 
	 	 	“Co-surety” means in relation to a Guarantor, any other person named as
Guarantor or who otherwise guarantees payment of the Money;
	 
	 	 	“CPI” means the consumer price index compiled by the Australian Bureau of Statistics
for Perth (Capital City) (all groups index numbers) or if that index is suspended or
discontinued, the index substituted for it by the Australian Statistician;
	 
	 	 	“CPI Rent” means the Rent as determined in accordance with clause 18.10;
	 
	 	 	“Current CPI” means in respect of a Rent Review Date, the CPI number last published
before that date or if the Lessor appoints an actuary to select or determine an index in
accordance with clause 18.10 the number certified by the actuary;

PAGE 1

 

	 	 	“Date of Commencement” means the date specified in Item 7 of the Particulars;
	 
	 	 	“Encumbrances” means all mortgages, writs, warrants, caveats, easements, restrictive
covenants and other instruments noted on the certificate of title for the Land;
	 
	 	 	“Event of Default” means the occurrence of any of the following events:

	 	(a)	 	the Lessee repudiates or commits a fundamental breach of this Lease;
	 
	 	(b)	 	any Money is unpaid for seven (7) days after notice of non-payment is given;
	 
	 	(c)	 	a breach of the Lessee’s Covenants is not remedied to the Lessor’s reasonable
satisfaction within fourteen (14) days after notice of the breach is given;
	 
	 	(d)	 	a judgment, order or an encumbrance is enforced, or becomes enforceable against any
property of the Lessee; or
	 
	 	(e)	 	the happening of any one of the following events in relation to the Lessee or a
Guarantor:

	 	(i)	 	an application is made to a court that the Lessee or the Guarantor be
wound up or a provisional liquidator be appointed or that it be wound up
voluntarily or by the Court or a provisional liquidator or administrator is
appointed;
	 
	 	(ii)	 	the Lessee or Guarantor proposes to enter into or enters into any form
of arrangement (formal or informal) with its creditors or any of them;
	 
	 	(iii)	 	a receiver or receiver and manager is appointed to any of the assets
of the Lessee or Guarantor;
	 
	 	(iv)	 	the Lessee or the Guarantor becomes insolvent or is unable to pay
its debts within the meaning of the Corporations Act; or
	 
	 	(v)	 	the Lessee or the Guarantor becomes an insolvent under administration
as defined in the Corporations Act;

“Further Term” means each further term specified in Item 8 of the Particulars;

“GST” (means a goods and services tax payable under the GST Act or which is or may
be levied or assessed or become payable in respect of Rent, Outgoings or in connection with
the supply of the Premises or any goods, services, facilities or other things by the Lessor
to the Lessee under this Lease or any extension, renewal or holding over

“GST Act” ( means A New Tax System (Goods and Services) Act 1999 and
transitional and amending and associated acts and regulations;

“Guarantee and Indemnity” means the guarantee and indemnity in clause 24;

“Insured Risk” means fire, explosion, earthquake, aircraft, riot, civil commotion,
flood, lightning, storm, tempest, act of God, fusion, smoke, rainwater, water leakage,
impact by vehicles, machinery breakdown and malicious acts or omissions and any other event
which is insured against under this Lease including all other risks which the lessor
considers to be necesary or expedient but an event is not an Insured Risk to the extent that
the insured Lessor must bear any loss, damage or expense caused or contributed to by the
event under an “excess” provision in the insurance policy;

“Interest” means interest calculated at the rate specified in Item 13 of the
Particulars on daily balances of overdue Money from the due date for payment of the Money
for so long as the Money remains unpaid;

“Land” means the land described in Item 5 of the Particulars;

“Lease” means this lease as supplemented or varied from time to time;

“Legal Practice Act” means the Legal Practice Act (WA);“Lessee’s Business”
means the business of the Lessee carried on at the Premises;

“Lessee’s Covenants” means the covenants, agreements and duties contained or implied
in this Lease or imposed by law to be observed and performed by any person other than the
Lessor;

“Lessee’s Property” means any plant or equipment, fixtures, fittings, furniture or
furnishings or other property not owned by the Lessor or any predecessor in title to the
Lessor and which the Lessee or a Licensee brings onto or fixes to the Premises with the
consent of the Lessor;

“Lessee’s Rights” means the right to use:

PAGE 2

 

	 	(a)	 	the Lessor’s Property;
	 
	 	(b)	 	the Services supplied to the Premises; and
	 
	 	(c)	 	if this Lease is in respect of part of the Land only, the Common Area (if any)
in common with the Lessor and any other person authorised by the Lessor; and

all rights in favour of the Lessee contained or implied in this Lease;

“Lessee’s Share” means that share which bears the same proportion to the whole as
the area of the Premises bears to the total lettable area of the Building as specified by
the Lessor from time to time;

“Lessons Chattels” ( means the things specified in Item 12 of the Particulars;

“Lessor’s Property” means all plant and equipment, fixtures, fittings, furniture and
furnishings in or fixed to the Premises that are not Lessee’s Property including:

	 	(a)	 	the Air Conditioning Plant;
	 
	 	(b)	 	glass and plate glass;
	 
	 	(c)	 	floor and window coverings;
	 
	 	(d)	 	partitioning;
	 
	 	(e)	 	light fittings;
	 
	 	(f)	 	lavatories;
	 
	 	(g)	 	sinks;
	 
	 	(h)	 	drains;
	 
	 	(i)	 	sewerage and plumbing facilities;
	 
	 	(j)	 	gas and electrical installations and facilities; and
	 
	 	(k)	 	the Lessons Chattels

“Lessor’s Rights” means:

	 	(a)	 	the right to install in the Premises and use cables, pipes and wires for the
supply of a Service for the Premises or any adjoining property; and
	 
	 	(b)	 	all rights in favour of the Lessor contained or implied in this Lease or
granted by law;

“Licensee” means:

	 	(a)	 	an agent, employee, licensee, or invitee of the Lessee; and
	 
	 	(b)	 	any person visiting the Premises with the express or implied consent of any
person mentioned in paragraph (a);

“Managing Agent” means any person or firm
appointed by the Lessor from time to time to manage the building.

“Market Rent” means the market rent for the Premises as determined in accordance
with clause 18.7 by the Appointed Valuer;

“Market Rent Review” means a review of the Rent pursuant to clause 18.2 to 18.9;

“Market Rent Review Date” means a date when a Market Rent Review occurs;

“Metropolitan Region” means the region described in the Metropolitan Region Town
Planning Scheme Act 1959;

“Money” means the Rent and any other money payable by the Lessee under this Lease
including without limitation money payable during any period of holding over or while the
Lessee occupies or is entitled to occupy the Premises under any other legal or equitable
right or tenancy or as a trespasser and includes any part of it;

“Operative Part” means the operative part in this Lease mentioned above;

“Outgoings” ( means the Lessons outgoings payable by the Lessee as specified in Item
17 of the Particulars;

“Particulars” means the particulars in this Lease mentioned below;

PAGE 3

 

“Permitted Use” means the use specified in Item 16 of the Particulars;

“Premises” means the Premises described in Item 4 of the Particulars;

“Previous CPI” means in respect of a Rent Review Date, the CPI number last published
before the later of the Date of Commencement and the last preceding Rent Review Date or if
the Lessor appoints an actuary to select or determine an index under clause 18.10 the number
certified by the actuary;

“Rates and Taxes” means:

	 	(a)	 	(i) council rates and charges including, but not limited to, rubbish removal rates and charges; and

	 	(ii)	 	water, drainage and sewerage rates including, but not limited to, meter
rents, charges for the disposal of stormwater, and water charges;
	 
	 	 	 	levied, charged, assessed or imposed in respect of any part of the Premises
or the ownership or occupation of any part of the Premises;

	 	(b)  

    State Land Tax; and
	 
	 	(c)  

    where the Land is situate in the Metropolitan Region, Metropolitan Region Improvement
Tax (1MRITT) assessed on the Lessor in respect of the Land;
	 
	 	(d)  

    fire services levy and any other levy that is part of sub-clause
a, b, and c

“Real Estate and Business Agents Act” means the Real Estate and Business Agents Act
1978;

“Rent” means the rent specified in Item 9 of the Particulars as varied from time to
time under this Lease and payable pursuant to clause 3.1;

“Rent Review Date” means each date for each rent review method mentioned in Item 10
of the Particulars

“Reviewed Rent” means the Rent on review by a method referred to in Item 10 and 11
of the Particulars and determined in accordance with clause 18;

“Security Bond” means the money paid or payable pursuant to clause 31 and specified
in Item 18 of the Particulars;

“Service” means a service running through or serving the Premises including
air conditioning, power, water, gas, telecommunications, fire equipment, sewerage
and public address;

“State Land Tax” means land tax assessed on the Lessor in respect of the Land and
calculated on the basis that the Land is the only land of which the Lessor is the owner
within the meaning of the Land Tax Assessment Act 1976;

“Terms and Conditions” means these Terms and Conditions;

“Term” means the term specified in Item 6 of the Particulars and any Further Term;

“Termination” means expiry of the Term by effluxion of time or sooner determination
of the Term;

“Valuer” means a valuer who is a full member of not less than five (5) years
standing of the Australian Property Institute (WA Division) and who has been actively
engaged in Western Australia for not less than five (5) years at the time of his appointment
under clause 18.7 in valuing commercial and industrial premises.

	2.	 	Interpretation

	 	2.1	 	Headings
	 
	 	 	 	Except in the Particulars, headings are inserted for ease of reference only and do
not affect the interpretation of this Lease.
	 
	 	2.2	 	Last day not a Business Day
	 
	 	 	 	When the day on or by which any act, matter or thing is to be done is not a Business
Day in the place where that act is to be done, the act, matter or thing may be done
on the next following Business Day in that place.
	 
	 	2.3	 	Joint and several covenants
	 
	 	 	 	If a party is two or more persons, the covenants and agreements on their part bind
them jointly and each of them severally.
	 
	 	2.4	 	Extended References
	 
	 	 	 	Unless stated otherwise, a reference to:

	 	(a)	 	a party includes the executors, administrators, personal representatives,
successors, and assigns, of that

PAGE 4

 

	 	 	 	party or if a party is two or more persons, those of each of them; and
	 
	 	(b)	 	a person includes a body corporate and vice versa.

	 	2.5	 	Reference to Statutes
	 
	 	 	 	A reference to an Act of Parliament includes a reference to each regulation,
ordinance or by-law made under that Act and all statutes, regulations, ordinances
and by-laws amending, consolidating or replacing any of them.
	 
	 	2.6	 	Number and gender
	 
	 	 	 	Words in the singular number include the plural and vice versa and words of
one gender include each other gender.
	 
	 	2.7	 	Professional Body
	 
	 	 	 	A reference to a professional body includes a successor to or substitute for that body.
	 
	 	2.8	 	Lessee’s Covenants
	 
	 	 	 	Unless stated otherwise, a covenant by the Lessee not to do or omit to do any act or
thing requires the Lessee to ensure compliance with the covenant by any Licensee.

	3.	 	Rent and Other Outgoings

	 	3.1	 	Rent

	 	(a)	 	The Lessee will pay to the Lessor the Rent by equal monthly
instalments in advance on the Date of Commencement and then on the first day of
each month during the Term to the Address except that the first and last
payments shall be apportioned on a daily basis if they are in respect of less
than a month.
	 
	 	(b)	 	The Rent shall be paid punctually without any deductions or set-offs.

	 	3.2	 	Outgoings
	 
	 	 	 	The Lessee will pay:

	 	(a)	 	to the Lessor; or
	 
	 	(b)	 	if the Lessor requests the Lessee to pay an Authority, then to that Authority,

the Outgoings within ten (10) Business Days of demand by the Lessor to the Lessee.
If the Premises comprise part of the Land or Building and any of the Outgoings are
not separately assessed for the Premises the amount payable by the Lessee is the
Lessee’s Share of the Outgoings.

	 	3.3	 	Utilities
	 
	 	 	 	The Lessee will pay to the relevant Authority all utility charges separately
assessed in respect of the Premises including, but not limited to, electricity, gas
and other power and light charges and expenses including charges and assessments for
use, installation charges and rents within ten (10) Business Days of receipt by the
Lessee of each account issued by an Authority for those charges.
	 
	 	3.4	 	Managing Agent’s Fees
	 
	 	 	 	The Lessee will pay:

	 	(a)	 	to the Lessor; or
	 
	 	(b)	 	if the Lessor requests the Lessee to pay the Managing Agent
directly, then to the Managing Agent, the fees of the Managing Agent within ten
(10) Business Days of service by the Lessor on the Lessee of the Managing
Agent’s statement of account but if the Premises comprise part of the Land or
Building and the Managing Agent’s fees are not separately charged for the
Premises, the amount payable by the Lessee is the Lessee’s Share of the
Managing Agent’s fees.

	 	3.5	 	Services
	 
	 	 	 	The Lessee will pay to the Lessor on demand the costs and expenses reasonably and
properly incurred by the Lessor in providing the Services but if the Premises
comprise part of the Land or Building the amount payable by the Lessee is the
Lessee’s Share of those costs and expenses.
	 
	 	3.6	 	Invoice of Outgoings

PAGE 5

 

The Lessor may either

	 	(a)	 	estimate the Outgoings and issue equal calendar monthly instalments of
Outgoings in accordance with a statement forwarded by the Lessor or the Lessor’s Agent
on an annual basis which will be adjusted at the expiration of the year ending 30 June
each year and pro-rated should the period be less than a full twelve (12) months, or
	 
	 	(b)	 	forward to the Lessee the invoice for the payment of part of the Outgoings from
time to time.

	4.	 	Maintenance, Redecoration and Cleaning

	 	4.1	 	Maintain and Repair
	 
	 	 	 	Subject to clause 4.2, the Lessee shall:

	 	(a)	 	maintain, replace, repair and renovate the Premises and the
Lessor’s Property so that the Premises and the Lessor’s Property are at all
times kept in good condition;
	 
	 	(b)	 	maintain that part of any drains, pipes and other conduits
originating in or connected to the Premises in a clean, clear and free flowing
condition;
	 
	 	(c)	 	regularly clean and maintain any grease traps serving the
Premises, whether or not within the Premises; and
	 
	 	(d)	 	promptly clean all blockages in the drains, pipes, other
conduits and grease traps.

	 	4.2	 	Exceptions
	 
	 	 	 	Unless specified otherwise in the Particulars the Lessee need not maintain, replace, repair or
renovate in respect of:

	 	(a)	 	fair wear and tear;
	 
	 	(b)	 	damage caused by an Insured Risk unless the insurance moneys
are rendered irrecoverable by an act or omission of the Lessee or a Licensee;
or
	 
	 	(c)	 	structural damage or defects not caused by a negligent or
unlawful act or omission of the Lessee or a Licensee;

	 	4.3	 	Manner of Lessee’s work
	 
	 	 	 	The Lessee shall carry out all the Lessee’s obligations under clause 4.1 in a proper
and workmanlike manner and with materials of the same or similar quality to those
used at the Date of Commencement.
	 
	 	4.4	 	Air Conditioning Plant
	 
	 	 	 	If the Premises comprise the whole of the Land the Lessee shall effect and keep in
force a contract with a reputable air conditioning service company for the regular
repair and maintenance of the Air Conditioning Plant.
	 
	 	4.5	 	Electric Globes
	 
	 	 	 	The Lessee shall replace all electric globes and fluorescent tubes in the
Premises which fail for any reason.

	 	4.6	 	Paint and decorate
	 
	 	 	 	The Lessee shall paint and redecorate the Premises with materials and to standards
reasonably approved by the Lessor at the intervals specified in Item 14 of the
Particulars.
	 
	 	4.7	 	Clean
	 
	 	 	 	The Lessee shall:

	 	(a)	 	keep the Premises clean and free from rubbish;
	 
	 	(b)	 	store all rubbish in a hygienic manner in a receptacle designed for that type of
rubbish; and
	 
	 	(c)	 	remove on a regular basis any rubbish of a kind not removed by the local authority.

	 	4.8	 	Lessee’s Property

PAGE 6

 

	 	 	 	The Lessee shall maintain the Lessee’s Property in clean and good condition.

	5.	 	Alterations
	 
	 	 	The Lessee shall not make any alteration or addition to or demolish any part of the Premises
without the prior written consent of the Lessor which consent may not be withheld
unreasonably having regard to the Permitted Use.
	 
	6.	 	Trading Hours
	 
	 	 	The Lessee shall keep the Premises open for business during the usual business hours
generally applicable to a business comparable to the Lessee’s Business.
	 
	7.	 	Use of the Premises

	 	7.1	 	General
	 
	 	 	 	The Lessee shall not use any part of the Premises for any purpose other than the Permitted Use.
	 
	 	7.2	 	Acknowledgment
	 
	 	 	 	The Lessee acknowledges that the Lessee:

	 	(a)	 	has not relied on any warranty or representation from the Lessor as to how the
Premises may be used;
	 
	 	(b)	 	is aware of all prohibitions or restrictions on the use of the Premises and
	 
	 	(c)	 	will obtain all necessary approvals necessary to carry on the Lessee’s Business
from the Premises.

	 	7.3	 	Chemicals and inflammable substances
	 
	 	 	 	The Lessee shall not, except for reasonable quantities for normal applications in
connection with the use of the Premises permitted by the Lessor, use or store any
chemical or inflammable substance within the Building.
	 
	 	7.4	 	Compliance
	 
	 	 	 	Subject to clause 7.5 the Lessee will comply on time with all lawful requirements
and orders of an Authority and all Acts applying to the Premises and the use and
occupation of the Premises and will obtain, renew on time and comply with any
consent, licence or authority necessary for the Lessee to carry on the Lessee’s
Business at the Premises.
	 
	 	7.5	 	Structural Works
	 
	 	 	 	Despite clause 7.4 the Lessee need not carry out work of a structural nature in
complying with the requirements and orders of an Authority or an Act except works
made necessary by the nature of the Lessee’s Business or the Lessee’s use or
occupation of the Premises or to repair structural damage caused by the negligent or
unlawful act or omission of the Lessee or a Licensee.

	8.	 	Lessee’s Insurance Obligations

	 	8.1	 	Maintain insurance
	 
	 	 	 	The Lessee will unless otherwise agreed effect and maintain with an insurance office
approved by the Lessor in respect of the Premises:

	 	(a)	 	in the names of the Lessor and the Lessee and any mortgagee of
the Land or if that is not possible then in the name of the Lessee noting the
Lessor and mortgagee’s interest for their respective rights and interests:

	 	(i)	 	public risk insurance to a sum insured of at least
the amount set out in Item 15 of the Particulars; and
	 
	 	(ii)	 	plate glass insurance to a sum insured of at
least the full insurable value of the plate glass comprised in
the Premises;

	 	(b)	 	insurance of the Lessee’s Property to the full insurable value
against theft, fire, explosion, earthquake, aircraft, riot, civil commotion,
flood, lightning, storm, tempest, act of God, fusion, smoke, rainwater, water
leakage, impact by vehicles, machinery breakdown and malicious acts or
omissions; and

PAGE 7

 

	 	(c)	 	employers’ indemnity insurance including workers’
compensation and common law insurance for the Lessee’s employees.

	 	8.2	 	Premiums
	 
	 	 	 	Unless otherwise agreed the Lessee shall pay all premiums and other costs of
effecting policies of insurance under:

 

(a) clause 8.1; and

	 	(b)	 	clause 12.2, but if the Premises comprise part of the Land and
a policy is taken out in respect of the whole of the Building the Lessee is
only liable for the Lessee’s Share of the premium.

	 	8.3	 	Copy of policy and certificate of currency
	 
	 	 	 	If the Lessee is required to effect and maintain insurance under clause 8 the
Lessee shall if required by the Lessor provide a copy of the policy and a
certificate of currency to the Lessor.
	 
	 	8.4	 	Increased rate of premium
 
 The Lessee shall:

	 	(a)	 	not without the Lessor’s consent bring to or keep anything or
do or omit to do any act on the Premises which might increase the rate of
premium or render any insurance in respect of the Premises void or voidable;
and
	 
	 	(b)	 	if the Lessee brings or keeps any thing on the Premises or does
or omits to do any act on the Premises, which increases the rate of premium pay
the increased premium.

	9.	 	Lessee’s Indemnities

	 	9.1	 	General indemnity
	 
	 	 	 	Subject to clause 9.2 the Lessee indemnifies the Lessor against any loss, liability,
costs or expenses incurred or suffered by the Lessor or any employee, officer or
agent of the Lessor arising from or in connection with:

	 	(a)	 	any damage to the Premises or any loss of or damage to anything in it or near
it; or
	 
	 	(b)	 	any injury to any person in or near the Premises,

to the extent caused or contributed to by the act or omission of the Lessee or a Licensee

	 	9.2	 	Limit of Lessee’s liability to indemnify
	 
	 	 	 	The Lessee is not liable to indemnify the Lessor under clause 9.1 if and to the
extent that payment of insurance money under the Lessor’s insurance policies in
respect of that damage, loss or expense is:

	 	(a)	 	received by the Lessor; or
	 
	 	(b)	 	refused or reduced by reason of an act or omission of the Lessor.

	 	9.3	 	Costs and expenses
	 
	 	 	 	The Lessee shall pay to the Lessor on a full indemnity basis the reasonable legal
costs and expenses, not exceeding the scale prescribed under the Legal Practitioners
Act, payable by the Lessor of and incidental to the instructions for and the
preparation, completion and stamping of:

	 	(a)	 	this Lease; and
	 
	 	(b)	 	any other document required by this Lease.

	 	9.4	 	Lessee to indemnify for breach
	 
	 	 	 	The Lessee indemnifies the Lessor against any liability or loss arising from, and
any costs, charges and expenses incurred in connection with, an Event of Default
including without limitation reasonable legal costs and expenses on a full indemnity
basis, not exceeding the scale prescribed under the Legal Practitioners Act, payable
by the Lessor, including legal costs and expenses for the preparation and service of
a notice under section 81 of the Property Law Act requiring the Lessee to remedy a
breach of the Lessee’s Covenants even if forfeiture for breach is avoided otherwise
than by relief granted by the Court.

PAGE 8

 

	 	9.5	 	Lessee to indemnify as result of early termination
	 
	 	 	 	If an Event of Default occurs and as a consequence this Lease is terminated, the
Lessee indemnifies the Lessor against any liability or loss arising from, and any
costs, charges and expenses incurred:

	 	(a)	 	in connection with the Lessor re-entering the Premises;
	 
	 	(b)	 	because the Lessor will not receive the benefit of the Lessee
performing the Lessee’s Covenants from the date of termination until expiry of
the Term; and
	 
	 	(c)	 	in connection with anything else relating to that
termination, including without limitation, in the Lessor attempting to
mitigate its loss,

whether before or after termination of this Lease, including in each case, without
limitation, reasonable legal costs and expenses on a full indemnity basis, not
exceeding the scale prescribed under the Legal Practitioners Act, payable by the
Lessor.

	 	9.6	 	Calculation of the benefit of Lessee not performing Lessee’s Covenants
	 
	 	 	 	The benefit of the Lessee not performing the Lessee’s Covenants is to be calculated
on the assumption that this Lease continues in force until the expiration of the
Term (excluding any Further Term) and taking into account the provisions of this
Lease relating to the Money.
	 
	 	9.7	 	Lessee’s indemnities not affected
	 
	 	 	 	The indemnities under clauses 9.5 and 9.6 are not affected by:

	 	(a)	 	the Lessor re-entering the Premises or otherwise terminating this Lease;
	 
	 	(b)	 	the Lessor accepting the Lessee’s repudiation;
	 
	 	(c)	 	the Lessee abandoning or vacating the Premises; or
	 
	 	(d)	 	the conduct of either party constituting a surrender by
operation of law.

	 	9.8	 	Indemnities
	 
	 	 	 	In relation to or pursuant to each of the indemnities in this Lease:

	 	(a)	 	each indemnity is a continuing obligation, separate and
independent from the other obligations of the Lessee and survives expiry
or termination of this Lease;
	 
	 	(b)	 	it is not necessary for the Lessor to incur expense or make
payment before enforcing a right of indemnity; and
	 
	 	(c)	 	the Lessee shall pay to the Lessor an amount equal to any loss,
liability, costs or expenses suffered or incurred by any employee, officer or
agent of the Lessor.

	10.	 	Lessee’s Obligation to Give Vacant Possession

	 	10.1	 	Vacate on Termination
	 
	 	 	 	On Termination or termination of any period of holding over under this Lease the Lessee shall:

	 	(a)	 	vacate the Premises;
	 
	 	(b)	 	leave the Premises in a condition complying with the Lessee’s Covenants; and
	 
	 	(c)	 	surrender all keys for the Premises to the Lessor.

	 	10.2	 	Removal of Lessee’s Property
	 
	 	 	 	The Lessee shall remove the Lessee’s Property from the Premises when the Premises are
vacated under clause 10.1 and promptly make good in a proper and workmanlike manner
any damage caused by that removal.
	 
	 	10.3	 	Reinstatement
	 
	 	 	 	If the Lessee makes any alterations or additions to the Premises (whether or not the
Lessor has approved them)

PAGE 9

 

	 	 	 	the Lessee shall reinstate the Premises before Termination or termination of any
period of holding over under this Lease.

	11.	 	Lessee’s General Obligations

	 	11.1	 	Positive obligations
 

 The Lessee shall:

	 	(a)	 	carry on the Lessee’s Business in a proper and efficient manner;
	 
	 	(b)	 	observe the maximum floor loading weights for the Premises;
	 
	 	(c)	 	if the Lessee has lodged a caveat not prohibited by clause 11.2(k):

	 	(i)	 	consent to any dealing relating to the Land and provide
any documents that are necessary to permit registration of that dealing
immediately after the Lessee has been given the documents or assurances
that it reasonably requires to protect its rights under this Lease and the
Lessor may require that the documents or assurances be prepared by the
Lessor’s solicitors provided that the Lessor pays the Lessor’s solicitors’
costs; and
	 
	 	(ii)	 	withdraw the caveat on the expiry of the Term or upon
an assignment of this Lease; and

	 	(d)	 	if there is any Common Area observe the Common Area Rules.

	 	11.2	 	Negative obligations
	 
	 	 	 	The Lessee may not, without the Lessor’s approval:

	 	(a)	 	do anything in or about the Premises or the Building
which is illegal, noxious, offensive or audibly or visually a nuisance
to the Lessor or the owner or occupier of an adjoining property;
	 
	 	(b)	 	carry out works which interfere with the Services (unless the
Lessor has approved the contractor and the plans and specifications of the
proposed work), or otherwise interfere with the Services;
	 
	 	(c)	 	obstruct access to or overload the Services;
	 
	 	(d)	 	use any method of heating, cooling or lighting the Premises
other than those provided by the Lessor;
	 
	 	(e)	 	use any facilities in or about the Premises or the Building
including any lavatory, sink, drain or other sewerage or plumbing facility and
any gas or electrical fitting or appliance for any purpose other than that for
which it was designed;
	 
	 	(f)	 	construct or place any sign or advertisement whether fixed or
free standing on any part of the Premises unless of appropriate design or size
for the Premises and the surrounding area and complying with the requirements
of the local authority;
	 
	 	(g)	 	hold auction, bankrupt,
fire or closing down sales in the Premises;
	 
	 	(h)	 	use the Premises as a residence; keep any live animal or bird
on the Premises;
	 
	 	(j)	 	grant concessions, licences or otherwise give permission to any
person to carry on the Lessee’s Business in the Premises;
	 
	 	(k)	 	lodge or permit to exist a caveat on the title of the Land
except a caveat noting the Lessee’s “subject to claim” interest under this
Lease and any option to renew the Term;
	 
	 	(l)	 	make holes in or otherwise interfere with the walls in the
Premises except so far as is reasonably necessary to fix or place signs,
advertisements, blinds, awnings or shop fittings approved by the Lessor which
approval shall not be unreasonably withheld;
	 
	 	(m)	 	burn any rubbish on the Premises except in an incinerator and
in a place approved by the Lessor and the local authority for that purpose; or
	 
	 	(n)	 	if there is any Common Area, obstruct the Common Area.

	12.	 	Lessor’s Obligations

	 	12.1	 	Quiet enjoyment

PAGE 10

 

	 	 	 	Subject to the Lessor’s Rights, the Lessee may quietly hold the Premises and enjoy
the Lessee’s Rights during the Term without any interruption or disturbance from the
Lessor or any person lawfully claiming through or under the Lessor, if the Lessee
observes and performs the Lessee’s Covenants.
	 
	 	12.2	 	Lessor’s insurance obligations
	 
	 	 	 	The Lessor shall unless otherwise agreed effect and maintain in the names of the
Lessor and any mortgagee of the Land for their respective rights and interests
insurance of the Premises and the Building against:

	 	(a)	 	the insured Risks for the full reinstatement costs of the building;
	 
	 	(b)	 	loss of rent for a period of not more than 12 months and outgoings including
Rates and Taxes;
	 
	 	(c)	 	demolition and removal of debris;
	 
	 	(d)	 	architects’ and other consultants’ fees and;
	 
	 	(e)	 	claims under workers’ compensation and statutory liability by
employees of the Lessor working in or about the Premises.

If the Lessor is required to maintain and effect insurance under clause 12.2
the Lessor shall if required by the Lessee provide a copy of the policy and a
certificate of currency to the Lessee.

	 	12.3	 	Structural works
	 
	 	 	 	The Lessor shall perform in a proper and workmanlike manner any structural works to
the Building which are required to keep the Premises maintained in good condition or
to comply with the requirements of an Authority unless the Lessee is required to
perform the structural works under this Lease.
	 
	 	12.4	 	Common Area and Supply of Services
	 
	 	 	 	Subject to the Lessor’s Rights, the Lessor shall take reasonable steps to clean,
light and maintain the Common Area (if any) and to ensure that the Services are
properly supplied to the Premises.
	 
	 	12.5	 	No right of Termination by Lessee
	 
	 	 	 	Despite clauses 12.2, 12.3 and 12.4, the Lessee may not terminate this Lease
or cease or reduce payments under this Lease arising from a breach of clause
12.2, 12.3 or 12.4.
	 
	 	12.6	 	Limitation of Lessor’s obligations
	 
	 	 	 	The Lessor’s obligations under this Lease bind only the person holding the
reversionary estate in the Land immediately expectant on the expiry of the
Term and only render the Lessor liable in damages when the act, omission or
default giving rise to damages occurs while the Lessor is the registered
proprietor of the Land.
	 
	 	12.7	 	Limitation of Lessor’s liability
	 
	 	 	 	If the Lessor holds the Land as the trustee of a trust, then the Lessor’s
obligations under this Lease only bind the Lessor while the Land is an asset of that
trust and the liability of the Lessor is limited to the net value of the assets held
by the Lessor as trustee of that trust.

	13.	 	Lessor’s Rights

	 	13.1	 	Right to enter
	 
	 	 	 	The Lessor or a person authorised by the Lessor may enter the Premises at all times
and without notice if there is an emergency, but otherwise at all reasonable times
after giving the Lessee at least seven (7) days notice of entry for any one of the
following purposes:

	 	(a)	 	view the state of repair of the Premises and to ensure
compliance with the Lessee’s Covenants;
	 
	 	(b)	 	maintain or repair the Premises;

(c) maintain, repair or alter the Services;
	 
	 	(d)	 	comply with any requirement or notice of an Authority in
relation to the Premises for which the Lessee is not responsible under this
Lease; or
	 
	 	(e)	 	remove harmful substances.

PAGE 11

 

	 	13.2	 	Inspection by prospective lessees or purchasers
	 
	 	 	 	The Lessor or a person authorised by the Lessor may, after giving the Lessee
reasonable notice of entry or display:

	 	(a)	 	enter the Premises when open for trading to allow prospective
purchasers or tenants of the Premises to inspect the Premises; and
	 
	 	(b)	 	display, during the last three (3) months of
the Term, in the Premises a For Lease” sign.

	 	13.3	 	Avoid inconvenience
	 
	 	 	 	If the Lessor exercises the Lessor’s power of entry under clause 13.1 or 13.2
the Lessor shall do all that is reasonable in the circumstances to avoid
causing undue inconvenience to the Lessee.
	 
	 	13.4	 	Easements or other rights
	 
	 	 	 	The Lessor may grant easements or other rights over the Premises to a person on any
terms and for any purpose unless the Lessee establishes that the use of the easement
or exercise of the right would substantially derogate from the enjoyment of the
Lessee’s Rights by the Lessee.
	 
	 	13.5	 	Lessor may rectify
	 
	 	 	 	The Lessor may do anything which should have been done by the Lessee under this
Lease but which has not been done or which has not been done properly and for that
purpose, the Lessor and its architects, contractors, employees and agents may enter
the Premises and remain there for as long as is necessary.
	 
	 	13.6	 	Lessor may create security interest
	 
	 	 	 	The Lessor may at any time create or allow to exist any mortgage, charge, lien,
trust or power, as or in effect as security for the payment of a monetary obligation
or compliance with any other obligation over the Land or assign or otherwise dispose
of or deal with the Land or its rights under this Lease as the Lessor sees fit.
	 
	 	13.7	 	Common Area
	 
	 	 	 	If there is a Common Area, the Lessor may close the Common Area or any part of it,
to maintain, repair or alter the Common Area but the Lessor shall give the Lessee at
least seven (7) days prior notice and shall do all that is reasonable in the
circumstances to avoid causing undue inconvenience to the Lessee.

	14.	 	Default by Lessee

	 	14.1	 	Essential terms
	 
	 	 	 	The following Lessee’s Covenants are essential terms of this Lease:

	 	(a)	 	the obligations to pay Rent, Outgoings, Services and Managing
Agents fees under clause 3;
	 
	 	(b)	 	the obligations to maintain, repair and redecorate under clause
4;
	 
	 	(c)	 	the obligations under clauses 5, 7.1, 8, 9.1, 11.2(a) and 23,
and
	 
	 	(d)	 	the obligations to pay GST under clause 30
	 
	 	but this does not mean or imply that there are no other essential terms in this Lease.

	 	14.2	 	Lessor’s right to terminate
	 
	 	 	 	If an Event of Default occurs the Lessor may terminate this Lease
by:

	 	(a)	 	re-entering the Premises without notice; or
	 
	 	(b)	 	notice to the Lessee,

except that if section 81(1) of the Property Law Act 1969 applies, the Lessor’s
right to terminate only arises after the Lessor has given a notice which complies
with that section and the Lessee has failed to comply with that notice.

	 	14.3	 	Interest on overdue money

PAGE 12

 

	 	 	 	Interest is payable on overdue Money and the Lessee must pay Interest to the Lessor on demand
	 
	 	14.4	 	Tender after Termination
	 
	 	 	 	Money tendered by the Lessee after the Termination of this Lease and accepted by the
Lessor may be applied in the manner the Lessor decides. The acceptance of Rent or
other Money by the Lessor is not a waiver of a preceding breach or an acceptance of
the repudiation of this Lease by the Lessee. An attempt by the Lessor to mitigate
its loss is not a surrender by operation of law or a waiver of the Lessee’s breach
or an acceptance of the Lessee’s repudiation of this Lease.

	15.	 	Holding Over
	 
	 	 	If the Lessee with the consent of the Lessor continues in possession of the Premises after
Termination the Lessee is a monthly tenant of the Premises and the tenancy:

	 	(a)	 	may be terminated by either party giving to the other at least one (1) month’s
notice expiring on any day;
	 
	 	(b)	 	is to be at the monthly rent which is equal to 1/12th of the Rent for the
period immediately preceding Termination; and

	 	 	is otherwise on the same terms and conditions as this Lease except for any option to require
the Lessor to grant a new lease of the Premises.
	 
	16.	 	Supplies of Services

	 	16.1	 	Indirect Supplies
	 
	 	 	 	If the Lessor supplies a Service to the Lessee and the Lessee fails to pay any
moneys payable to the Lessor for a Service within fourteen (14) days of demand being
made:

	 	(a)	 	the Lessor may terminate the supply of that Service until
all moneys payable have been paid with all Interest payable; and
	 
	 	(b)	 	the Lessor is not liable to the Lessee for any loss or damage
caused or contributed to by the termination.

	 	16.2	 	Direct Supplies
	 
	 	 	 	If any Service is not provided by the Lessor, the Lessee shall make the Lessee’s own
arrangements direct with the relevant supply authority.

	17.	 	Name of Building

	 	17.1	 	If the Premises comprise the whole of the Land the Lessee may during the Term
affix a sign of the Lessee’s choice on the outside of the Building provided that the
Lessee first obtains any necessary consent of an Authority.
	 
	 	17.2	 	On Termination, Clause 10.2 applies to the sign.

	18.	 	Rent Review

	 	18.1	 	Rent Review
	 
	 	 	 	On each Rent Review Date, the Rent is to be determined by the method of review
specified in the Particulars. Under no circumstances will the rent at anytime be
calculated or set for an amount less than the Rent applicable for the period prior
to the Rent Review Date in question.
	 
	 	18.2	 	Lessor’s proposed new Rent
	 
	 	 	 	If the rent review method specified in Item 10 and 11 of the Particulars due on a
Rent Review Date is method A, Market Rent, then the reviewed rental is to be agreed
between the Lessor and the Lessee and failing agreement, to be reviewed in the
manner set out in clauses 18.2 to 18.9.
	 
	 	 	 	Not earlier than three (3) months before each Market Rent Review Date the
Lessor may give to the Lessee a notice proposing the new Rent that is to apply
from and including the relevant Market Rent Review Date.
	 
	 	 	 	Failure to give a notice under this clause 18.2 before a Market Rent Review Date
does not prevent the Lessor from giving the notice after the Market Rent Review
Date.
	 
	 	18.3	 	Lessee disputing Lessor’s proposed new Rent
	 
	 	 	 	If the Lessee does not agree to the proposed new Rent, the Lessee must, within ten
(10) Business Days after the

PAGE 13

 

	 	 	 	date of service of the Lessor’s notice of which time is of the essence, give to the
Lessor written notice disputing the proposed new Rent.
	 
	 	18.4	 	Deemed acceptance of proposed new Rent
	 
	 	 	 	If the Lessee does not give the dispute notice the Lessee is taken to agree to the
Lessor’s proposed new Rent.
	 
	 	

 18.5 	 	Application of proposed new Rent
	 
	 	 	 	If the Lessee agrees to or is taken to agree to the Lessor’s proposed new Rent, then
that proposed new Rent applies from and including the relevant Market Rent Review
Date.
	 
	 	18.6	 	Determination of Rent
	 
	 	 	 	If the Lessee gives a dispute notice to the Lessor as specified in clause 18.3, then
the Rent applicable from and including the relevant Market Rent Review Date is to be
the Rent determined in accordance with clause 18.7 to 18.9.
	 
	 	18.7	 	Market Rent
	 
	 	 	 	The Market Rent of the Premises is to be determined by a Valuer appointed by the
President for the time being of the Australian Property Institute (WA Division) at
the request of either the Lessor or the Lessee:

	 	(a)	 	having regard to the terms of this Lease; and
	 
	 	(b)	 	assuming the Lessee and the Lessor have complied with all the terms of this
Lease; and
	 
	 	(c)	 	assuming the Lessor is a willing but not anxious landlord and the Lessee is a
willing but not anxious tenant and that the Lessee is being offered the Premises
with vacant possession; and
	 
	 	(d)	 	having regard to the current rental value of premises similar to the Premises;
and
	 
	 	(e)	 	taking no account of:

	 	(i)	 	the value of any personal goodwill attributable
to the Lessee’s Business and the value of the Lessee’s Property;
	 
	 	(ii)	 	any temporary disturbance resulting from maintenance of
any part of the Premises or the Lessor’s plant and equipment at any time
carried out by the Lessor;
	 
	 	(iii)	 	any value attaching to any licence or permit in
respect of the Lessee’s Business;
	 
	 	(iv)	 	the value of permanent structural improvements erected
or installed at the Lessee’s expense and which the Lessee may not remove at
termination; and

	 	(f)	 	having regard to all other relevant valuation principles.

	 	18.8	 	Valuer as expert
	 
	 	 	 	In determining the Market Rent, the Appointed Valuer is to act as an expert
and not an arbitrator and the Appointed Valuer’s determination is
conclusive and binding on the Lessor and the Lessee.
	 
	 	18.9	 	Valuer’s costs
	 
	 	 	 	The Lessor and the Lessee shall pay the Appointed Valuer’s costs in equal shares.
	 
	 	18.10	 	CPI Rent

	 	(a)	 	If the rent review method specified in Item 10 and 11 of the
Particulars due on a Rent Review Date is method B, CPI Rent, then the reviewed
rental on that Rent Review Date is determined in accordance with the following
formula:

	 	 	 	 	 	 	 	 	 
	 

	 	CPI =
	 	R
	 	x
	 	C
	 

	 	Rent
	 	 	 	 	 	P

	 	 	 	 	 
	 

	 	Where R=
	 	the Rent payable immediately prior to the relevant Rent Review Date
	 
	 	 	 	 
	 

	 	C=
	 	the Current CPI
	 
	 	 	 	 
	 

	 	P=
	 	the Previous CPI.

PAGE 14

 

	 	(b)	 	If on a Rent Review Date the CPI number has not been published,
or in the Lessor’s opinion the CPI has materially changed since the later of
the Date of Commencement or the last preceding Rent Review Date, the Lessor may
appoint an actuary from the Fellows of the Institute of Actuaries of Australia
to select or determine an index which accurately reflects changes in the
prevailing levels of prices in the category dealt with by the CPI (before any
material change) between the later of the Date of Commencement or the last
preceding Rent Review Date and the relevant Rent Review Date and the actuary
shall use that index to certify the Current CPI and the Previous CPI.
	 
	 	(c)	 	The actuary’s certificate issued under clause 18.10(b) is final and binding on
the Lessor and the Lessee.

	 	18.11	 	Percentage Increase
	 
	 	 	 	If the rent review method specified in Item 10 and 11 of the Particulars due on a
Rent Review Date is method C, then the reviewed rental is the Rent applicable
immediately before the Rent Review Date increased by the percentage specified in
Item 11 of the Particulars on that Rent Review Date.
	 
	 	18.12	 	Greater of Market and CPI
	 
	 	 	 	If the rent review method specified in Item 10 and 11 of the Particulars due on a
Rent Review Date is method D, then the Reviewed Rental is the greater of the method
A — Market Rent and method B — CPI Rent on that Rent Review Date.
	 
	 	18.13	 	Other Method of Review
	 
	 	 	 	If the rent review method specified in Item 10 and 11 of the Particulars due on a
Rent Review Date is method E, then the Rent applicable immediately before the Rent
Review Date will be increased by that method specified in method E on that Rent
Review Date.
	 
	 	18.14	 	Payment of Rent before determination
	 
	 	 	 	Until the Reviewed Rent for the Premises is determined, the Lessee will pay the
Lessor’s proposed new Rent. The Reviewed Rent applies from and including the
relevant Rent Review Date and any adjustment as between the Lessor and the Lessee
with respect to the Reviewed Rent shall be made on the first day of the month
following agreement or determination of the Reviewed Rent.

	19.	 	Option
	 
	 	 	If:

	 	(a)	 	the Lessee at least three (3) months but not earlier than six (6) months prior
to the expiry of the Term gives the Lessor notice to renew the Term for a Further Term;
and
	 
	 	(b)	 	no Event of Default has occurred which has not been remedied or waived; and
	 
	 	(c)	 	the Guarantor executes a guarantee and indemnity in the same terms as the
Guarantee and Indemnity in respect of the Further Term,

	 	 	the Lessor shall at the Lessee’s cost grant the Lessee a lease of the Premises for
the next consecutive Further Term at the Rent and on the terms and conditions of this
Lease other than this right of renewal unless there is more than one Further Term in
which case the number of Further Terms is reduced by one.
	 
	20.	 	Destruction or Damage to Building or Premises

	 	20.1	 	Procedure following destruction or damage
	 
	 	 	 	If the Building is damaged or destroyed so that the Premises are rendered
substantially unfit for occupation and use or the Lessee’s Rights are substantially
interfered with then the Lessor shall give a notice to the Lessee within three (3)
weeks after the damage which either:

	 	(a)	 	terminates this Lease on a date that is not less than one (1)
month after the date of service of the notice but not more than three (3)
months after the damage occurred; or
	 
	 	(b)	 	informs the Lessee of the Lessor’s intention to rebuild the
Building or that part damaged and how long it is estimated to take.

	 	20.2	 	Lessee’s right to terminate Lease
	 
	 	 	 	The Lessee may terminate this Lease by notice to the Lessor if:

	 	(a)	 	the Lessor notifies the Lessee under clause 20.1(b) that the
estimated time to rebuild the Building exceeds

PAGE 15

 

	 	 	 	three (3) months from the date of the damage;
	 
	 	(b)	 	the Lessor gives a notice under clause 20.1(b) and does not
restore or reinstate the Building or make the Premises fit for use by the
Lessee within the estimated time and continues to fail to restore or reinstate
the Premises or the Building so as to make the Premises fit for use within one
(1) month after the Lessee gives to the Lessor a notice of intention to
terminate this Lease;
	 
	 	(c)	 	the Lessor does not comply with clause 20.1; or
	 
	 	(d)	 	the Premises remain unfit for occupation and use for a period
of at least three (3) months.

	 	20.3	 	No liability as a result of termination

No liability attaches to the Lessor or the Lessee as a result of the termination of this Lease under clause 20.
	 
	 	20.4	 	Abatement of Rent
	 
	 	 	 	If:

	 	(a)	 	the Building is damaged or destroyed so that the Premises are
rendered substantially unfit for occupation and use or the Lessee’s Rights are
substantially interfered with; and
	 
	 	(b)	 	payment of insurance money in respect of the damage or
destruction is not at any time refused or withheld in whole or in part as a
result of any act or omission of the Lessee,

	 	 	 	the Rent or a fair and just proportion according to the nature and extent of the
damage sustained will from the date of damage or destruction until the Premises are
reinstated or restored abate and cease to be payable.

	21.	 	Act by Agents
	 
	 	 	All acts and things which the Lessor is required or empowered to do under this Lease may be
done by the Lessor or the solicitor, agent, contractor or employee of the Lessor.
	 
	22.	 	Lessee liable for Licensees
	 
	 	 	The Lessee is liable for all acts or omissions of Licensees.
	 
	23.	 	Assignment, Subletting and Charging

	 	23.1	 	Prohibition
	 
	 	 	 	The Lessee may not grant to any person any interest in the Premises or in this Lease
including without limitation, an assignment, a sublease or any other right to
possess, use or occupy the Premises, or a charge, without the Lessor’s consent.
	 
	 	23.2	 	Lessee’s obligations
	 
	 	 	 	If the Lessee wishes to assign or sublet any interest in the Premises or in this
Lease, then the Lessee shall apply to the Lessor for its consent, at least twenty
eight (28) days before the proposed date of change in possession of the Premises.
	 
	 	23.3	 	Conditions of Lessor’s consent to assignment
	 
	 	 	 	The Lessor shall consent to a proposed assignment if:

	 	(a)	 	the Lessee complies with clause 23.2;
	 
	 	(b)	 	the Lessor is satisfied that the proposed assignee is a
respectable and responsible person of good financial standing the onus
of satisfying the Lessor in respect of those criteria being on the
Lessee;
	 
	 	(c)	 	all Money then due has been paid and there is no existing
unremedied breach of the Lessee’s Covenants;
	 
	 	(d)	 	the Lessee procures the execution by the proposed assignee of a
deed of assignment to which the Lessor is a party prepared and completed by the
Lessor’s solicitors at the cost of the Lessee in all respects;
	 
	 	(e)	 	the assignment contains a covenant by the assignee with the
Lessor to pay all Money and to perform and observe the Lessee’s Covenants;

PAGE 16

 

	 	(f)	 	the Lessee has paid to the Lessor:

	 	(i)	 	the Lessor’s reasonable expenses incurred in making
enquiries to satisfy itself concerning matters specified in clause 23.3(b);
and
	 
	 	(ii)	 	the Lessor’s costs and expenses in connection with the
approval, preparation, negotiation, execution, stamping, registration and
completion of the assignment and all relevant stamp duty;

	 	(g)	 	any guarantee required under clause 23.11 is provided in
accordance with that clause;
	 
	 	(h)	 	no Event of Default has occurred which has not been remedied or
waived;
	 
	 	(i)	 	the Lessee has withdrawn any caveat lodged by the Lessee in
respect of its interest in the Premises; and
	 
	 	(j)	 	all rent reviews due as at or within thirty (30) days
after the date of the change in possession of the Premises have been
completed.

	 	23.4	 	Conditions of Lessor’s consent to subletting
	 
	 	 	 	The Lessor shall consent to a proposed subletting if:

	 	(a)	 	the Lessee complies with clause 23.2;
	 
	 	(b)	 	the Lessor is satisfied that the proposed sublessee is a
respectable and responsible person of good financial standing the onus
of satisfying the Lessor in respect of those criteria being on the
Lessee;
	 
	 	(c)	 	the Lessee procures the execution by the proposed sublessee of
a sublease;
	 
	 	(d)	 	the sublease:

	 	(i)	 	is approved by the Lessor;
	 
	 	(ii)	 	is not inconsistent with this Lease; and
	 
	 	(iii)	 	contains:

	 	(A)	 	provision for the review of the rent reserved
by the sublease on the basis and on the dates on which the Rent is to
be reviewed under this Lease;
	 
	 	(B)	 	a covenant prohibiting the sublessee from doing
or allowing any act or thing in relation to the sublet premises
inconsistent with this Lease;
	 
	 	(C)	 	a condition for re-entry by the sublessor on
breach of any covenant by the sublessee; and
	 
	 	(D)	 	the same restrictions on assignment,
subletting, charging or parting with possession of the sublet premises
as this Lease contains;

	 	(e)	 	the Lessee has paid to the Lessor:

	 	(i)	 	the Lessor’s reasonable expenses incurred in making
enquiries to satisfy itself concerning matters specified in clause 23.4(b)
and
	 
	 	(ii)	 	the Lessor’s costs and expenses in connection
with the approval, preparation, negotiation, execution, stamping,
registration and completion of the sublease and all relevant stamp
duty;

	 	(f)	 	any guarantee required under clause 23.11 is provided in accordance with that
clause.

	 	23.5	 	No possession until consent
	 
	 	 	 	The Lessee may not give possession of or allow the proposed assignee or sublessee to
occupy the Premises until the Lessor notifies the Lessee of its consent to the
proposed assignment or sublease and the deed of assignment or sublease has been
executed by the proposed assignee or sublessee and returned to the Lessor.
	 
	 	23.6	 	Consent to charge
	 
	 	 	 	If the Lessor consents to a charge by the Lessee of this Lease or of any of
the fixtures which are Lessee’s Property, that consent will be in a form
approved by the Lessor in its absolute discretion.
	 
	 	23.7	 	Lessee remains liable
	 
	 	 	 	The Lessee remains fully liable under this Lease during the Term (including any Further Term)
if the Lessee

PAGE 17

 

	 	 	 	grants an interest in the Premises or in this Lease, including without limitation,
an assignment, a sublease or any other right to possess, use or occupy the Premises,
to any person whether or not the Lessee has obtained the Lessor’s consent.
	 
	 	23.8	 	Payments
	 
	 	 	 	The only person entitled to receive payments from the Lessor under this Lease is the
person who is the Lessee at the time those payments are made. That person is
entitled to receive those payments even if the person was not the Lessee during any
part of the period to which those payments relate. Each person who assigns this
Lease releases the Lessor from liability to pay that person any amount under this
Lease.
	 
	 	23.9	 	Change in shareholding
	 
	 	 	 	If the Lessee is a corporation the shares in which are not quoted on any Stock
Exchange in Australia, any change in control of the Lessee (or if the Lessee is a
subsidiary, any change in control of its holding company) is taken to be an
assignment of the Lessee’s interest in this Lease. In this clause:

	 	(a)	 	“change in control” means change in control of the composition
of the board of directors or control of more than 50% of the shares with the
right to vote in general meetings of the company; and
	 
	 	(b)	 	words used in this clause and defined in the Corporation Laws
of Western Australia have the meanings given to them in that Law.

	 	23.10	 	Exclusion of the Property Law Act
 

Sections 80 and 82 of the Property Law Act 1969 are excluded from this Lease.
	 
	 	23.11	 	Guarantees required
	 
	 	 	 	In the case where the proposed assignee or sublessee is a corporation the shares in
which are not quoted on any Stock Exchange in Australia, the Lessee shall obtain a
guarantee from the principal director or majority shareholder for the benefit of the
Lessor of:

	 	(a)	 	in the case of an assignment, the observance and
performance by the assignee or the Lessee’s Covenants; and
	 
	 	(b)	 	in the case of a sublease, the observance and performance by
the sublessee of the Lessee’s Covenants except the covenant to pay the Money.

	 	23.12	 	Covenants are supplementary
	 
	 	 	 	The covenants and agreements on the part of any assignee or sublessee are
supplementary to the Lessee’s Covenants and do not relieve the Lessee from the
Lessee’s Covenants.

	24.	 	Guarantee and Indemnity

	 	24.1	 	Guarantee
	 
	 	 	 	The Guarantor guarantees unconditionally and irrevocably to the Lessor the due and
punctual payment by the Lessee to the Lessor of all Money and the due observance and
performance of the Lessee’s Covenants.
	 
	 	24.2	 	Indemnity
	 
	 	 	 	As a separate undertaking, the Guarantor:

	 	(a)	 	indemnifies unconditionally and irrevocably the Lessor against
all loss, liability, cost or expense (collectively the Lessor’s Loss”) incurred
or suffered by the Lessor arising from or in connection with any Event of
Default or as a consequence of a disclaimer of this Lease by a liquidator or
trustee of the Lessee; and
	 
	 	(b)	 	as principal debtor agrees to pay to the Lessor on demand
a sum equal to the amount of the Lessor’s Loss.

	 	24.3	 	Continuing guarantee and indemnity
	 
	 	 	 	The guarantee and indemnity contained in this clause 24:

	 	(a)	 	is a continuing guarantee and indemnity and not discharged by
any intermediate payment or settlement of accounts; and
	 
	 	(b)	 	continues in full force and effect during the Term and while
the Lessee occupies or is entitled to occupy the

PAGE 18

 

	 	 	 	Premises under this Lease or any other form of tenancy or right of occupation or as
a trespasser or other unauthorised occupier or holds an equitable interest in the
Premises under an agreement for lease or as a periodical tenant or is holding over
under this Lease,
	 
	 	 	 	until the Guarantor is expressly released by the Lessor.

	 	24.4	 	Waiver of prior proceedings
	 
	 	 	 	The Guarantor’s obligations under this clause 24 are principal obligations
and the Lessor is not required to commence proceedings or enforce its rights
against the Lessee before claiming under this guarantee and indemnity.
	 
	 	24.5	 	Liability and rights not affected
	 
	 	 	 	The Guarantor’s obligations under this clause 24 are not affected by anything which
might otherwise affect them under the law relating to sureties, including but not
limited to, one or more of the following:

	 	(a)	 	the Lessor granting time or any other concession to or
compromising with or releasing in any way the Lessee or a Co-surety;
	 
	 	(b)	 	acquiescence, delay, acts or omissions on the part of the
Lessor;
	 
	 	(c)	 	a variation of this Lease with or without the consent of the
Guarantor;
	 
	 	(d)	 	the death, mental or physical disability, insolvency or
dissolution of the Lessee or any Co-surety;
	 
	 	(e)	 	the entry by the Lessee into any arrangement, assignment or
composition for the benefit of creditors, liquidation, scheme of arrangement,
deed of company arrangement, reduction of capital, capital reconstruction, or
the appointment of a receiver or receiver and manager of the Lessee whether by
the court or under the powers contained in any instrument or the appointment of
a voluntary administrator by the Lessee;
	 
	 	(f)	 	the fact that a Co-surety may never execute this Lease or
that the execution of this Lease by any Cosurety is void or voidable;
	 
	 	(g)	 	the invalidity or unenforceability of an obligation or
liability of the Lessee or a Co-surety under this Lease;
	 
	 	(h)	 	a disclaimer of this Lease by a liquidator or trustee of the
Lessee or any other person; and
	 
	 	(i)	 	the Lessor releasing, disposing of or dealing in any other way
with any security interest it may hold which is given by the Lessee or any
Co-surety.

	 	24.6	 	Guarantor not to prove in competition
	 
	 	 	 	The Guarantor shall not prove or claim in any bankruptcy, liquidation,
composition, arrangement or assignment of or in relation to the Lessee in
competition with the Lessor and the Guarantor holds in trust for the Lessor any
proof or claim any dividend received by it until all Moneys have been paid.
	 
	 	24.7	 	Reinstatement of guarantee
	 
	 	 	 	If a claim that a payment to the Lessor in connection with this Lease is void or
voidable under laws relating to insolvency or protection of creditors is upheld,
conceded or compromised, the Lessor is immediately entitled as against the Guarantor
to the rights to which it would have been entitled under this clause if all or part
of the payment had not been made.
	 
	 	24.8	 	Costs and expenses
	 
	 	 	 	The Guarantor shall pay to the Lessor on demand the Lessor’s costs and expenses,
including legal costs and expenses relating to any action in connection with this
guarantee and indemnity including its enforcement and money paid to the Lessor by
the Guarantor is to be applied firstly against costs and expenses payable under this
clause 24.8 and then against other obligations under this guarantee and indemnity.
	 
	 	24.9	 	Assignment
	 
	 	 	 	If the benefit of this Lease is transferred or assigned by the Lessor to any person,
the benefit of this guarantee and indemnity extends to and is taken to be assigned
to and enforceable by the Lessor’s transferee or assignee.

	25.	 	Lessee’s Trust

	 	 	 	If the Lessee enters into this Lease as trustee of a trust (“Trust”), the Lessee:

PAGE 19

 

	 	(a)	 	confirms that it enters into this Lease as trustee of the Trust
both for its beneficiaries and for itself and in this Lease, each reference to
the Lessee is a reference to it in each capacity; and
	 
	 	(b)	 	warrants to the Lessor that:

	 	(i)	 	it is the only trustee of the Trust;
	 
	 	(ii)	 	no action has been taken or proposed to remove it as
trustee of the Trust;
	 
	 	(iii)	 	it has power under the trust deed relating to
the Trust to enter into and observe the Lessee’s Covenants;
	 
	 	(iv)	 	it has a right to be fully indemnified out of the trust
fund of the Trust in respect of its obligations to perform and observe the
Lessee’s Covenants;
	 
	 	(v)	 	the assets of the Trust are sufficient to satisfy the
Lessor’s right of indemnity in clause 9.1;
	 
	 	(vi)	 	it is not in default under the terms of the Trust; and
	 
	 	(vii)	 	the Lessor’s Rights rank in priority to the interests
of the beneficiaries of the Trust.

	26.	 	Notice
	 
	 	 	All notices, requests, demands, consents, approvals, agreements or other communications to
or by a party to this Lease:

	 	(a)	 	shall be in writing:

	 	(i)	 	(if served or made in person or by post) addressed to:

	 	A.	 	the address of the recipient shown in this Lease;
	 
	 	B.	 	if the recipient is a corporation, its registered office,
postal address or principal place of business; or
	 
	 	C.	 	any other address as the recipient may have notified the
sender; or

	 	(ii)	 	(if served or made by facsimile) addressed to the facsimile number
specified in Item 2 of the Particulars or any number nominated by the recipient to
the sender;

	 	(b)	 	may be signed:

	 	(i)	 	if given by a natural person, by the sender or the sender’s solicitor;
or
	 
	 	(ii)	 	if given by a corporation, by a director, secretary, manager or
solicitor for the sender;

	 	(c)	 	is deemed duly given or made:

	 	(i)	 	(if served or made in person or by post) when delivered to the
recipient at an address specified in paragraph (a)(i); or
	 
	 	(ii)	 	(if served or made by facsimile) upon transmission being completed,
	 
	 	 	 	but if delivery or receipt is later than 4.00p.m. (local time) on a day on which
business is generally carried on in the place to which the communication is sent, it
is deemed to have been duly given or made at the commencement of business on the
next such day in that place.

	27.	 	Special Clauses
	 
	 	 	The Terms and Conditions include the special clauses in Item 19 of the Particulars (if any)
and if there is any inconsistency between the special clauses and the other Terms and
Conditions, the special clauses prevail to the extent of the inconsistency.
	 
	28.	 	Proper Law and Arbitration

	 	28.1	 	Proper Law

 
      This Lease is governed by the Laws of Western Australia.
	 
	 	28.2	 	Arbitration

	 	(a)	 	Except as otherwise provided, any dispute arising out of this
Lease is to be determined by a single arbitrator under the provisions of the
Commercial Arbitration Act 1985 and the Lessor and Lessee may

PAGE 20

 

	 	 	 	each be represented at their own cost and expense by a legal
practitioner of their choice; and
	 
	 	(b)	 	the Lessee shall pay the Money without abatement or deduction
until whichever is the earlier of:

	 	(i)	 	the date of the award of the arbitrator; or
	 
	 	(ii)	 	agreement between the parties,
	 
	 	 	 	when the Lessor will refund to the Lessee any money paid by the Lessee not
required to be paid within the terms of the award of the arbitrator or the
agreement between the Lessor and the Lessee.

	29.	 	Strata Title Provisions

	 	29.1	 	Strata Title provisions
	 
	 	 	 	If at any time the Premises comprise a strata lot this Lease is taken to be amended
as follows:

	 	(a)	 	Grant of Lease and Lessee’s Rights

	 	(i)	 	The grant of this Lease is subject to all easements
rights reservations and powers mentioned in the Strata Titles Act so far as
they are not excluded or modified and to all easements shown on the strata
plan.
	 
	 	(ii)	 	The Lessee and the Licensees have the right in
common with the Lessor and the Registered Proprietors to use the
common property on the strata plan subject to the by-laws of the
strata company and all rules and regulations made by the strata
company.

	 	(b)	 	Definitions:

	 	(i)	 	The following definitions are added:
	 
	 	 	 	“Strata Titles Act” means the Strata Titles Act 1985;
	 
	 	 	 	“Registered Proprietor” means the registered proprietor of a
lot comprised in a strata plan; and words and expressions defined in
the Strata Titles Act have the same meaning in this clause.
	 
	 	(ii)	 	The following definitions in clause 1 are modified:
	 
	 	 	 	“Building” to mean the building in which the Premises or
part of the Premises are situated; “Event of Default” to
include the following:

	 	“(f)	 	if the strata company lawfully institutes legal
proceedings against the Lessor as the result of default on the part of
the Lessee in the payment of any contribution levied by the strata
company pursuant to Section 36 of the Strata Titles Act or in carrying
out any obligation imposed on the Lessor under Section 38 of the Strata
Titles Act.”.

	 	(c)	 	Strata company
	 
	 	 	 	The Lessee shall pay to the Lessor all the contributions levied by the strata company.
	 
	 	(d)	 	By-laws, rules and regulations
	 
	 	 	 	The Lessee shall comply on time with all the strata company’s by-laws and all
rules and regulations made by the strata company under its by-laws and the
Strata Titles Act.
	 
	 	(e)	 	Air Conditioning Plant
	 
	 	 	 	Clause 4.4 does not apply.
	 
	 	(f)	 	Named Building
	 
	 	 	 	Clause 17 does not apply.
	 
	 	(g)	 	Destruction or damage to Building or Premises

	 		 	“20.1  Procedure following destruction or damage

	 	 	 	If the Building is damaged or destroyed
so that the Premises are rendered substantially unfit

PAGE 21

 

	 	 	 	for occupation and use or the Lessee’s Rights are substantially
interfered with then the Lessor shall give a notice to the Lessee
within three (3) weeks after the damage which either:

	 	(a)	 	terminates this Lease on a date that
is not less than one (1) month after the date of service of the
notice but not more than three (3) months after the damage
occurred; or
	 
	 	(b)	 	informs the Lessee of the strata
company’s intention to rebuild the Building or that part damaged
and how long it is estimated to take.

	 	20.2	 	Lessee’s right to terminate Lease
	 
	 	 	 	The Lessee may terminate this Lease by notice to the Lessor if:

	 	(a)	 	the Lessor notifies the Lessee under clause 20.1(b) that the
estimated time to rebuild the Building exceeds three (3) months from the date
of the damage;
	 
	 	(b)	 	the Lessor gives a notice under clause 20.1(b) and the strata
company does not restore or reinstate the Building or make the Premises fit for
use by the Lessee within the estimated time and continues to fail to restore or
reinstate the Premises or the Building so as to make the Premises fit for use
within one (1) month after the Lessee gives to the Lessor a notice of intention
to terminate this Lease;
	 
	 	(c)	 	the Lessor does not comply with clause 20.1; or
	 
	 	(d)	 	the Premises remain unfit for occupation and use for a period
of at least three (3) months.

	 	20.3	 	No liability as a result of termination

No liability attaches to the Lessor or the Lessee as a result of the termination of this Lease under clause 20.
	 
	 	20.4	 	Abatement of Rent
	 
	 	 	 	If:

	 	(a)	 	the Building or any part of the Building is so
destroyed or damaged as to render the Premises substantially unfit for
occupation and use or interfere substantially with the Lessee’s Rights; and
	 
	 	(b)	 	payment of insurance money in respect of the damage or
destruction is not at any time refused or withheld in whole or in part as a
result of any act or omission of the Lessee,

	 	 	 	the Rent or a fair and just proportion according to the nature and extent
of the damage sustained will from the date of damage or destruction until
the Building is reinstated or restored abate and cease to be payable.”

	(h)	 	Further provisions

	 	(i)	 	Neither this Lease nor the Term is affected by any
order made by the Supreme Court under Part III of the Strata Titles Act
varying the strata scheme or substituting a new strata scheme for or
terminating the strata scheme unless the order is for the termination of
the strata scheme in consequence of damage to or the destruction of the
Building.
	 
	 	(ii)	 	The Lessee has no claims or rights against the Lessor
in consequence of the exercise by the strata company of any of the strata
company’s rights, duties or powers under the Strata Titles Act.
	 
	 	(iii)	 	Where any right or power granted to the Lessor or
obligation imposed upon the Lessor under this Lease may only be exercised
or carried out by the strata company or with the approval of the strata
company, then the Lessor has no duty to perform or observe that obligation
unless the strata company gives any necessary approval and in the
appropriate case, must use reasonable endeavours to ensure that the strata
company carries out or observes that obligation. For the purposes of this
provision, “reasonable endeavours” is limited to the exercise by the Lessor
of its voting rights in relation to the act or matter in question.

PAGE 22

 

	30.	 	GST

	 	30.1	 	GST PAYABLE
	 
	 	 	 	The Lessee shall pay to the Lessor any GST payable by the Lessor in accordance with
the requirements of the GST Act. Such payments are to be made by the Lessee prior to
the date for payment of the GST by the Lessor or on the dates for the payment of
Rent, Outgoings, Services or Managing Agents fees, whichever is the earlier. The
Lessee hereby indemnifies the Lessor in relation to the payment of any GST
	 
	 	30.2	 	GST EXCLUSIVE
	 
	 	 	 	Any Rent or other payment obligation stated or referred to in this Lease does not
include GST unless it is expressly included and GST must be paid in addition to that
Rent or payment obligation. Unless GST is expressly included, the consideration for
any supply by the Lessor to the Lessee is increased by an amount equal to the amount
of that consideration multiplied by the rate at which GST is imposed in respect of
that supply.
	 
	 	30.3	 	TAX INVOICE
	 
	 	 	 	If registered for GST, the Lessor must provide to the Lessee a GST tax invoice as
required by the GST Act.

	31	 	Security Bond

	 	31.1	 	AMOUNT OF SECURITY
	 
	 	 	 	The Lessee will pay to the Lessor before the Date of Commencement the Security Bond
specified in Item 18 of the Particulars to be held by the Lessor as and by way of
bond and security for the performance by the Lessee of the Lessee’s Covenants in
this Lease.
	 
	 	31.2	 	INTEREST BEARING
	 
	 	 	 	The Security Bond may be held in an interest bearing bank account in the name
of the Lessor. Any interest earned on it will accrue to the Lessee but be paid
in accordance with this clause.
	 
	 	31.3	 	APPLIED TO ARREARS
	 
	 	 	 	The Security Bond and any interest on it may at any time during the currency of or
after the determination of the tenancy created by this Lease be applied by the
Lessor towards arrears of Rent, damages or losses caused by or arising out of any
breach of the Lessee’s Covenants or the payment of any other monies payable by the
Lessee to the Lessor pursuant to the Lease and any costs relating to and arising out
of the same. The Lessee will not be entitled to offset the Security Bond against any
obligation under this Lease.
	 
	 	31.4	 	RETURN
	 
	 	 	 	Provided the Lessee is not then in default under the terms of the Lease, the Lessor
will pay to the Lessee the balance of the Security Bond and interest (if any)
remaining after the determination of the Lease.
	 
	 	31.5	 	FURTHER MONIES
	 
	 	 	 	Where the Lessor applies the Security Bond pursuant to this clause, the Lessor may
call upon the Lessee by notice in writing to deposit further monies into the
Security Bond to make it equal to the full amount of it and the failure of the
Lessee to comply with such notice will constitute a breach of the Lease. Any
application of the Security Bond by the Lessor in accordance with this clause will
not prejudice the Lessor or any of the Lessor’s rights apart from the Lessor’s
rights to recover the amounts received out of the Security Bond. The failure of the
Lessor to apply the Security Bond in respect of any matters which may call for its
application will not in any way whatsoever represent a waiver or estoppel or
otherwise prejudice the right of the Lessor to take any action permitted by the
Lease including the application of the Security Bond in accordance with this clause.

	32.	 	Miscellaneous

	 	32.1	 	Accrual on a daily basis
	 
	 	 	 	Money accrues daily under this Lease.
	 
	
	32.2	 	 Statutory Powers
	 
	 	 	 	The powers conferred on the Lessor by or under any Act are in addition to the
Lessor’s Rights except to the extent inconsistent with this Lease.
	 
	 	32.3	 	Moratorium not to apply
	 
	 	 	 	Unless application is mandatory by law the provisions of any Act do not apply to
this Lease so as to abrogate, extinguish, postpone or otherwise prejudicially affect
the Lessor’s Rights.
	 
	 	32.4	 	Severance
	 
	 	 	 	If any part of this Lease is, or becomes, void or unenforceable that part is severed
from this Lease so that all parts that are not void or unenforceable remain in full
force and effect and are unaffected by that severance.

PAGE 23

 

	 	32.5	 	Waivers

	 	(a)	 	A failure to exercise or delay in exercising any right, power
or privilege in this Lease by any party is not a waiver of that right, power or
privilege.
	 
	 	(b)	 	A partial exercise of any right, power or privilege does
not preclude any further exercise of that right, power or privilege, or
the exercise of any other right, power or privilege.

	 	32.6	 	Variation

This Lease may be varied only by deed executed by all of the parties.
	 
	 	32.7	 	Further assurances
	 
	 	 	 	The parties shall execute and do all acts and things necessary or desirable to
implement and give full effect to the provisions and purpose of this Lease.
	 
	 	32.8	 	Counterparts
	 
	 	 	 	This Lease may be executed in any number of counterparts each of which is
an original and all of which constitute one and the same instrument.
	 
	 	32.9	 	Payment of Money
	 
	 	 	 	Any sum of money to be paid to the Lessor must be paid to the Lessor at the Address
or as otherwise directed by the Lessor by notice from time to time.

PAGE 24

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