Okaloosa County BOCC — December 16, 2014 — Lease - Okaloosa Walton Homeless Continuum of Care Opportunity Inc -Final — reading text

LEASE This Lease entered into this day of , 2014, by and between, OKALOOSA COUNTY, a political subdivision of the State of Florida, by and through its Board of County Commissioners, herein referred to as “Lessor”, and OKALOOSA WALTON HOMELESS CONTINUUM OF CARE, OPPORTUNITY, INC., a Florida Non Profit Corporation, herein referred to as “Lessee”. SECTION ONE SUBJECT AND PURPOSE Lessor does hereby Lease that certain portion of the building, as indicated in the attached and incorporated Addendum “A”, located at 207 NE Hospital Drive, City of Fort Walton Beach, County of Okaloosa, State of Florida, known commonly as the “Old Ft. Walton Beach Hospital”, (“Leased Premises”) to Lessee for the following purposes: 1. General administrative offices and necessary administrative support spaces for the provision of counseling and services to persons who are homeless or in imminent danger of becoming homeless. 2. No other use is authorized for any portion of the space covered by this Lease. SECTION TWO TERM AND RENT Lessee shall pay to Lessor for the use and occupancy of the space shown in the attached Addendum “A” the sum of $1.00 per year, it being intended that the fair rental value of the premises utilized by the Lessee as an in-kind match for federal programs serviced by Lessee, which shall be due and payable on the first day of the Lease period of each year. The term of the Lease shall begin on the 1st day of October 2014, and end on the 30th day of September, 2017. Upon expiration of the initial Lease term, Lessee shall have the option to extend the Lease, at the rental rate set forth above, for two additional but separate one year terms. SECTION THREE ADDITIONAL RENT In addition, Lessee shall pay any and all taxes, charges, costs, and expenses that may be due as a result of this Lease, together with all interest and penalties that may accrue thereon, in the event of the failure of Lessee to pay those items, and all other damages, costs, expenses, and sums that Lessor may suffer or incur, or that may become due, by reason of any default of the Lessee of failure by Lessee to comply with the terms and conditions of this Lease shall be deemed to be additional rent, and, in the event of non-payment, Lessor shall have all the rights and remedies as herein provided for failure to pay rent.  SECTION FOUR ALTERATIONS, ADDITIONS, AND IMPROVEMENTS Lessee may not make any additions, alterations, or changes of any kind to the Leased Premises or on Lessor’s property without the expressed written consent of Lessor. 1. Permission. Lessee shall submit a complete work plan of any and all work that Lessee proposes to undertake to Lessor in advance of any work beginning. Lessee may not begin any work without written permission in advance from Lessor. 2. Costs. The full costs to accomplish any work plan approved by Lessor shall be borne entirely by Lessee. 3. Permitting and Inspection. All work authorized by Lessor and undertaken by Lessee, or Lessee’s contractor(s) or agent(s) shall be properly permitted by the appropriate inspecting authority and shall comply with all laws, rules, and regulations administered by any agency having jurisdiction over the work to be done. 4. License and Insurance. All contractors performing work on the Leased Premises shall be properly licensed and insured to perform the work. Prior to commencement of work at the Leased Premises, Contractors shall submit to the Lessor a Certificate of Insurance naming the Lessor as an additional insured with limits of coverage as follows: a. Workers Compensation – i. State - statutory limit ii. Employers Liability - $1,000,000 limit each accident b. Business Automobile - $1,000,000 each occurrence (combined single limit) c. Commercial General Insurance - $1,000,000 each occurrence (combined single limit) d. Professional Liability - $1,000,000 each occurrence (combined single limit) e. Personal and Advertising Injury - $250,000 per person 5. Payment. Lessee is solely responsible for the payment for all items contracted for or purchased by Lessee. Lessee will take whatever actions that are necessary to remove any lien(s) placed on the property as a result of Lessee’s activities. 2  6. Ownership. All approved alterations, additions, and improvements to the Leased Premises shall remain in place and become the property of Lessor at the conclusion of the Lease term. SECTION FIVE USE, MAINTENANCE, AND REPAIRS Lessee shall, at all times during the Lease and at its own cost and expense, repair, replace, and maintain in a good, safe, and substantial condition, the interior of the Leased Premises and shared common areas, including bathrooms and hallways. Lessee shall at Lessee’s own expense maintain and make timely repairs to: 1. HVAC System. General maintenance of HVAC systems; replace filters in a timely manner; clean and tune up the equipment according to the manufacturer’s recommendations. 2. Other. Clean and maintain restroom fixtures, flooring, ceilings, walls, windows, doors, and any other items in a customary manner to preserve function and value. Lessee also recognizes that it will share certain common areas in the Leased Premises, such as bathrooms and hallways, with another tenant of Lessor, the Okaloosa County Council on Aging, Inc. (“Council on Aging”). Lessee and the Council on Aging shall enter into a separate written agreement addressing each tenant’s obligations and responsibilities as to the cleaning and maintenance of shared common areas. A copy of such written agreement and any amendments thereto shall be provided to Lessor. Lessee shall not allow any overnight occupancy or stays on the Leased Premises or in any portion of the space covered by this Lease. Lessee’s authorized parking on the Lessor’s property is limited to one vehicle per staff member of Lessee assigned to work at the Leased Premises. No vehicles or trailers may be parked overnight on Lessor’s property without the express written consent of the Lessor. Further, Lessee shall not store any good, items, or materials outside that portion of the Leased Premises assigned to Lessee on Addendum A without the express written consent of the Lessor. SECTION SIX TAXES Lessee shall pay on or before the last day on which payment may be made without penalty or interest, all taxes, assessments, or other governmental charges that shall or may, during the lease term, be imposed on or arise in connection with the use of the Leased Premises. 3  SECTION SEVEN UTILITIES Utilities for the Leased Premises are provided and maintained through accounts billed to the Council on Aging. Lessee shall pay to the Council on Aging a negotiated monthly amount towards the cost of utilities utilized by Lessee, which shall be set forth in a separate written agreement between Lessee and the Council on Aging that addresses the Lessee’s obligations and responsibilities to the Council on Aging for payments toward of utility costs. A copy of such written agreement and any amendments thereto shall be provided to Lessor. Lessee agrees that in the event of Lessee’s failure to pay such agreed upon amount for utility charges to the Council on Aging where the non-payment or under payment remains uncured for a period of thirty (30) days that Lessor may treat such failure to pay as an event of default under this Lease subject to the rights and remedies available to Lessor for an event of default pursuant to Section Twenty- One herein. SECTION EIGHT MECHANICS’ LIENS - CONSENT OF LESSOR Nothing in this Lease shall be deemed or construed in any way as constituting the consent or request of Lessor, expressed or implied, by inference or otherwise, to any contractor, subcontractor, laborer, or materialman for the performance of any labor or the furnishing of any materials for any specific improvement, alteration to, or repair of the Leased Premises or any part thereof, nor as giving Lessee any right, power, or authority to contract for or permit the rendering of any services or the furnishing of any materials that would give rise to the filing of any lien against the Lessor’s building, property, or any portion thereof. SECTION NINE UNLAWFUL OR DANGEROUS ACTIVITY Lessee shall neither use nor occupy the Leased Premises or any part thereof of for any unlawful or hazardous business purpose nor operate or conduct its business in a manner constituting a nuisance of any kind. Lessee shall immediately, on discovery of any unlawful or hazardous use, take action to halt such activity. SECTION TEN INSURANCE AND INDEMNITY Lessee shall maintain during the term of this Lease adequate insurance coverage through insurance policies upon which the Lessor shall be named as an additional insured as follows: a. Workers Compensation – i. State - statutory limit ii. Employers Liability - $100,000 limit each accident 4  b. Business Automobile - $1,000,000 each occurrence (combined single limit) c. Commercial General Insurance - $1,000,000 each occurrence (combined single limit) Lessee shall provide to Lessor Certificates of Insurance demonstrating that the required insurance coverage has been obtained and showing that Lessor is named as an additional insured on such insurance policies. Lessee further recognizes that the Lessor is not currently maintaining property damage insurance on the Leased Premise but may elect to do so in the future during the term of this Lease. In the event that Lessor elects to purchase property damage insurance on the Leased Premise during the term of this Lease then Lessee shall be responsible for payment to Lessor of a pro rata share of the costs of such insurance, which will be calculated based upon the squared footage of the Leased Premises occupied by the Lessee. Lessee also agrees to indemnify Lessor against all expenses, liabilities, and claims of every kind, including reasonable counsel fees, by or on behalf of any person or entity arising out of either: 1. A failure by Lessee to perform any of the terms or conditions of this Lease. 2. Any injury or damage happening on or about the Lessor’s building or property resulting from the Lessee’s occupancy, operations, or use of the Leased Premises pursuant to this Lease.