5A(1) Lease for 131 S. Michigan St

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of-way and other matters of record. Landlord agrees that if Tenant observes all of tho terms and conditions of, and performs all of its obligations under, this Lease, then, at all times dtu•ing the Term, subject to the terms and conditions of this Lease, Tenant shall have the peaceable and quiet enjoyment of possession of the Premises, without any manner of hindrance from parties claiming under, by, or through Landlord. r1RTICLE III. TER~'~1. 3.1. Initial Term. The "Commencement. Date" shall commence on the earlier of: (i) that date which is the Delivery Date (as defined in Section 4.1 ; or (ii) the date on which Tenant opens its business in the Premises to the public, whichever is earlier, The Initial Term shall end on that date which is Three (3) Lease Years and Two (2) Months after the Conunencemerrt Date, unless earlier terminated in accordance with the provisions of this Lease (the "Termination Date''). Tenant hereby covenants that within five (5) days after the Commencement Date, it shall execute the Commencement Certificate attached hereto as Exhibit E and made a part hereof, and deliver it to Landlord. 3,2, Extension Options, Provided that no Event of Default, as hereinafter defined; or any facts which with the giving of notice or passage of time, or both, would constitute an Event of Default, exists at the time of the exercise of any option to extend the Term hereof or exists at the end of the Initial Term, Tenant may renew this Lease and extend the Initial Terni hereof for one (1}additional period of Three (3) years (such Three (3) year period being referred to as an "Extended Term"), on the same terms and provisions as provided in this Lease (except that the Modified Gross Rent due in such Extended Term shall be subject to negotiation), by delivering written notice of the exercise of such option to extend to Landlord not later than one hundred and eighty (180) days before the expiration of the Initial Term of this Lease. If Tenant fails to exercise its option to extend the Term hereof in the time periods set forth in this Section 3.2, all such option to extend shall itntnediately terminate and have no furtYter force or effect, without further notice from Landlord. Any reference in this Lease to the "'Term" shall mean the Initial Term as it may be extended pursuant to this Section 3.2. 3.3. Holding Over, If Tenant fails to surrender the Prenises upon the expiration of the Term or earlier termination of the Lease (it being agreed that Tenant shall not be permitted to so hold over without Landlord's written consent). Tenant shall pay Landlord for each day of such holding over a sum equal to one hundred and twenty-five percent {125°~0) of the Modified Gross Rent payable during the preceding Lease Year prorated for the numbor of days for such holding over, plus 'Tenant's Pro Rata Sharo of all other amounts which Tenant would have been required. to pay hereunder had this Lease been in effect (die "Holdover Rent''}. If Tenant holds over without Landlord's vn•itten consent for a period in excess of thirty {30) days without any action from Landlord to dispossess Tenant, Tenant shall be deemed to occupy the Premises on a tenancy from month-to-month at the Holdover Rent, and all other terms and provisions of this Lease shall be applicable to such period. At any time, either party may terminate such tenancy from month-to-month upon written notice delivered to the other party at least thirty {30) days in advance, 'Tenant hereby waives any and all notice to which Tenant may otherwise be entitled raider the laws of the State of Indiana (the "State") as a prerequisite to a suit agautst Tenant for unlawful detention or possession of the Premises. Tcnartt shall Indemnify, as hereinafter defined, Landlord from any Loss, as hereinafter defined, resulting from such hold over, including without limitation any liability incurred by Landlord to any succeeding tenant of the Premises. ARTICLE I~'. CONSTRti CTIOlt' 4.1. Landlord's W"ork. Landlord shall perform the work described in Exhibit D, attached hereto and made a part hereof (the "Landlord's Work") substantially in accordance with the plans and specifications for LandIord's Work, as such plans and specifications may be modified by Landlord as appropriate to complete Landlord's Work (the "Plans''}. The "Deliver Date 'shall be the date upon which Landlord's Work is substantially complete in accordance with flee Plans, subject to delineated "punch-list" items that do not prevent Tenant from using the Premises for the purpose of: (a) conducting its nomtal business operations; or (b) completing Tenant's Worh, as hereinafter defined. On the Delivery Date, Tenant shall have full occupancy of the Premises, subject to all