Commercial Martial Arts Lease Agreement

COMMERCIAL MARTIAL ARTS LEASE AGREEMENT

This Commercial Martial Arts Lease Agreement (the Agreement) is entered into as of Effective Date: by and between Lessor Name: , an entity comprised as Entity Type: Corporation LLC Individual, with principal address: (hereinafter "Lessor"), and Lessee Name: , an entity comprised as Entity Type: Corporation LLC Individual, with principal address: (hereinafter "Lessee"). Lessor and Lessee are sometimes individually a Party and collectively the Parties.

RECITALS

WHEREAS, Lessor is the lawful owner or authorized agent of the commercial premises described as: , Suite/Unit: (the "Premises"), containing approximately square feet.

WHEREAS, Lessee operates a martial arts school specializing in instruction, training, and related activities, and desires to lease the Premises for such commercial martial arts purposes; and

WHEREAS, Lessor is willing to lease the Premises to Lessee under the terms and conditions set forth herein.

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, the Parties agree as follows:

1. LEASED PREMISES

1.1 Demise. Lessor hereby leases to Lessee and Lessee hereby leases from Lessor the Premises described above, together with the non-exclusive right to use customary common areas serving the building, subject to the terms of this Agreement.

1.2 Permitted Use. Lessee shall use the Premises solely for the operation of a martial arts school, fitness classes, seminars, and ancillary retail sales of related goods, and for no other purpose without Lessor's prior written consent. Lessee shall not conduct activities that materially increase risk of injury, hazardous waste generation, or significantly increase insurance premiums without prior written consent.

2. TERM

2.1 Lease Term. The Lease Term shall commence on Commencement Date: and expire on Expiration Date: , unless sooner terminated or extended in accordance with this Agreement.

2.2 Early Access. Any early access by Lessee prior to Commencement Date shall be subject to a separate written agreement; absent such agreement, Lessee has no right to occupy or alter the Premises before Commencement Date.

3. RENT AND CHARGES

3.1 Base Rent. Lessee shall pay to Lessor base rent in the amount of $ per month, payable in advance on the first day of each calendar month at Lessor's address for Notices or at such other place designated by Lessor in writing.

3.2 Additional Rent. Lessee shall also pay Lessee's proportionate share of operating expenses, common area maintenance, utilities, taxes, insurance premiums, and other sums designated as Additional Rent by Lessor. Any Additional Rent adjustments shall be calculated in accordance with the method set forth in the attached Special Provisions.

3.3 Late Charges and Interest. Any Rent not received within five (5) days after written notice of nonpayment shall bear a late fee equal to the lesser of $50.00 or five percent (5%) of the overdue amount, plus interest at the maximum lawful rate thereafter until paid.

4. SECURITY DEPOSIT

4.1 Deposit Amount. Lessee shall deposit with Lessor a security deposit in the amount of $ to secure Lessee's performance. Lessor may apply such deposit to cure Lessee defaults, repair damage, or satisfy unpaid obligations.

5. MAINTENANCE, REPAIRS AND ALTERATIONS

5.1 Lessor's Obligations. Lessor shall maintain the structural components of the building, roof, exterior walls, and major building systems, except where damage is caused by Lessee's acts or omissions. Lessor shall perform such maintenance in a commercially reasonable manner.

5.2 Lessee's Obligations. Lessee shall keep the Premises in good order and repair, at Lessee's expense, including daily cleaning, minor repairs, and routine maintenance of flooring, mats, training equipment, doors, windows, and interior finishes. Lessee shall promptly notify Lessor of any condition requiring Lessor's repair.

5.3 Alterations. Lessee shall not make structural alterations, changes to plumbing, electrical modifications, or attach permanent fixtures without Lessor's prior written consent. Consent shall not be unreasonably withheld for non-structural improvements. All approved permanent improvements shall become part of the Premises upon installation unless Lessor requires their removal at Lessee's expense at lease termination.

6. SPECIAL PROVISIONS FOR MARTIAL ARTS OPERATION

6.1 Flooring and Equipment. Lessee may install temporary training mats, padded walls, anchors for bag mounts, and other non-structural training equipment provided such installations do not compromise structural integrity. Lessee shall secure proper permits when required and shall remove temporary equipment and restore damaged surfaces upon surrender unless otherwise agreed.

6.2 Hours and Noise. Lessee shall operate within the building hours established by Lessor or the property rules. Lessee shall maintain classes and activities at noise levels and intensities that comply with applicable ordinances and do not unreasonably interfere with other tenants. Repeated violations shall constitute default.

6.3 Safety and Supervision. Lessee shall ensure qualified instructors supervise all activities, maintain reasonable safety protocols, keep first aid equipment accessible, and promptly report incidents to Lessor where Premises conditions may have contributed to injury.

7. INSURANCE AND INDEMNITY

7.1 Insurance Requirements. Lessee shall, at its expense, maintain commercial general liability insurance with limits not less than $ per occurrence and property insurance covering Lessee's personal property and improvements. Lessee shall name Lessor as an additional insured where the policy permits.

7.2 Indemnity. Lessee shall indemnify, defend and hold harmless Lessor, its agents and employees from and against all claims, damages, liabilities, losses, costs and expenses (including reasonable attorney fees) arising out of Lessee's use of the Premises, except to the extent such claims result from Lessor's gross negligence or willful misconduct.

8. UTILITIES AND TAXES

8.1 Utilities. Lessee shall be responsible for all utility services to the Premises, including water, gas, electricity, internet, telephone and trash removal, unless otherwise agreed in writing.

8.2 Taxes. Lessee shall pay any personal property taxes and, to the extent provided below, a proportionate share of real property taxes and assessments that are designated as Lessee's obligation under this Lease.

9. ASSIGNMENT AND SUBLETTING

Lessee shall not assign, transfer or sublet the Premises or any interest under this Lease without Lessor's prior written consent, which shall not be unreasonably withheld for approved successor martial arts operators. Any approved assignee must execute a written assumption of Lessee's obligations. Lessee remains primarily liable unless expressly released in writing.

10. DEFAULT AND REMEDIES

10.1 Events of Default. Lessee shall be in default upon failure to pay Rent within five (5) days after written demand, abandonment of the Premises, failure to maintain required insurance, or material breach of any covenant that remains uncured for thirty (30) days after written notice (or such longer cure period as reasonably necessary if Lessee is diligently pursuing cure).

10.2 Remedies. Upon default, Lessor shall have all remedies available at law and in equity, including termination, recovery of Rent and damages, and re-entry. Lessor's acceptance of partial payment shall not waive any default unless expressly agreed in writing.

11. SURRENDER; HOLDOVER

11.1 Surrender. Upon expiration or termination, Lessee shall vacate and surrender the Premises broom-clean, removing all Lessee personal property and trade fixtures unless Lessor notifies Lessee to abandon certain permitted improvements. Lessee shall repair damage caused by removal.

11.2 Holdover. Any holdover shall, at Lessor's election, constitute a tenancy at sufferance subject to payment of Rent at one hundred twenty-five percent (125%) of the prior monthly Rent and liability for damages.

12. ENVIRONMENTAL COMPLIANCE

Lessee shall not cause or permit the storage, use or disposal of hazardous materials on or about the Premises except for ordinary cleaning agents in typical quantities. Lessee shall comply with all environmental laws and indemnify Lessor for any contamination caused by Lessee's operations.

13. SIGNAGE AND PARKING

13.1 Signage. Lessee may install signage only in locations approved in writing by Lessor and in compliance with applicable laws and building standards. Lessee shall obtain permits and pay costs related to installation and removal.

13.2 Parking. Lessee's right to customer and staff parking shall be as set forth in written rules for the property. Lessor may reasonably regulate parking to ensure availability and safety.

14. ACCESS AND INSPECTION

Lessor and Lessor's agents shall have the right to enter the Premises upon reasonable prior notice to inspect, perform maintenance, show the Premises to prospective tenants or purchasers, or for emergency repairs. Lessor shall endeavor to minimize interference with Lessee operations.

15. NOTICES

All notices, demands or requests required or permitted under this Agreement shall be in writing and delivered by hand, nationally recognized overnight courier, or certified mail, return receipt requested, to the addresses set forth below (or to such other address as either Party designates in writing).

16. SUBORDINATION; ESTOPPEL

16.1 Subordination. This Lease shall be subordinate to any ground or superior lease and to any mortgage or deed of trust now or hereafter encumbering the property, provided that any mortgagee or ground lessor shall agree to recognize Lessee's rights in the event of foreclosure.

16.2 Estoppel. Lessee shall, upon ten (10) days' written request by Lessor, execute and deliver an estoppel certificate confirming the status of this Lease, Rent paid, and any existing defaults.

17. GOVERNING LAW; ATTORNEY FEES

This Agreement shall be governed by and construed in accordance with the laws of the state where the Premises are located. In any action to enforce this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs.

18. ENTIRE AGREEMENT; SEVERABILITY; AMENDMENT

18.1 Entire Agreement. This Agreement, including any attachments and written amendments signed by both Parties, constitutes the entire agreement between the Parties with respect to the Premises and supersedes all prior negotiations and agreements.

18.2 Severability. If any provision of this Agreement is held invalid or unenforceable, such provision shall be severed and the remaining provisions shall remain in full force and effect.

18.3 Amendment. No amendment, modification, or waiver of any provision of this Agreement shall be effective unless in writing and signed by both Parties.

19. WAIVER; COUNTERPARTS

No failure or delay by either Party in exercising any right or remedy under this Agreement shall operate as a waiver. This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which together shall constitute one instrument.

20. ADDITIONAL PROVISIONS

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