General Form of Lease

General Form of Lease of Warehouse to Warehouseman

This Lease Agreement made this day of , 20 ,

between , a corporation organized and existing under

(Name of Lessor)

the laws of , with its principal office located at at , referred to hereinafter as Lessor,

(Street Address, City, County, State, Zip Code)

and , a corporation organized and existing under the

(Name of Warehouse Company)

laws of , with its principal office located at

(Street Address, City, County, State, Zip Code)

referred to herein as the Lessee.

Whereas, Lessor is the sole owner of the premises described below (the Premises), and desires to lease the premises to a suitable Lessee for commercial purposes; and

Whereas, Lessee has been and now is conducting a public Warehouse business; and

Whereas, Lessee desires to lease the Premises for the purpose of conducting warehousing operations on the Premises; and

Whereas, the Parties desire to enter a lease agreement defining their rights, duties, and liabilities relating to the Premises;

Now, therefore, for and in consideration of the mutual covenants contained in this agreement, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows:

In consideration of the matters described above, and of the mutual benefits and obligations set forth in this agreement, the Parties agree as follows:

I. Description of Premises. Lessor leases to Lessee the Warehouse building known as located at ,

(The Warehouse) (Street Address, City, County, State, Zip Code)

described more particularly as follows:

II. Term. Warehouse shall be held on a tenancy from year to year or until such tenancy shall be terminated by a day written notice given by either Party to the other.

(Number)

Under no circumstances, however, shall this Lease be terminated:

A. If Lessee has issued and there are outstanding Warehouse receipts on any goods stored in Warehouse, until all such Warehouse receipts are returned and delivered to Lessee for cancellation.

B. Until Lessor has paid to Lessee all charges due and owing by Lessor to Lessee for storage, labor, and other charges and advancements on all goods and merchandise stored by Lessor in Warehouse.

C. Until Lessor has paid to Lessee all amounts due Lessee by Lessor either under this Lease or under any other contract entered into between Lessor and Lessee and referring to this Lease and to Warehouse.

III. Rent. Lessee shall pay Lessor rent in installments of $ each year, beginning on , with succeeding payments due on the day of of each year until termination of the Lease.

(Date) (Name of Month)

On termination prior to such day of in any year, rent shall be apportioned according to the part of the rental year that has elapsed on the date of termination.

IV. Security Deposit. In addition to the rental provided for in this Lease Agreement, Lessor acknowledges receipt of $ deposit which constitutes a security deposit for the faithful performance of the Lease and which shall be returned to Lessee on performance of this Lease Agreement.

V. Title of Lessor and Quiet Enjoyment.

A. Lessor warrants that Lessor is the owner of the Warehouse and that Warehouse is subject to no mortgages or trust deeds, except:

Lessor shall deliver to Lessee a written subordination of the said mortgage by the terms of which the mortgagee under the mortgage agrees that Lessee's rights in this Lease shall not be in any manner affected by the foreclosure or foreclosure and sale of Warehouse under the mortgage and that any such sale shall be made subject to the rights accorded Lessee under this Lease.

B. Lessor warrants and guarantees peaceful possession of Warehouse by Lessee. If Lessor is not the owner of Warehouse, Lessor shall indemnify Lessee against any and all claims, demands, costs, obligations, attorney's fees, or other expenses incurred by Lessee in defending such claims.

C. Lessee shall hold Warehouse free from any eviction or interference by Lessor if Lessee pays the rent provided above, and otherwise fully and punctually performs the terms and conditions imposed on Lessee by this Agreement.

VI. Use of Premises; Assignment or Sublease. Unless Lessor is in default to Lessee, Lessee shall not, without Lessor's consent, assign or sublet Warehouse for all or any part of the Lease term, or occupy or use Warehouse in any manner other than for storage purposes and for the transaction of such business as may be connected with or incident to storage.

VII. Control of Premises by Lessee. Lessee shall have the sole dominion and control of Warehouse as a public warehouseman, and shall be entitled as public warehouseman at all times to receive and store merchandise and goods in or on the Warehouse premises and to issue Warehouse Receipts for the merchandise and goods.

VIII. Entry on Premises by Lessor. Lessor shall not have access to Warehouse, except with Lessee's written permission, and Lessor shall not attempt to exercise control over any of the goods delivered to Lessee for storage during the existence of this Lease. However, Lessor reserves the right to enter Warehouse at reasonable times to inspect Warehouse, perform required maintenance and repairs, or make additions, alterations, or modifications to any part of Warehouse, and Lessee shall permit Lessor to do so. Lessor may erect scaffolding, fences, and similar structures, post relevant notices, and place moveable equipment in connection with making alterations, additions, or repairs, all without incurring liability to Lessee for disturbance of quiet enjoyment of Warehouse, or loss of use of Warehouse.

IX. Access to Premises by Lessee. At all times during the term of this Lease, Lessee shall have the right to free ingress to and egress from Warehouse, through or over any other premises of Lessor.

X. Signs or Marks. During the term of this Lease, Lessee may place and maintain such signs or marks in or on the Warehouse premises or on the merchandise or goods stored in Warehouse as may be necessary to indicate Lessee's proprietorship of Warehouse and to the merchandise or goods stored in the Warehouse.

XI. Facilities of Lessor. Lessee shall have the right at all times during the continuance of this Lease to employ any facilities of Lessor for receiving, handling, weighing, storing, moving, protecting, preserving, reconditioning, packing, shipping, or delivering property stored in Warehouse.

XII. Maintenance and Repair. Lessor shall keep Warehouse, including the roof, all pipes, and all other apparatus installed in Warehouse, in good condition and repair at Lessor's own cost and expense, and Lessee shall not be required to make any repairs of any kind to, in, or about Warehouse.

XIII. Partial Destruction of Premises. Partial destruction of Warehouse shall not render this Lease void or voidable, nor terminate it except as provided in the Agreement. If Warehouse is partially destroyed during the term of this Lease, Lessor shall repair Warehouse when such repairs can be made in conformity with governmental laws and regulations, within days of the partial destruction.

(Number)

Written notice of the intention of Lessor to repair Warehouse shall be given to Lessee within days after any partial destruction.

(Number)

Rent will be reduced proportionately to the extent to which the repair operations interfere with the business conducted in Warehouse by Lessee. If the repairs cannot be made within days, either party shall have the option to terminate this lease.

(Number)

XIV. Liability Insurance. Lessee shall procure and maintain in force at Lessee's expense during the term of this Lease and any extension of this Lease public liability insurance with insurers and through brokers approved by Lessor. Such coverage shall be adequate to protect against liability for damage arising out of accidents occurring in or around Warehouse in a minimum amount of $ for each person injured, $ of personal injury liability insurance per accident for injuries sustained in any one accident, and $ of property damage liability insurance per accident for property damage in any one accident. The insurance policies shall provide coverage for any liability of Lessor on any such claims. The policies shall be delivered to Lessor for safekeeping.

XV. Condemnation. Condemnation of all or any part of the Warehouse premises through eminent domain proceedings shall operate to terminate this Lease.

XVI. Utilities. Lessee shall arrange and pay for all utilities furnished to Warehouse for the term of this Lease, including electricity, gas, water, sewer, and telephone service.

XVII. Delay in Delivering Possession. This Lease shall not be rendered void or voidable by the inability of Lessor to deliver possession to Lessee on the date set forth in Section II, and Lessor shall not be liable to Lessee for any loss or damage suffered by reason of such a delay if Lessor delivers possession no later than .

(Date)

In the event of a delay in delivering possession, the rent for the period of such delay will be deducted from the rent due.

XVIII. Storage off Premises. If Lessor violates any of the terms or conditions of this Lease, in any manner interferes with or makes more difficult the duties of the agents, servants, or employees of Lessee, or becomes insolvent; if Warehouse becomes involved in any manner in litigation; if Lessor or Lessee is ejected or ousted from Warehouse, or proceedings are begun for that purpose; or if Lessee at any time deems it necessary for the protection of Lessee's interest or of the property stored; Lessee shall have the right to remove all property from Warehouse to such other place or places as Lessee may deem proper or expedient. In case of any such removal, Lessor shall pay Lessee all expenses of such removal and of storing the property elsewhere until all Warehouse receipts representing property so stored are returned to Lessee properly endorsed for delivery and until such delivery has been completed.

XIX. Entire Agreement. This Lease Agreement shall constitute the entire Agreement between the Parties. Any understanding or representation of any kind preceding the date of this Lease Agreement shall not be binding on either party except to the extent incorporated in this Lease Agreement.

XX. Governing Law. This Agreement shall be governed by, construed, and enforced in accordance with the laws of the State of .

(Name of State)

(Acknowledgments)