Temporary Lease Agreement

NEW JERSEY COMMERCIAL LEASE

This lease agreement is entered into on this the day of , 20 , by and between:

(hereinafter called “LESSOR”), whether one or more,

and

(hereinafter called “LESSEE”), whether one or more.

For valuable consideration, the receipt and sufficiency of which is hereby acknowledged, LESSOR and LESSEE do hereby covenant, contract and agree as follows:

1. PREMISES AND TERM: LESSOR, hereby leases to LESSEE for the term commencing on the and ending on the (the “TERM”) the following described premises in its present condition, located in County, New Jersey:

(hereinafter called the “PREMISES or LEASED PREMISES”). LESSEE also has a right for the benefit of LESSEE, its employees, agents and invitees for access to and from the Leased Premises through the building and over property of LESSOR adjoining the Leased Premises, and to use those parts of the building designated by LESSOR for use by LESSEE, including but not limited to toilet rooms, elevators and unrestricted parking areas, if any.

2. RENEWAL: LESSEE and LESSOR may agree to extend or renew the lease, with any agreed modifications, in a separate, signed document.

3. RENT: The LESSEE covenants to pay to LESSOR as Rent the sum of Dollars ($ ) per month, in advance without demand on or before the first day of each month at the office of the LESSOR. The Rent for the month of , which is the first month of this lease shall be paid in the amount of Dollars ($ ), which amount is the prorated rent based upon the date this lease commences.

The LESSEE shall pay the Rent when due and payable, without any setoff, deduction or prior demand whatsoever. Any payment by LESSEE or acceptance by LESSOR of a lesser amount than shall be due from LESSEE to LESSOR shall be treated as payment on account. The acceptance by LESSOR of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check, that such lesser amount is payment in full, shall be given no effect, and LESSOR may accept such check without prejudice to any other rights or remedies which LESSOR may have against LESSEE.

4. LATE CHARGES: LESSEE shall pay a late charge in the amount of percent ( %) of the outstanding delinquent balance for any payment of the rent not made within days after the due date to cover the extra expense involved in handling late payments, but not more than dollars for any one month.

5. UTILITIES: LESSEE shall pay all charges for utilities for the PREMISES except for the following, which shall be paid by LESSOR:

6. CONDITION OF PREMISES; USE OF PREMISES: LESSOR agrees that LESSEE, upon paying the rent and on performing all terms of this lease, shall peaceably enjoy the Leased Premises during the term of this lease.

(a) To use these Leased Premises only for .

(b) To surrender the Leased Premises to LESSOR at the end of the Term or any renewal without the necessity of any notice from either LESSOR or LESSEE to terminate the same, and LESSEE hereby expressly waives all right to any notice which may be required under any laws now or hereafter enacted and in force.

(c) To surrender possession of these Leased Premises at the expiration of this lease without further notice to quit, in as good condition as reasonable use will permit.

(d) To keep the Premises in good condition and repair at LESSEE’s own expense, except repairs which are the duty of LESSOR.

(e) To perform, fully obey and comply with all ordinances, rules, regulations and laws of all public authorities, boards and officers relating to the use of the Premises.

(f) Not to make any occupancy of the Leased Premises contrary to law or contrary to any directions, rules, regulations, regulatory bodies, or officials having jurisdiction or which shall be injurious to any person or property.

(g) Not to permit any waste or nuisance.

(h) Not to use the Leased Premises for living quarters or residence.

LESSEE shall pay (a) for any expense, damage or repair occasioned by the stopping of waste pipes or overflow from bathtubs, closets, washbasins, basins or sinks, and (b) for any damage to window panes, window shades, curtain rods, wallpaper, furnishings, or any other damage to the interior of the Leased Premises.

Any signs placed upon or about such Leased Premises shall, upon the end of the Term of the lease or upon the earlier termination, be removed by LESSEE, and LESSEE shall repair any damage to the Leased Premises which shall be occasioned by reason of such removal.

At all times, LESSEE shall keep the sidewalks, if any, in front of or adjoining the Leased Premises clean and in a sightly and sanitary condition.

All repairs, except those specific repairs set forth below which are the responsibility of the LESSOR, shall be made by the LESSEE at its own expense. If the LESSOR pays for the same or any part thereof, LESSOR shall be reimbursed by LESSEE for such amount.

The LESSOR shall be responsible for making only the following repairs [check those that apply]:

sprinkler system

heating, ventilating or air-conditioning system serving the Premises if, and to the extent, installed by LESSOR

structural repairs to exterior walls, structural columns and structural floors which collectively enclose the Premises (excluding, however, storefronts)

the roof over the Premises

Other:

Other:

Other:

LESSEE shall give LESSOR notice of the necessity for such repairs and that such repairs did not arise from nor were they caused by the negligence or willful acts of LESSEE, its agents, concessionaires, officers, employees, licensees, invitees, or contractors.

7. FIXTURES AND TRADE FIXTURES. LESSEE shall make no changes, improvements, alterations, or additions to the Leased Premises unless such changes, improvements, alterations, or additions: (a) are first approved in writing by LESSOR; (b) are not in violation of restrictions placed thereon by the investor financing the construction of the building; and (c) will not materially alter the character of such premises and will not substantially lessen the value of the Leased Premises.

LESSOR may not unreasonably withhold approval, and if there is a dispute as to reasonableness, it shall be determined by arbitration.

All improvements made by LESSEE to the Premises which are so attached to the Premises that they cannot be removed without material injury to the Premises, shall become the property of LESSOR upon installation. Not later than the last day of the Term, LESSEE shall, at LESSEE's expense, remove all of LESSEE's personal property and those improvements made by LESSEE which have not become the property of LESSOR, including trade fixtures, cabinetwork, movable paneling, partitions, and the like; repair all injury done by or in connection with the installation or removal of such property and improvements; and surrender the Premises in as good condition as they were at the beginning of the Term, reasonable wear, and damage by fire, the elements, casualty, or other cause not due to the misuse or neglect by LESSEE or LESSEE's agents, employees, visitors, or licensees, excepted. All property of LESSEE remaining on the Premises after the last day of the Term of this lease shall be conclusively deemed abandoned and may be removed by LESSOR, and LESSEE shall reimburse LESSOR for the cost of such removal.

8. SECURITY DEPOSIT: The LESSEE, contemporaneously with the first Rent installment, agrees to deposit with the LESSOR Dollars ($ ) which sum shall be held by the LESSOR as security for the full faith and performance by LESSEE of all of the terms, covenants and conditions of this lease by LESSEE.

The security deposit shall be held, applied to damages or rent and returned to LESSEE all in accordance with the laws of the state where the Leased Premises are located and in force at the time of execution of this lease.

9. LESSOR’S LIEN: As additional security, LESSEE acknowledges, to the extent allowed by applicable law, the LESSOR’S right to hold and sell with due legal notice all property on or to be brought on the Premises in order to satisfy unpaid Rent, expenses, and utilities.

10. DEFAULT: Each of the following shall be deemed an Event of Default:

a. Default in the payment of Rent or other payments hereunder.

b. Default in the performance or observance of any covenant or condition of this lease by the LESSEE to be performed or observed.

c. Abandonment of the premises by LESSEE.

d. The filing or execution or occurrence of bankruptcy or insolvency events.

11. NOTICE OF DEFAULT. Written notice must be in writing and may be hand delivered or mailed by certified mail.

Default cure period: business days from the date of mailing the notice of default.

12. TERMINATION. LESSOR may terminate upon default with notice not earlier than days after mailing or delivery of such notice.

13. ACCELERATION. Upon LESSOR’S termination of this Lease, the entire remaining balance of unpaid Rent for the remaining term shall accelerate.

14. REPOSSESSION. Upon termination, LESSOR may enter forthwith and resume possession of the Leased Premises.

15. DEFAULT BY LESSOR. LESSEE must first send notice and offer LESSOR days to correct and cure the default.

16. RELETTING AFTER TERMINATION. Upon termination of this lease, LESSOR shall use reasonable efforts to relet the Premises.

17. DAMAGES. LESSEE shall pay all accrued rent, future rent to the extent not offset, repair costs, and attorneys’ fees and other costs.

18. EXCLUSIVITY OF LESSOR’S REMEDIES: Remedies are non-exclusive and may be exercised concurrently or separately.

19. LESSOR NOT LIABLE FOR INJURY OR DAMAGE TO PERSONS OR PROPERTY: LESSOR shall not be liable for injury or damage on the Premises during the Term or any renewal.

20. TAXES: Property taxes on the Leased Premises shall be responsibility of LESSOR. Taxes on the personal property of Lessee shall be the responsibility of LESSEE.

21. RIGHT OF RE-ENTRY: LESSOR may enter the Premises at reasonable hours for inspection, repairs, notices, and other reasonable purposes.

22. HOLDOVER: If LESSEE holds over with consent, tenancy shall be month to month. If without consent, rent shall be at double the Rent herein provided.

23. NATURE OF RELATIONSHIP BETWEEN PARTIES: The sole relationship is that of LESSOR and LESSEE.

24. RIGHT OF LESSOR TO PAY OBLIGATIONS OF LESSEE TO OTHERS: LESSOR may pay sums due after days notice.

25. MECHANICS AND OTHER LIENS IMPOSED BY LESSEE: LESSEE shall keep the Premises free of liens and indemnify LESSOR.

26. CONDEMNATION CLAUSE: If all or part of the Premises is taken by eminent domain and cannot reasonably be used, the lease terminates.

27. FIRE CLAUSE: LESSEE shall notify LESSOR of fire or hazardous conditions immediately.

If the LESSOR does not terminate after fire, LESSOR has 30 days to give written notice of repairs. If completion is more than 90 days after the occurrence, LESSEE may terminate.

28. WAIVER OF NONPERFORMANCE: Failure to exercise rights is not a waiver.

29. PAROL EVIDENCE CLAUSE: This instrument is the final integrated agreement and may be modified only in writing signed by both parties.

30. SUBORDINATION: This lease is subordinate to present or future mortgages affecting the Premises.

31. INSURANCE: LESSEE shall keep public liability insurance in the amount of Dollars ($ ) combined single limit, naming LESSOR as additional insured.

LESSOR shall provide and keep in force insurance on the building against loss or damage by fire and extended coverage.

32. NOTICES. All notices and communications concerning this lease shall be mailed to the parties at the following addresses:

33. SALE BY LESSOR. In the event of a sale or conveyance by LESSOR, LESSEE agrees to attorn to the purchaser or assignee.

34. COURT ACTION, ATTORNEY’S FEES AND COSTS. The losing party agrees to pay reasonable costs and expenses incurred in prosecuting suits.

35. ASSIGNMENTS AND SUB-LEASE: LESSEE agrees not to assign or sub-lease without written consent of LESSOR.

36. INTERPRETATION: Masculine includes feminine and neuter; singular includes plural and vice versa.

37. MODIFICATION: Any modification or amendment shall be in writing and executed by all parties.

38. SEVERABILITY CLAUSE: If any provision is invalid, the remainder remains in effect.

39. LAW TO APPLY: This lease shall be construed under the laws of the State of New Jersey.

40. ADDENDUMS. The following addendums are attached to this lease and shall be initialed by the parties.

Option to Purchase

Arbitration Agreement

Other:

None

41. OTHER PROVISIONS:

All documents such as schedules, exhibits and like documents are incorporated herein and shall initialed by all parties. If LESSEE is a corporation, each person executing this lease represents and warrants that he is duly authorized to execute and deliver this lease on behalf of the corporation. Those persons further represent that the terms of this lease are binding upon the corporation.

In Witness Whereof, the undersigned LESSOR and LESSEE execute this lease to be effective as of the day and date first above written.