Fillable Printable Illinois Commercial Lease Agreement

Illinois Commercial Lease Agreement

In!consideration!of!the!Landlord’s!leasing!of!the!premises!to!the!Tenant,!the!

Tenant’s!leasing!from!the!Landlord!the!premises,!and!the!mutual!benefits!and!

obligations!conferred!by!this!lease!on!the!Parties,!and!in!recognition!of!the!receipt!

and!sufficiency!of!said!consideration,!the!Parties!hereby!agree!to!the!following!terms!

and!conditions:!!

I.*The*Parties!–!Lease!agreement!is!between!Lessor!under!t he! individual/entity!

(hereinafter!known!as!the!“Landlord”)!k now n!as!_________________________________!and!

the!Lessee!under!the!individual/entity!(hereinafter!referred!to!as!the!“Tena nt ”)!

known!as!_________________________________.!

II.*Premises!–!The!space/property!being!leased!shall!be!described!as:!

_________________________________________________________________________________________________!

(Hereinafter!referred!to!as!the!“Premises”).!

III.*Space*Rented!H!The!space!described!equals:!_________________!Square!Feet !(SF)!

IV.*Term!–!The!term!of!the!lease!shall!be!_________________!years!beginning!on!the!

_______!day!of!____________________,!20_____!and!endin g!on!the!_______!day!of!

____________________,!20_____.!

V.*Rent!–!Rent!shall!be!paid!on!the!_________!of!every!month!in!the!amount!of!

_________________________________________________________!Dollars!($________________.______)!

which!equates!to!$________________.______!Per!Square!Foot!($/SF).!!

Check!One!

☐!H!Rent!shall!increase!____________!percent!(_____%)!on!an!annual!basis.!

☐!H!Rent!shall!increase!_____________________________________________________________________!

☐H!Rent!shall!remain!fixed!for!the!lease!term.!!!

VI.*Common*Areas!–!The!Tenant,!along!with!any!of!their!employees,!may!use!the!

following!common!area(s)!along!with!other!inhabitants:!

☐!______!Parking!Space(s)!☐!All!Parking!Space(s)!!

☐!Restroom(s)!!

☐!Storage!Area(s)!!

☐!Entrance(s)!(Incl.!Stairs!&!Elevators)!!

☐!Conference/Meeting!Room(s)!!

☐!Trash!Area(s)!!

☐!Kitchen(s)!

☐!Other!__________________________________________________________________!

VII.*Renewals*

Check!One!

☐!H!Tenant!shall!have!the!option!to!renew!the!l ea se!for!______________!year(s)!under!

the!following!conditions:!

_______________________________________________________________________.!

☐!H!Tenant!does!not!have!the!right!to!renew!the!lea se.!

VIII.*Security*Deposit!–!The!Tenant!is!required!pay!______________________________!

Dollars!($________________)!as!a!Security!Deposit.!If!the!Tenant!follows!the!terms!and!

conditions!of!this!agreement!in!good!faith!and!without!damaging!the!Premises,!the!

Security!Deposit!will!be!returned!within!ten!(10)!business!days.!Otherwise,!any!

repairs!needed!for!the!Premises!will!be!deducted!from!the!Security!Deposit.!

IX.*Condition*Upon*MoveCIn*

Check!One!

☐!H!The!Tenant!agrees!to!take!tenancy!of!the!propert y!on!a n!“as!is”!basis,!willing!to!

make!all!fitHups!(if!needed)!on!the!Premises!at!the!expense!of!the!Tenant.!

☐!H!The!Landlord!accepts!building!the!fitHups!for!the!Tenant!that!includes!

improvements!to!be!made!☐as!an!addendum!☐!described!below:!

_________________________________________________________________________________________________!

All#fixtures#shall#☐#remain#☐#not#remain#on#the#premises#at#the#end#of#the#lease#term.#

X.*Improvements*During*Lease*Term!H!The!Tenant,!with!written!approval!of!the!

Landlord!that!may!not!be!unreasonably!withheld,!shall!be!able!to!make!any!type!of!

improvement!to!the!Premises.!!

XI.*Use!–!The!Tenant!will!occupy!the!Premises!for!the!following!use:!!

_________________________________________________________________________________________________!

Note#the#Americans#with#Disabilities#Act#(ADA):#All#businesses#that#are#open#to#the#

public#or#employ#15#or#more#people#require#that#the#premises#be#accessible#by#persons#

with#disabilities.##In#the#event#that#the#premises#must#be#altered#for#ADA#compliance,#

the#cost#of#improvements,#alterations,#and/or#modifications#necessary#for#compliance#

with#the#ADA#shall#be#the#responsibility#of:#

(Check#one)#

☐ F#Tenant#

☐ F#Landlord#

☐#F#Cost#to#be#split#equally#between#Landlord#and#Tenant.#

XII.*Utilities*and*Other*Expenses*

Check!Who!Pays!

☐!Landlord!☐!Tenant!H!Air*Conditioning*(AC)!!

☐!Landlord!☐!Tenant!H!Cable!!

☐!Landlord!☐!Tenant!H!Electricit y!!

☐!Landlord!☐!Tenant!H!Gas!!

☐!Landlord!☐!Tenant!H!Heat!!

☐!Landlord!☐!Tenant!H!Internet!!

☐!Landlord!☐!Tenant!H!Oil!!

☐!Landlord!☐!Tenant!H!Sewer!!

☐!Landlord!☐!Tenant!H!Water!!

☐!Landlord!☐!Tenant!H!Other:*____________________________________________________________!

XIII.*Landlord’s*Representations!–!At!the!time!of!lease!signing,!the!Premises!shall!

be!properly!zoned!for!the !Tenant’s!stated! u se!as!stated!in!Section!XI!and!will!be!in!

compliance!with!all!applicable!state!and!federal!laws!and!regulations.!The!

Premises!shall!not!have!been!used!for!the!storage!or!disposal!of!any!toxic!or!

hazardous!substances,!and!the!Landlord!has!received!no!notice!from!any!

governmental!authority!concerning!removal!of!any!toxic!or!hazardous!substances!

from!the!property.!

XIV.*Landlord’s*Responsibility!!

• Landlord!shall!maintain!and!make!any!and!all!necessary!repairs!to:!(1)!the!

roof,!structural!components,!exterior!walls,!and!interior!common!walls!of!

the!premises,!and!(2)!the!plumbing,!electrical,!heating,!ventilating,!and!airH

conditioning!systems.!

• Landlord!will!regularly!clean!and!maintain!(including!snow!removal)!the!

parking!areas,!yards,!common!areas,!and!exterior!of!the!building!and!

remove!all!litter!so!that!the!premises!will!be!kept!in!an!attractive!condition.!

XV.*Tenant’s*Responsibility**

• Tenant!shall!keep!the!Premises!clean!and!well!maintained!at!all!times,!so!

that!the!Premises!shall!be!in!marketable!condition.!!

XVI.*Insurance**

Landlord!agrees!to!carry!fire!and!hazard!related!coverage!insurance!for!the!

Premises.!Tenant!agrees!to!carry!public!liabil it y!insurance!that!includes!the!

Landlord!as!an!insured!party!for!personal!injury.! !

The!coverage!the!Tenant!shall!provide!will!be!in!the!amount(s)!of:!

Check!All!That!Apply!

☐!H!$_____________!per!occurrence!

☐!H!$_____________!per!year!

This!agreement!automatically!releases!the!Landlord!and!Tenant!from!each!other!in!

reference!to!liability!for! property,!loss,!damage,!personal!injury,!or!anything!else!

covered!by!the!insurance!plan.!!

XVII.*Taxes*

Check!Who!Pays!

☐!Landlord!☐!*Tenant!H!Real*Propert y*Taxes!

☐!Landlord!☐!Tenant!H!Personal*Property*Taxes!

*For!Properties!With!Multiple!Tenants!H!If!the!Tenant!pays!for!the!real!property!

taxes!it!should!be!noted!that!the!calculation!should!be!equal!to!that!Tenant’s!portion!

of!the!property/total!square!feet.!

XVIII.*Subletting!–!The!Tenant!☐does!☐does!not!ha ve!t he!right !to!sub let!the!

Premises.!Any!new!Tenant!under!a!sublease!must!meet!the!approval!of!the!Landlord!

and!such!approval!shall!not!be!unreasonably!withheld.!

XIX.*Damage*to*the*Premises!–!The!Tenant!may!terminate!the!lease!agreement!if!

necessary!repairs!to!the!Premises!due!to!fire,!flood,!or!any!natural!catastrophe!keep!

the!Tenant!from!being!open!for!over!ninety!(90)!days.!!

• If!the!Tenant!is!not!able!to!be!open!for!the!ninety!(90)!day!period!due!to!

damage!to!the!Premises,!there!will!be!no!rent!paid!during!said!period.!

XX.*Default!–!If!the!Tenant!defaults!on!the!lease!agreement!for!nonHpayment!of!rent!

or!for!any!other!reason,!the!Landlord!agrees!to!give!notice!to!the!Tenant!giving!the!

Tenant!the!right!to!cure!the!issue(s).!!If!the!Tenant!does!not!cure!the!issue(s)!within!

the!amount!of!time!stated!in!the!notice,!then!the!Landlord!has!the!right!to!take!legal!

action.!

XXI.*Notice*of*Quiet*Enjoyment!–!During!the!term!of!the!lease!agreement,!the!

Tenant!has!the!right!of!quiet!enjoyment!of!the!Premises.!

XXII.*Eminent*Domain!–!The!lease!automatically!becomes!void!if!the!Premises!are!

taken!by!eminent!domain.!During!the!process,!the!Tenant!will!have!to!right!to!claim:!

• Value!of!the!Lease!Agreement!

• Loss!of!Business!Revenue!

• Moving!and!Relocation!Expenses!

XXIII.*Holding*Over!–!If!the!Tenant!remains!in!possession!of!the!Premises!after!the!

lease!agreement!ends,!the!tenancy!shall!continue!on!a!monthHtoHmonth,!or!“Tenancy!

at!Will,”!basis!unless!the!Landlord!gives!notice!for!the!Tenant!to!vacate.!

XXIV.*Disagreements*During*the*Lease*Period!–!If!a!disagreement!arises!during!

the!lease!period,!the!following!actions!shall!take!place:!

Check!All!That!Apply!

☐ - Litigation!H!If!a!dispute!arises!from!either!the!Landlord!or!Tenant;!the!parties!

have!the!right!to!take!the!matter!to!the!court!under!the!Premises’!jurisdiction.!

☐!H!Mediation!with!Possible!Litigation!–!If!there!is!a!dispute!between!the!Landlord!

and!Tenant,!all!parties!agree!to!attempt!to!come!to!an!agreement!through!the!use!of!

an!agreed!upon!mediator.!

• It!is!agreed!that!the!cost(s)!involved!in!hiring!the!mediator!shall!be!shared!

equally!and!that!each!party!shall!cooperate!in!a!good!faith!attempt!to!reach!a!

resolution.!!Both!parties!agree!that!they!shall!allow!the!mediator!thirty!(30)!

days!from!the!first!(1

)!meeting!to!reach!a!compromise!before!going!to!court.!

☐!H!Mediation!with!Possible!Arbitration!–!If!there!is!a!dispute!between!the!Landlord!

and!Tenant,!all!parties!agree!to!attempt!to!come!to!an!agreement!through!the!use!of!

an!agreed!upon!mediator.!

• It!is!agreed!that!the!cost(s)!involved!in!hiring!the!mediator!shall!be!shared!

equally!and!that!each!party!shall!cooperate!in!a!good!faith!attempt!to!reach!a!

resolution.!!Both!parties!agree!that!they!shall!allow!the!mediator!thirty!(30)!

days!from!the!first!(1

)!meeting!to!reach!a!compromise!before!going!to!the!

arbitrator.!

• The!arbitrator!selected!will!b e!a !third!(3

)!party!to!be!mutually!agreed!upon.!

The!arbitrator!shall!decide!all!cost s!directed!towards!hiring!the!arbitrator.!!

The!Landlord!shall!not!have!to!attend!the!mediation!or!arbitration!process!unless!

Tenant!is!current!with!the!rental!payments,!either!submitting!to!the!Landlord!

directly!or!depositing!the!funds! in!an!escrow!account.!

XXV.*Additional*Agreements!–!Landlord!and!Tenant!a dditionally!agree!to!the!

following:!

_________________________________________________________________________________________________!

XXVI.*Entire*Lease*Agreement!–!This!document!supersedes!any!other!writings!in!

relation!to!the!Premises!and!has!authority!over!any!oral!agreements!made!between!

the!Landlord!and!Tenant.!

XXVII.*Successors*and*Assignees!–!All!assignees!of!the!parties!including!heirs,!

successors,!or!anyone!else!that!may!be!considered!is!mutually!bound!by!this!lease!

agreement.!

XXVIII.*Notices!–!All!notices!in!relation!to!the!Premises!or!this!lease!agreement!

shall!be!in!writing!a nd!delivered!to!the!following!a ddress! below!via!Certified!Mail!

with!Return!Receipt:!

Landlord*

________________________________!

Tenant**

________________________________!

XXIX.*Governing*Law!–!This!lease!agreement!will!be!governed!by!and!construed!in!

accordance!with!the!laws!in!the!State!of!____________________________.!

XXX.*Counterparts*and*Modifications!!

• The!Landlord!and!Tenant!agree!that!they!shal l!sign!several!identical!

counterparts!of!this!lease!and!any!fully!signed!count erpa rt!shall!be!treated!as!

an!original.!

• Only!writing(s)!signed!by!the!party!against!whom!such!a!modification!is!

sought!to!be!enforced!shall!modify!this!lease.!

XXXI.*Waiver!H!If!either!Landlord!or!Tenant!waives!any!term!or!provision!of!this!

lease!at!any!time,!that!waiver!will!be!effective!only!for! t he!specific!instance!and!

specific!purpose!for!which!the! waiver!was!given.!If!either!p a rty!fails!to!exercise!or!

delays!exercising!any!of!its!rights!or!remedies!under!this!lease,!that!party!retains!the!

right!to!enforce!that!term!or!provision!at!a!later!time.!

XXXII.*Early*Terminatio n!H!The!tenant!☐!*has!☐!does!not!have!the!option!to!

terminate!the!lease.!!

*The!landlord!shall!allow!the!tenant!to!quit!or!terminate!the!lease!via!a!penal t y!of!

_____________________________________________!dollars!($____________________._____).!In!

addition,!the!tenant!must!provide!written!notice!to!the!address!stated!in!Section!

XXVIII!within!least!_____________!☐!days!☐!months!of!the!intended!end!date.!!

XXXIII.*Severability!H!If!any!court!determines!that!any!provision!of!this!lease!is!

invalid!or!unenforceable,!any!invalidity!or!unenforceab il ity!will!affect! only!that!

provision.!It!will!not!make!any!other!provision!of!this!lease!invalid!or!unenforceable,!

and!shall!be!modified,!amended,!or!limited!only!to!the!extent!necessary!to!render!it!

valid!and!enforceable.!

Signatures*

Landlord*****************************************************************Tenant*

_________________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!_________________________________!

Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Name:!__________________________!

Date:!!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Date:!!__________________________!

☐!H!Broker(s)!

_________________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!_________________________________!

Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Name:!__________________________!

Date:!!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Date:!!__________________________!

☐!H!Personal!Guaranty!H!Upon!my!authorization!of!this!agreement,!I!personally!

guarantee!the!performance!of!all!financial!obligations!under!this!lease.!

_________________________________!!!!!!Date:!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!

Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!

Notary*Acknowledgment*

State!of:!_______________________!

County!of:!______________________!

On!____/____/______,!before!me,!_________________________________________________,!

! ! ! ! ! ! ! ! (notary)!

Personally!appeared,!

Landlord*****************************************************************Tenant!

_________________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!_________________________________!

Name:!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Name:!__________________________!

Date:!!!__________________________!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!Date:!!__________________________!

☐!Personally!known!to!me!!

OR!

☐Proved!to!me!on!the!basis!of!satisfactory!evidence!to!be!the!person(s)!whose!

name(s)!is/are!subscribed!to!the!within!instrument!and!has!hereby!acknowledged!

to!me!that!he/she/they!have!executed!the!same!in!his/her/their!authorized!

capacity(ies),!and!that!by!his/her/their!signature(s)!on!the!instrument!the!

person(s)!or!the!entity!upon!behalf!of!which!the!person(s)!acted,!executed!the!

instrument.!

Witness*my*hand*and*official*seal*

_______________________________________________!

Notary!Signature!

_______________________________________________!

Print!Name!

!!!!!!!!!!!!!