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that such estimate is delivered to Tenant after the first day of January of such calendar year, said <br />amount, so estimated, shall be payable as additional rent in equal monthly installments, in <br />advance, on the first day of each month over the balance of such calendar year, with the number <br />of installments being equal to the number of full calendar months remaining in such calendar <br />year. <br />Upon completion of each calendar year during the term of this Lease or any renewal or <br />extensions thereof, Landlord shall cause its accountants to determine the actual amount of the <br />Operating Expenses payable in such calendar year and deliver a written certification of the <br />amounts thereof to Tenant. If Tenant has underpaid the Operating Expenses for such calendar <br />year, Tenant shall pay the balance of same within thirty (30) days after receipt of such statement. <br />If Tenant has overpaid the Operating Expenses for such calendar year, Landlord shall either (i) <br />refund such excess, or (ii) credit such excess against the most current monthly installment or <br />installments due Landlord for its estimate of Tenant's share of Operating Expenses for the next <br />following calendar year. A pro-rata adjustment shall be made for a fractional calendar year <br />occurring during the term of the Lease or any renewal or extension thereof based upon the <br />number of days of the term of the Lease during said calendar year as compared to three hundred <br />sixty-five (365) days and all additional sums payable by Tenant or credits due Tenant as a result <br />of the provision of this paragraph 3 shall be adjusted accordingly. <br />3. COVENANTS TO PAY RENT: <br />The covenants of Tenant to pay the Base Rent and the Additional Rent are each independent o <br />any other covenant, condition, provision or agreement contained in this Lease. All rents are <br />payable to Landlord at Ramsey Municipal Center, 7550 Sunwood Drive NW, Ramsey, <br />Minnesota, or such other place as Landlord may designate. <br />4. UTILITIES: <br />Landlord shall provide mains and conduits to supply water, gas, electricity and sanitary sewage <br />to the Property. Tenant shall pay, when due, all charges for sewer usage or rental, garbage <br />disposal, refuse removal, water, electricity, heating fuel, gas, telephone and/or other utility <br />services or energy source furnished to the Property during the term of this Lease, or any renewal <br />or extension thereof. If Landlord elects to furnish any of the foregoing utility services of other <br />services furnished or caused to be furnished to Tenant, then the rate charged by Landlord shall <br />not exceed the rate Tenant would be required to pay to a utility company or service company <br />furnishing any of the foregoing utilities or services. The charges thereof shall be deemed <br />additional rent in accordance with paragraph 3. Landlord shall not be liable for, and Tenant shall <br />not be entitled to any abatement or reduction of Base Rent or Minimum Rent by reason of <br />Landlord's failure to furnish any of the foregoing utilities, when such failure is caused by <br />accident, breakage, repairs (including replacements), strikes, lockouts or other labor disturbances <br />or labor disputes of any character, or for any other causes. <br />5. CARE AND REPAIR OF PROPERTY: <br />Tenant shall, at all times throughout the term of this Lease, including renewals and extension, <br />and at its sole expense, keep and maintain the Property in a clean, safe and sanitary condition <br />3 <br />