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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 />4. 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 />5. UTILITIES:
<br />Landlord shall provide mains and conduits to supply electricity to the Property. Tenant shall
<br />pay, when due, all charges for sewer usage or rental, garbage disposal, refuse removal, water,
<br />electricity, heating fuel, gas, telephone and/or other utility services or energy source furnished to
<br />the Property during the term of this Lease, or any renewal or extension thereof. If Landlord
<br />elects to furnish any of the foregoing utility services or other services furnished or caused to be
<br />furnished to Tenant, then the rate charged by Landlord shall not exceed the rate Tenant would be
<br />required to pay to a utility company or service company furnishing any of the foregoing utilities
<br />or services. The charges thereof shall be deemed additional rent in accordance with paragraph 3.
<br />Landlord shall not be liable for, and Tenant shall not be entitled to any abatement or reduction of
<br />Base Rent or Minimum Rent by reason of Landlord's failure to furnish any of the foregoing
<br />utilities, when such failure is caused by accident, breakage, repairs (including replacements),
<br />strikes, lockouts or other labor disturbances or labor disputes of any character, or for any other
<br />causes.
<br />6. 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 />and in compliance with all applicable laws, codes, ordinances, rules and regulations. Tenant's
<br />obligations hereunder shall include but not be limited to the maintenance, and repair, if
<br />necessary, of heating, air conditioning fixtures, equipment, and systems, all lighting and
<br />plumbing fixtures and equipment, fixtures, motors and machinery, all interior walls, partitions,
<br />doors and windows, including the regular painting thereof, all exterior entrances, windows, doors
<br />and docks and the replacement of all broken glass. When used in this provision, the term
<br />"repairs" shall include replacements or renewals when necessary and all such repairs made by
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