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installments, in advance, on the first day of each month during such calendar year. In the event <br />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 />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 water, gas, electricity and sanitary sewage <br />to the Leased Premises. Tenant shall pay, when due, all charges for sewer usage or rental, <br />garbage disposal, refuse removal, water, electricity, heating fuel, gas, telephone and/or other <br />utility services or energy source furnished to the Leased Premises during the term of this Lease, <br />or any renewal or extension thereof. If Landlord elects to furnish any of the foregoing utility <br />services of other services furnished or caused to be furnished to Tenant, then the rate charged by <br />Landlord shall not exceed the rate Tenant would be required to pay to a utility company or <br />service company furnishing any of the foregoing utilities or services. The charges thereof shall <br />be deemed additional rent in accordance with paragraph 3. Landlord shall not be liable for, and <br />Tenant shall not be entitled to any abatement or reduction of Base Rent or Minimum Rent by <br />reason of Landlord's failure to furnish any of the foregoing utilities, when such failure is caused <br />by accident, breakage, repairs (including replacements), strikes, lockouts or other labor <br />disturbances or labor disputes of any character, or for any other causes. <br />3 <br />