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The amount of Real Estate Taxes and Operating Expenses for each calendar year, so estimated, shall be payable as
<br />Additional Rent by Tenant, without offset, deduction or demand, in equal monthly installments, in advance, on the
<br />first day of each month during such calendar year at the option of Landlord. In the event that such estimate is
<br />delivered to Tenant before the first day of January of such calendar year, said amount, so estimated, shall be payable
<br />as additional rent in equal monthly installments, in advance, on the f~"st day of each month during such calendar
<br />year. In the event that such estimate is delivered to Tenant after the fu'st day of January of such calendar year, said
<br />amount, so estimated, shall be payable as additional rent in equal monthly installments, in advance, on the first day
<br />of each month over the balance of such calendar year, with the number of installments being equal to the number of
<br />full calendar months remaining in such calendar year.
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<br />Upon completion of each calendar year during the term of this Lease or any renewal or extensions thereof, Landlord
<br />shall cause its accountants to determine the actual amount of the Real Estate Taxes and Operating Expenses payable
<br />in such calendar year and deliver a written certification of the amounts thereof to Tenant in order to determine the
<br />Property's pro-mat share of said expenses. If Tenant has underpaid the Real Estate Taxes or Operating Expenses for
<br />such calendar year, Tenant shall pay the balance of same within ten (10) days after receipt of such statement. If
<br />Tenant has overpaid the Real Estate Taxes or Operating Expenses for such cale~dar year, Landlord shall either (i)
<br />refund such excess, or (ii) credit such excess against the most current monthly installment or installments due
<br />Landlord for its estimate of Tenant's share of Real Estate Taxes and Operating Expenses for the next following
<br />calendar year. A pm-mtn adjustment shall be made for a fractional calendar year occurring during the term of the
<br />Lease or any renewal or extension thereof based upon the number of days of the term of the Lease during said
<br />calendar year as compared to three hundred sixty-five {365) days and all additional sums payable by Tenant or
<br />credits due Tenant as a result of the provision of this paragraph 3 shall be adjusted accordingly.
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<br />4. COVENANTS TO PAY RENT:
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<br />The covenants of Tenant to pay the Base Rent and the Additional Rent are each independent of any other covenant,
<br />condition, provision or agreement contained in this Lease. All rents are payable to Landlord at Ramsey Municipal
<br />Center, 14170 Nowthen Boulevard, Ramsey, Minnesota, or such other place as Landlord may designate.
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<br />5. UTILITIES:
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<br />Landlord shall provide maim and conduits to supply water, gas, electricity and sanitary sewage to the Property.
<br />Tenant shall 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 the Property during
<br />the term of this Lease, 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 Landlord shall not
<br />exceed the rate Tenant would be required to pay to a utility company or service company furnishing any of the
<br />foregoing utilities 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 Base Rent or
<br />Minimum Rent by 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 disturbances or labor
<br />disputes of any character, or for any other causes.
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<br />6. CARE AND REPAIR OF PROPERTY:
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<br />Tenant shall, at all times throughout the term of this Lease, including renewals and extension, and at its sole
<br />expense, keep and maintain the Property in a clean, safe, sanitary and first class condition and in compliance with all
<br />applicable laws, codes, ordinances, rules and regulations. Tenant's obligations hereunder shall include but not be
<br />limited to the maintenance, repair and replacement, if necessary, of heating, air conditioning fixtures, equipment,
<br />and systems, all lighting and plumbing fixtures and equipment, fixtares, motors and machinery, all interior walls,
<br />partitions, doors and windows, including the regular painting thereof, all exterior entrances, windows, doors and
<br />docks and the replacement of all broken glass. When used in this provision, the term "repairs" shall include
<br />replacements or renewals when necessary and all such repairs made by Tenant shall be equal in quality and class to
<br />the original work. The Tenant shall keep and maintain all portions of the property and the sidewalk and areas
<br />adjoining the same in a clean and orderly condition, free of accumulation of dirt, rnbbish, snow and ice. The Tenant
<br />shall be responsible for all outside maintenance of the Property, including grounds and parking areas.
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<br />-172-
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