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<p class="MsoNormal">Good afternoon all:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">My client is a tenant in an office building and the windows have become cloudy due to “blown out gas” and need replacement. The landlord is insisting it is a tenant obligation and tenant disagrees. Obviously the lease is silent on this
except the following two provisions: <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoPlainText"><span style="background:yellow;mso-highlight:yellow">“REPAIRS: Lessee shall, during the term of this Lease, at Lessee's expense, keep the Premises in as good order, condition and repair as they were at the time Lessee took possession
of the same, reasonable wear and tear and insured damage from fire and other casualties excepted.”</span><o:p></o:p></p>
<p class="MsoPlainText"><o:p> </o:p></p>
<p class="MsoPlainText">The tenant believes this occurrence is resulting from reasonable wear and tear. There is no express maintenance obligation (structural or otherwise) placed on the landlord, however the landlord is collecting operating expenses. Here
is summarized excerpt from the OPEX provision: <o:p></o:p></p>
<p class="MsoPlainText"><o:p> </o:p></p>
<p class="MsoNormal"><span style="background:yellow;mso-highlight:yellow">“The term "Operating Expenses" shall mean and include all expenses incurred with respect to the maintenance and operation of the Property and Office Complex as determined by Lessor’s
accountant in accordance with generally accepted accounting principles consistently followed, including but not limited to, insurance premiums, maintenance and repair costs, steam, electricity (except for electricity which is separately metered as provided
in Article XIX hereof) water, sewer, gas and other utility charges, lighting, window washing… all services, supplies, repairs, replacements or other expenses for maintaining and operating the Office Complex……”</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Finally, there is this provision: <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="background:yellow;mso-highlight:yellow">“ALTERATIONS AND IMPROVEMENTS: Lessee shall maintain Premises and every part thereof in good repair and condition, damages by causes beyond the control of
Lessee, reasonable use, ordinary decay and wear and tear excepted.”</span><span style="font-size:10.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Has anyone seen any cases involving this particular issue or have any input on how this might be decided? FYI – I didn’t draft this lease.
<span style="font-family:Wingdings">J</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thank you!<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Brenda<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Cambria",serif;font-variant:small-caps">Best regards,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Cambria",serif;font-variant:small-caps"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Cambria",serif;font-variant:small-caps">Brenda B. Ezell, B.C.S.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Cambria",serif;font-variant:small-caps"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps"><img width="71" height="89" id="Picture_x0020_1" src="cid:image002.jpg@01D46554.0BBE5BF0" alt="BCS"></span><span style="font-size:12.0pt;font-family:"Cambria",serif;font-variant:small-caps"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Cambria",serif;font-variant:small-caps"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Cambria",serif;font-variant:small-caps"><img width="127" height="55" id="Picture_x0020_2" src="cid:image004.png@01D46554.0BBE5BF0"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps">3560 Cardinal Point Drive, Suite 202<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps">Jacksonville, FL 32257<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps">904.432.3200 (o)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps">904-432-3201 (f)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps;color:#1F4E79"><a href="http://www.ezellfirmpa.com/"><span style="color:#1F4E79">www.ezellfirmpa.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria",serif;font-variant:small-caps"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><i><span style="font-size:8.0pt;font-family:"Cambria",serif;color:black">CONFIDENTIALITY NOTICE: This e-mail and any files transmitted with it are confidential and may contain information which is legally privileged
or otherwise exempt from disclosure. They are intended solely for the use of the individual or entity to whom this e-mail is addressed. If you are not one of the named recipients or otherwise have reason to believe that you have received this message in error,
please immediately notify the sender and delete this message immediately from your computer. Any other use, retention, dissemination, forwarding, printing, or copying of this e-mail is strictly prohibited.</span></i><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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