For precise rent amounts or additional details, refer to Exhibit A or the full agreement.

 Lease Agreement Summary: TSC Innovation, LLC and 220SE6th, LLC

Parties:

• Tenant: TSC Innovation, LLC
• Landlord: 220SE6th, LLC

Premises:

• Location: 220 SE 6th Ave., Topeka, KS 66603, Suites Ground Floor
• Size: Approximately 17,174 leasable square feet
• Permitted Uses: Professional Laboratory and Office Use

Lease Term:

• Base Term: 10 years, from January 1, 2026, to December 31, 2035, extendable to March 1, 2028, if the certificate of occupancy is delayed.
• Renewal Option: Tenant may renew for an additional 5 years, with rent to be renegotiated. Written notice required 90 days prior to the end of the initial term.

Financial Terms:

• Minimum Rent: Detailed in Exhibit A (not fully provided in the text).
• Security Deposit: $10,000, with $5,000 applied to the first month's rent and $5,000 held as a security deposit.
• Additional Rent: Section removed by agreement.
• Late Payment: 10% service charge for rent unpaid by the 5th of the month; 18% annual interest on overdue rent.

Key Provisions:

• Commencement: Lease starts when the certificate of occupancy is issued, no later than March 1, 2028.
• Tenant Improvements: Tenant may install improvements (e.g., walls, plumbing, HVAC) with Landlord’s consent, under a separate agreement, requiring builder’s risk insurance.
• Use: Premises for professional laboratory and office use only, with compliance to all laws and no unlawful activities.
• Subletting: Tenant may sublet portions of the premises, remaining fully liable, and must provide subtenant details to Landlord.
• Repairs & Alterations: Tenant maintains premises; no alterations without Landlord’s consent. Tenant covers damages caused by its actions.
• Utilities & Services: Landlord provides heat, AC, water, electricity, janitorial services, and maintenance for common areas, except for Tenant-caused damages. Tenant pays for metered utilities.
• Insurance: Tenant must maintain comprehensive liability and property damage insurance, naming Landlord as insured.
• Default: Landlord may terminate the lease for Tenant’s bankruptcy, assignment for creditors, receiver appointment, or abandonment. Non-payment or covenant breach allows termination after notice.
• Destruction: Partial destruction (<30% of building value, repairable in 120 days) requires Landlord to repair; substantial destruction (>30% or longer repairs) allows either party to terminate.
• Access: Landlord may enter for inspections, repairs, or showings (last 180 days of term).
• Parking: Tenant has exclusive use of 4 parking stalls.
• Rules: Non-smoking building; Tenant must comply with rules in Exhibit B (e.g., no unauthorized signs, no overloading premises, no animals without consent).

Miscellaneous:

• Force Majeure: Landlord excused from obligations due to uncontrollable events (e.g., strikes, acts of God).
• Modifications: Any changes to the lease must be in writing and signed by both parties.
• Binding Nature: Lease binds successors and assigns; Landlord’s liability limited to its equity in the premises.

Exhibits:

• Exhibit A: Details security deposit and rent allocation.
• Exhibit B: Rules and regulations, including signage, equipment movement, and building conduct.

Effective Date: Date last signed by both parties.This summary captures the key terms of the lease agreement based on the provided document. For precise rent amounts or additional details, refer to Exhibit A or the full agreement.