COMMERCIAL LEASE

THIS LEASE, made effective as of the June 1, 2011 by and between, Zoulis Properites
hereinafter referred to as Landlord and Alliance Realty Group Inc., hereinafter
referred to as Tenant.

WITNESS:

Article I
Grant and Term

1.1 Leased Premises: For and in consideration of the rent and mutual covenants and
agreement herein contained, Landlord hereby leases and demises to Tenant and Tenant
hereby rents from Landlord those certain premises, situated and lying in the City of
Baltimore, State of Maryland, known and designated as 514 South Oldham Street,
Baltimore, Maryland 21224, and consisting of approximately 1000 square feet of office
space on the first and second floor, referred to as the Leased Premises.
1.2 Term: The term of this lease shall be for five (5) years, commencing on the 1st day
of June 2011 and terminating on the 31 st day of May 2016.
1.3 Rent Amount: The Rent amount is Eighteen Thousand Dollars (18,000) a year and
will be paid in monthly installments of One Thousand Five Hundred Dollars (1,500)
Article II
Rent
2.1 All rental payments shall be paid to: Zoulis Properties
2.2 Late Charge: Anything in this Lease to the contrary notwithstanding, at Landlords
option, Tenant shall pay a late charge in the amount of ten percent (10%) of the monthly
rental payment for any rental payment not received by the Landlord on or before the 7th
of each month, to cover the extra expense involved in handling delinquent payments. In
the event a delinquent monthly rental payment remains delinquent at the beginning of the
next succeeding month, then Tenant shall pay Landlord an additional late charge of Ten
percent (10%) of the monthly rental payment of each month during which such monthly
payments remain delinquent.
Article III
Use of Premises
3.1 Permitted Use: Tenant shall use the Leased Premises solely for the purpose of
operating a Real Estate Office and any real estate related services, and for no other
purpose whatsoever, without the prior written consent of Landlord.. It shall be the sole
responsibility of tenant to obtain such license or permit, which shall include but not be
limited to cost, and any requirements of the local and state jurisdictions.
Article IV
Real Estate Taxes & Utilities
1

4.3 Utility Charges: Tenant shall be solely responsible for and shall promptly pay all
utility charges for electricity for their leased space. Tenant shall pay water and gas utility
4.4 Interruption of Services: Landlord shall not be liable to Tenant for any interruption
or failure of utility services caused by an unavoidable delay, by the making of any
necessary repairs and improvements or by any cause beyond Landlords control.
Article V
Maintenance and Repair
5.1 Maintenance by Tenant: Tenant shall, throughout the term of this lease keep the
Leased Premises, including exterior entrances, all glass and show-window moldings, and
all partitions, fixtures, equipment, and appurtenances thereof, including all electrical,
plumbing, air conditioning, heating and other mechanical installations in good order and
repair. It shall be the responsibility of the Tenant to keep all equipment in good order
Tenant shall be responsible for removing snow and ice from premises.
5.2 Maintenance by Owner: If Tenant refuses or neglects prompt payment of the
maintenance charges as required hereunder, and to the reasonable satisfaction of Landlord,
as soon as reasonably possible after written notice, Landlord may make such repairs
without the obligation to do so and without liability to Tenant for any loss or damage that
may accrue to Tenants merchandise, fixtures or other property or to Tenants business by
reason thereof, and upon completion thereof, Tenant shall pay Landlords cost for making
such repairs, plus Twenty Per Cent (20%) for overhead, upon presentation of a bill
therefore as additional rent. Said bill shall include interest at the rate of eighteen percent
(18%) per annum on said costs from the date of completion of repairs by Landlord.
5.3 Surrender of Premises: At the expiration of the term hereby created, Tenant shall,
at Tenants expense, remove all of Tenants property and repair all injury done to the
Leased Premises by or in connection with the installation or removal of said property, and
surrender the Leased Premises, broom clean and in as good condition as they were at the
beginning of the term, reasonable wear and tear accepted.
5.4 Alteration by Tenant: Tenant will not alter the exterior of the Leased Premises
including the store-front and/or any part thereof without first obtaining Landlords written
approval of such alterations. Tenant agrees that any improvements made by it shall remain
upon the Leased Premises in the absence of an Agreement to the contrary.
Article VI
Operation of Tenant
6.1 Rules and Regulations: In regard to the use and occupancy of the Leased Premises,
Tenant will:
a) Keep the inside and outside of all glass in the doors and windows in the Lease
Premises clean.
b) Keep all exterior store-front surfaces of the Leased Premises clean.
2

c) Replace promptly, at Tenants expense any cracked or broken plate window glass of the
Leased Premises with glass of like kind and quality.
d) Maintain the Leased Premises at its expense in a clean, orderly, and sanitary condition,
free from insects, rodents, vermin, or other pests.
e) Keep any garbage, rubbish, or refuse in waterproof containers within the interior of the
Leased Premises until removed. Tenant is responsible for its portion of trash removal
charge.
f) Comply with all laws, ordinances, rules, and regulations of all federal, state, or local
government authorities and all recommendations of the Fire Underwriter Rating Bureau
now or hereafter in effect.

Article VII
Insurance and Indemnity
8.1 Increase in Landlords Insurance Rates: Tenant will not do, or suffer to be done,
anything in or about the Leased premises, or keep or suffer to be kept, anything in or about
the premises which will contravene or affect any policy of insurance against loss by fire or
other hazards, including but not limited to, public liability, now existing or which the
Landlord may hereafter place thereon, or which will prevent Landlord from procuring
such policies in companies acceptable to Landlord at standard rates. Tenant will, at
Tenants sole expense, take all such actions and make installation or alterations as may be
necessary to obtain the greatest possible reduction in insurance rates for the premises and
the building in which the premises are located. Tenant further agrees to pay as additional
rental, any increase in the premium of any insurance on the premises (or, if the premises
are a part of a building, any increase in the premium of any insurance on said entire
building) caused by the occupancy of Tenant, the nature of the business carried on by
Tenant in the premises, or otherwise resulting from any act of Tenant, its agents, servants,
employees, or customers, or anything done or suffered to be done by Tenant, its agents,
servants, employees, or customers.
8.2 Indemnification - Liability Insurance
a) Landlord shall not be liable to Tenant for any loss or damage to Tenant or
to any other person or to the property of Tenant or of any other person unless such loss or
damage shall be caused by or result from the negligence of the Landlord, its agents,
servants or employees. Tenant shall and does hereby indemnify and save harmless
Landlord, its successors and or assigns from all claims and demands of every kind, that
may be brought against it, them or any of them for on account of any damage, loss or
injury to persons or property in or about the premises or the building and appurtenances in
which the premises are situated, arising from or out of Tenants use or occupancy thereof
3

or occasioned wholly or in part by any act or omission of Tenant, its agents, servants,
contractors, employees, or invitees, and from any and all costs and expenses, counsel fees,
and other charges which may be imposed upon Landlord, its successors and assigns, or
which it or they may be obligated to incur in consequence thereof.
b) Tenant covenants and agrees that it will, throughout the term of this lease, carry and
pay for public liability insurance in a company reasonably satisfactory to Landlord,
naming Landlord as an additionally insured, with minimum limits of liability of One
Million Dollars ($1,000,000.00) per person, Two Million Dollars ($2,000,000.00) per
occurrence-property damage, and will furnish Landlord with a Certificate thereof. If at
any time Tenant does not comply with the covenants made in this paragraph, Landlord
may at its option cause insurance as aforesaid to be issued, and in such event, Tenant
agrees to pay the premium for such insurance promptly upon Landlords demand.
c) The commencement of Lessees obligation to make all rent and additional rent
payments hereunder notwithstanding, it is expressly agreed that Lessee shall not possess,
use or occupy the demised premises in any way is said policies or certificates have not
been filed with and furnished to the lessor.
Article V111
Fire or Other Casualty
9.1 Partial Destruction: If the Leased Premises shall be damaged by fire, the elements,
unavoidable accidents or other casualty (casualty), but the Leased Premises are not
thereby rendered untenable in whole or in part, Landlord may, at its sole option and at its
own expense, cause such damage to be repaired and the rent shall not be abated. If by
reason of such occurrence, the Leased Premises are rendered untenable only in part,
Landlord may at its sole option, and at its expense cause the damage to be repaired, and
the minimum rent meanwhile shall be abated proportionately as to the portion of the
Leased Premises rendered untenable.
9.2 Total Destruction: If the Leased Premises are a) rendered wholly untenable, or b)
damage as a result of any cause which is not covered by Landlords insurance or c) if the
building or building of which the Leased Premises are a Part are damaged the extent of
fifty percent (50%) or more of the rentable floor area thereof, then in any such events,
Landlord/Tenant may terminate this Lease by giving to the other notice within (30) days
after the occurrence of such event. Rent and other charges shall be adjusted as of the date
of such termination.
Article 1X
Eminent Domain
10.1 Total Condemnation: If the whole of the Leased Premises or the whole or any
portion of the common areas, including the parking areas, shall be acquired or condemned
by eminent domain for any public or quasi-public use or purpose, then this lease shall
terminate as of the date when possession of the property is required to be given to the
concerning authority. Tenant shall pay rentals and other charges required hereunder up to
and including the date of yielding possession and Tenant shall have no claim against
Landlord for the value of any unexpired term of this Lease. In the event of a partial taking
4

or condemnation which is not extensive enough to render the Leased Premises unsuitable
for the business of Tenant, then Landlord shall promptly restore the Lease Premises to a
condition comparable to this condition at the time of such condemnation, less the portion
lost in the taking, and this lease shall continue in full force and effect.
10.2 Damages in Condemnation: In the event of any condemnation or taking as herein
before provided, whether whole or portion, the Tenant shall not be entitled to any part of
the award, as damages or otherwise, for such documentation and Landlord is to receive the
full amount of such award for the taking of the fee and the leasehold, and Tenant hereby
expressly waives any right or claim to any part thereof. Although all damages in the event
of any condemnation shall belong to the Landlord, whether such damages are awarded as
compensation for diminution in the value of the leasehold or the fee of the Leased
Premises, Tenant shall have the right to claim and recover from the condemning authority,
but not from the Landlord such compensation as may be separately awarded or
recoverable by Tenant in Tenants own right on account of moving expenses, or removal
of trade-fixtures, or loss of business goodwill.
Article X
Default of Tenant
11.1 Right to Re-enter: In the event of the failure of Tenant to pay any rental or other
charge due hereunder within fifteen (15) days after the same shall become due and
payable, or in the event of any failure of the Tenant to perform any of the other terms,
conditions or covenants for this Lease for more than thirty (30) days after written notice of
such failure shall have been mailed to Tenant, or if Tenant shall become bankrupt or
insolvent, or file any debtor proceedings, or take or have taken against Tenant in any court
pursuant to any statute either of the United States or any state, a petition in bankruptcy or
insolvency, or for reorganization, or for the appointment of a receiver or trustee, of all or a
portion of Tenants property or if Tenant makes an assignment for the benefit of creditors,
or petitions for or enters into an arrangement with Creditors, or if Tenant shall abandon the
Leased Premises, or suffer this lease to be taken under any writ of execution, then
Landlord, in addition to other rights or remedies it may have, shall have the immediate
right of re-entry and may declare this Lease and the tenancy created hereby terminated;
Landlord shall be entitled to the benefit of all provisions of applicable laws representing
the speedy recovery of lands and tenements held over by Tenant of proceedings in forcible
entry and detainee. Notwithstanding re-entry and termination as herein provided. Tenant
shall remain liable for any rent and damages, which may be due or sustained prior thereof,
all reasonable cost, all legal fees and expenses incurred by Landlord in leasing the
premises to another Tenant.
11.2 In the event that Tenant defaults in any of the terms of this Lease then Landlord of a
Tenant default

Article XI
Miscellaneous Provisions
5

12.1 Legal Expenses: In the event suit shall be brought for recovery of possession of
the Leased Premises, for the recovery of rent or any other amount due under the provision
of this lease, or because of the breach of any other covenant herein contained, on the part
of Tenant to be kept or performed, and a breach shall be established, Tenant shall pay to
Landlord all expenses incurred therefore, including a reasonable attorneys fee.
12.2 Remedies Cumulative: No reference to any specific right or remedy shall preclude
Landlord from exercising any other right or from having any other remedy or from
maintaining any action to which it may otherwise be entitled at law or in equity.
Landlords failure to insist upon a strict performance of any covenant of this Lease or
exercise any option or right herein contained shall not be a waiver or relinquishment for
the future of such covenant, right, or option, but same shall remain in full force and effect.
12.3 Successor and Assigns: This lease and covenant and conditions herein contained
shall insure to the benefit of and are binding upon Landlord, his personal representatives
and assigns, and shall be binding upon Tenant, its successors and assign, and shall insure
To the benefit of Tenant, and only such assigns, of Tenant to whom the assignment by
Tenant has been consented to by Landlord
12.4 Notices: Whenever notice is to be given under the term of this lease, such
notice shall be deemed to have been given when enclosed in an envelope having proper
postage, and sent by certified mail, return receipt requested, and the date at which such
notice shall be deemed to have been given shall be the date of the postmark on said
envelope, and addressed as follows:
To Landlord:

Zoulis Properties
444 Elm Twin Ct
Linthicum MD 21090

To Tenant:
Alliance Realty Group Inc
514 South Oldham Street
Baltimore Maryland 21224
12.5 Applicable Law: This lease shall be construed under the laws of the State of
Maryland.
12.6 Subordination: This lease shall be subject and subordinate to all mortgages which
may now or hereafter affect the real property of which the Leased Premises form a part
and also to all renewals, modifications, consolidations, and replacements of said
mortgages. Although no instrument or act on the part of Tenant shall be necessary to
effect such subordination, Tenant will, nevertheless, execute and deliver such assurances
conditions such subordination of this lease as may be desired by the holders or said
mortgagees of the Landlord.
12.7 Partial Invalidity: If any term, covenant or condition of this lease or the
application thereof to any person or circumstances shall, to any extent , be illegal, invalid
or unenforceable because of present or future laws or any rule ore regulation of any
governmental body or entity or becomes unenforceable because of judicial construction,
the remaining terms, covenant, and conditions of this lease, other than those to which it is
6

held invalid or unenforceable shall not be affected thereby, and each of term, covenant and
condition shall be valid and be enforced to the fullest extent permitted by law.
12.8 Estoppel Certificate: Tenant agrees that at any time and from time to time at
reasonable intervals, within ten (10) days after written request by Landlord, Tenant will
execute, acknowledge and deliver to Landlord or to any prospective mortgagee, a
certificate stating (i) that the lease is unmodified and in force and effect as modified, and
identifying the modification agreement, or if the lease is not in force and effect, the
certificate shall so state, (ii) the date to which rental has been paid under the lease; and (iii)
that there are not setoffs, defenses or counterclaims against enforcement of the obligation
of Tenant hereunder.
12.9 Assignment and Subletting:
(a) Tenant covenants and agrees not to assign this Lease, in whole or in part, nor sublet
the premises, or any part or portion thereof, nor grant any license or concession for all or
any part thereof, without the prior written consent of the Landlord in each instance first
had and obtained. If such assignment or subletting is permitted, Tenant shall not be
relieved from any liability whatsoever under this Lease. Any consent by Landlord to an
assignment or subletting of this lease shall not constitute a waiver of the necessity of such
consent as to any subsequent assignment or subletting. An assignment for the benefit of
Tenants creditors or otherwise by operation of law shall not be effective to transfer or
assign Tenants interest under this lease unless Landlord shall have first consented thereto
in writing. Landlord will not unreasonably withhold permission to assign or sublet the
lease.
(b) In the event this Lease contains a renewal option exercisable by Lessee, Lessors
consent to an assignment or sublease of the premises or any portion thereof during the
original Lease term shall be deemed to be conditioned upon agreement of Lessee and such
assignee or subleases that such renewal right or option shall terminate and be of no further
force or effect unless Landlords consent to such assignment or sublease expressly
provides otherwise. Consequently unless so provided otherwise, any assignment or
sublease during the original Lease term shall automatically constitute a termination of the
right of Tenant or such assignee or subtenant to exercise any renewal option contained
herein.
12.10 Inspection: Tenant or Landlords agent or employees shall have the right upon
request made on reasonable advance notice to Tenant, or to an authorized employee of
Tenant at the Demised Premises, to enter and/or pass through the Demises Premises or any
part thereof, at reasonable time during reasonable hours.
(a) To examine the Demised Premises or to show them to the Lessors of superior leases,
holders of mortgages, insurance carriers, or prospective purchasers, mortgagees, or lessees
of the land or the building.
(b) Landlord, his agent, or employees shall also have the right to enter and/ or pass
through the Demises Premises, or any part thereof without notice at such times as entry
shall be required by circumstances of emergency affecting the Demises Premises of the
Building.
12.11

Tenant shall give notice to Landlord, promptly after Tenant learns thereof, of:
7

(a)

any accident in or about the Demises Premises or the Building

(b)

all fires in the Demised Premises

a
(c) all damage to or defects in any part or appurtenances of the buildings sanitary,
electrical, heating, ventilating, air conditioning, and other systems located in or passing
through the Demises Premises.
12.12 Glass: The Tenant agrees to replace any and all glass which has been broken in
or on the Premises.
12.13 Holdover by Tenant: In the event that the Tenant shall hold over beyond the term
of the lease, the Landlord then shall expend moneys for attorneys fees for the removal of
said Tenant, the Tenant shall indemnify the Landlord for said attorneys fees, and said
holding over shall not constitute a renewal of said lease.
12.14 Tenants Acceptance of Property:
Neither the Landlord nor its agents have
Made any representations with respect to the building the land upon which it is erected, or
the leased property except as expressly set forth herein and no rights, easement, or licenses
are acquired by the Tenant by implication or otherwise except as expressly set forth in the
provision of this Lease. The Tenant represents that the Leased property, the title thereto,
The sidewalks and structure adjoining the same, any subsurface conditions thereof, and
the present uses and nonuse thereof have been examined by Tenant. Tenant accepts leased
property in its as-is condition. The Tenant accepts the same in the condition in which
they now are, except as noted in the addendum, without representation or warranty,
express or implied, the title thereto the nature, condition, or usability thereof, or the uses to
which the leased property may be put.
12.15 Signing Lease: Tenant agrees to sign lease corporately and personally to guarantee
payment of rent thereof.
12.16 Americans with Disabilities Act:
with Americans with Disabilities Act.

Landlord shall not be obligated to comply

Article XII
Alterations and Personal Property
13.1
Alterations: Any physical alterations to premises must be approved in writing by
the Landlord.
13.2 Tennant is responsible to make any repairs to property as needed. Owner is
responsible for the roof.

IN WITNESS WHEREOF the parties hereto have cased these presents to due and
properly signed all as of the day and year first hereinabove written.
8

WITNESS:

LANDLORD:
Zoulis Properties

________________________

By:__________________________________(Seal)

TENANT:

________________________

___________________________________(Seal)
Alliance Realty Group Inc.