Exhibit A - 36C25025L0017 - Saginaw Annex Lease L100_May_2026.pdf

FOR THE LESSOR:

Name: __________________________________________

Title: __________________________________________

Entity: __________________________________________

Date: __________________________________________

FOR THE GOVERNMENT:

Name: __________________________________________

Title: Lease Contracting Officer

Department of Veterans Affairs

Date: __________________________________________

WITNESSED FOR THE LESSOR BY:

Name: ____________________________________________

Title: ____________________________________________

Date: ____________________________________________

The information collection requirements contained in this Solicitation/Contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No. 3090-0086.

LEASE NO. 36C25025L0017, PAGE 1 GSA TEMPLATE L100

REV (5/26)

LEASE NO. 36C25025L0017 Global Lease

GSA TEMPLATE L100 (5/2026)

INSTRUCTIONS TO OFFEROR: Do not attempt to complete this lease (GSA Lease Template L100, hereinafter Lease Template). Upon selection for award, VA will transcribe the successful Offeror's final offered rent and other price data included on Offeror’s submitted GSA Lease Proposal Form 1364, (hereinafter Lease Proposal Form) into a Lease Template, and transmit the completed Lease Template, together with appropriate attachments, to the successful Offeror for execution.

A. This Lease is made and entered into between_______________________________________________________

Lessor’s Name whose principal place of business is________________________________________________________ [ADDRESS], and whose interest in the Property described herein is that of _____________, currently has a purchase agreement (if not deed), signed by both owner and (Lessor) for the purchase of the property. The closing date is __________. Offeror shall provide proof of purchase within _____ days of closing. If Offeror fails to provide proof of purchase, or a deed to the property, the Government reserves the right to terminate the lease in whole or in part at no cost to the Government.

The Department of Veterans Affairs (VHA, Government), acting by and through the designated representative of the General Services Administration (GSA), upon the terms and conditions set forth herein.

B. Witnesseth: The parties hereto, for the consideration hereinafter mentioned, covenant and agree as follows:

Lessor hereby leases to the Government the Premises described herein, being all or a portion of the Property located at [Address] and more fully described in Section 1 and Exhibit XX, together with rights to the use of parking and other areas as set forth herein, to be used for such purposes as determined by VA.

C. LEASE TERM

To Have and To Hold the said Premises with its appurtenances for the term beginning upon acceptance of the Premises as required by this Lease and continuing for a period of

X Years, X Years Firm, subject to termination and renewal rights as may be hereinafter set forth. The commencement date of this Lease, along with any applicable termination and renewal rights, shall be more specifically set forth in a Lease Amendment upon substantial completion and acceptance of the Space by the Government.

In Witness Whereof, the parties to this Lease evidence their agreement to all terms and conditions set forth herein by their signatures below, to be effective as of the date of delivery of the fully executed Lease to the Lessor.

LEASE NO. 36C25025L0017, PAGE 2 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

SECTION 1 THE PREMISES, RENT, AND OTHER TERMS 4

1.01 THE PREMISES (FEB 2026)

1.02 EXPRESS APPURTENANT RIGHTS (FEB 2026)

1.03 RENT AND OTHER CONSIDERATION (FEB 2026)

1.04 TERMINATION RIGHTS (FEB 2026)

1.05 RENEWAL RIGHTS (FEB 2026)

1.06 DOCUMENTS INCORPORATED IN THE LEASE (FEB 2026)

1.07 RENTAL ADJUSTMENT: TENANT IMPROVEMENT, BUILDING SPECIFIC AMORTIZED CAPITAL IMPROVEMENT (BSAC) (FEB

2026)

1.08 PERCENTAGE OF OCCUPANCY FOR TAX ADJUSTMENT (OCT 2024)

1.09 REAL ESTATE TAX BASE (FEB 2026)

1.10 RATE FOR ADJUSTMENT FOR VACANT LEASED PREMISES (FEB 2026)

1.11 HOURLY OVERTIME HVAC RATES (FEB 2026)

1.12 PERIODIC LEASE ABOVE-STANDARD SERVICES (LASS) RATES – OTHER THAN HVAC (OCT 2024)

1.13 BUILDING IMPROVEMENTS (FEB 2026)

1.14 LESSOR’S UNIQUE ENTITY IDENTIFIER (OCT 2022)

SECTION 2 GENERAL TERMS, CONDITIONS, AND STANDARDS

2.01 DEFINITIONS AND GENERAL TERMS (FEB 2026)

2.02 AUTHORIZED REPRESENTATIVES (FEB 2026)

2.03 WAIVER OF RESTORATION (FEB 2026)

2.04 CHANGE OF OWNERSHIP/NOVATION (FEB 2026)

2.05 OPERATING COSTS ADJUSTMENT (FEB 2026)

2.06 REAL ESTATE TAX ADJUSTMENT (MAY 2026)

2.07 ADDITIONAL POST-AWARD FINANCIAL AND TECHNICAL DELIVERABLES (FEB 2026)

2.08 ENTITY NAME (OCT 2023)

SECTION 3 CONSTRUCTION STANDARDS AND SHELL COMPONENTS

3.01 WORK PERFORMANCE (FEB 2026)

3.02 EXISTING FIT-OUT, SALVAGED, OR REUSED BUILDING MATERIAL (FEB 2026)

3.03 CONSTRUCTION WASTE MANAGEMENT (FEB 2026)

3.04 WOOD PRODUCTS (FEB 2026)

3.05 ADHESIVES AND SEALANTS (FEB 2026)

3.06 BUILDING SHELL REQUIREMENTS (FEB 2026)

3.07 RESPONSIBILITY OF THE LESSOR AND LESSOR’S ARCHITECT/ENGINEER (FEB 2026)

3.08 VESTIBULES (FEB 2026)

3.09 MEANS OF EGRESS (FEB 2026)

3.10 AUTOMATIC FIRE SPRINKLER SYSTEM (FEB 2026)

3.11 FIRE ALARM SYSTEM (FEB 2026)

3.12 ENERGY INDEPENDENCE AND SECURITY ACT (FEB 2026)

3.13 ELEVATORS (FEB 2026)

3.14 BUILDING DIRECTORY (OCT 2021)

3.15 FLAGPOLE (SEP 2013)

3.16 DEMOLITION (FEB 2026)

3.17 ACCESSIBILITY (FEB 2026)

3.18 CEILINGS (FEB 2026)

3.19 EXTERIOR AND COMMON AREA DOORS AND HARDWARE (FEB 2026)

3.20 WINDOWS (FEB 2026)

3.21 PARTITIONS: (FEB 2026)

3.22 INSULATION: THERMAL, ACOUSTIC, AND HVAC (FEB 2026)

3.23 WALL FINISHES – SHELL (FEB 2026)

3.24 PAINTING – SHELL (FEB 2026)

3.25 FLOORS AND FLOOR LOAD (FEB 2026)

3.26 FLOOR COVERING AND PERIMETERS – SHELL (FEB 2026)

3.27 MECHANICAL, ELECTRICAL, PLUMBING: GENERAL (FEB 2026)

3.28 BUILDING SYSTEMS (FEB 2026)

3.29 ELECTRICAL (FEB 2026)

3.30 PLUMBING (FEB 2026)

3.31 DRINKING FOUNTAINS (FEB 2026)

3.32 RESTROOMS (FEB 2026)

3.33 PLUMBING FIXTURES: WATER CONSERVATION (MAY 2025)

3.34 JANITOR CLOSETS (SEP 2015)

3.35 HEATING, VENTILATION, AND AIR CONDITIONING - SHELL (FEB 2026)

3.36 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (FEB 2026)

3.37 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (FEB 2026)

3.38 LIGHTING: INTERIOR AND PARKING - SHELL (FEB 2026)

3.39 ACOUSTICAL REQUIREMENTS (FEB 2026)

3.40 INDOOR AIR QUALITY DURING CONSTRUCTION (FEB 206)

3.41 SYSTEMS COMMISSIONING (FEB 2026)

3.42 DUE DILIGENCE AND NATIONAL ENVIRONMENTAL POLICY ACT REQUIREMENTS – LEASE (OCT 2023)

3.43 NATIONAL HISTORIC PRESERVATION ACT REQUIREMENTS - LEASE (SEP 2014)

LEASE NO. 36C25025L0017, PAGE 3 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

SECTION 4 DESIGN, CONSTRUCTION, AND POST AWARD ACTIVITIES

4.01 SCHEDULE FOR COMPLETION OF SPACE (FEB 2026)

4.02 CONSTRUCTION DOCUMENTS (OCT 2023)

4.03 PRICE PROPOSAL TENANT IMPROVEMENTS AND BUILDING SPECIFIC AMORTIZED CAPITAL (IF APPLICABLE) (FEB 2026)30

4.04 LEASE SUBMITTALS (FEB 2026)

4.05 ACCESS BY THE GOVERNMENT PRIOR TO ACCEPTANCE (FEB 2026)

4.06 ACCEPTANCE OF SPACE AND CERTIFICATE OF OCCUPANCY (FEB 2026)

4.07 LEASE TERM COMMENCEMENT DATE AND RENT RECONCILIATION (FEB 2026)

4.08 GSAR 552.270-15 LIQUIDATED DAMAGES (DEVIATION) (SEP 2022)

4.09 SEISMIC RETROFIT (FEB 2026) – INTENTIONALLY DELETED

4.10 LESSOR’S PROJECT MANAGEMENT RESPONSIBILITIES (FEB 2026)

4.11 GOVERNMENT PROJECT MANAGEMENT SYSTEM (MAY 2025)

4.12 CONSTRUCTION SCHEDULE AND INITIAL CONSTRUCTION MEETING (OCT 2024)

4.13 AS-BUILT DRAWINGS (OCT 2021)

SECTION 5 TENANT IMPROVEMENT COMPONENTS

5.01 TENANT IMPROVEMENT REQUIREMENTS (FEB 2026)

5.02 FINISH SELECTIONS (SEP 2015) INTENTIONALLY DELETED

5.03 WINDOW BLINDS (FEB 2026)

5.04 DOORS: SUITE ENTRY (FEB 2026)

5.05 PARTITIONS: SUBDIVIDING (FEB 2026)

5.06 WALL FINISHES (FEB 2026)

5.07 PAINTING – TI (FEB 2026)

5.08 FLOOR COVERINGS AND PERIMETERS (OCT 2023)

5.09 HEATING AND AIR CONDITIONING (FEB 2026)

5.10 ELECTRICAL: DISTRIBUTION (FEB 2026)

5.11 TELECOMMUNICATIONS: DISTRIBUTION AND EQUIPMENT (FEB 2026)

5.12 TELECOMMUNICATIONS: LOCAL EXCHANGE ACCESS (AUG 2008)

5.13 DATA DISTRIBUTION (FEB 2026)

5.14 ELECTRICAL, TELEPHONE, DATA FOR SYSTEMS FURNITURE (FEB 2026)

5.15 LIGHTING: INTERIOR AND PARKING – TI (FEB 2026)

5.16 AUTOMATIC FIRE SPRINKLER SYSTEM - TI (FEB 2026)

SECTION 6 UTILITIES, SERVICES, AND OBLIGATIONS DURING THE LEASE TERM

6.01 PROVISION OF SERVICES, ACCESS, AND NORMAL HOURS (FEB 2026)

6.02 UTILITIES (FEB 2026)

6.03 HEATING AND AIR CONDITIONING (FEB 2026)

6.04 OVERTIME HVAC USAGE (FEB 2026)

6.05 PERIODIC LEASE ABOVE-STANDARD SERVICES (LASS) – OTHER THAN HVAC (FEB 2026)

6.06 JANITORIAL SERVICES (FEB 2026)

6.07 SELECTION OF CLEANING PRODUCTS (FEB 2026)

6.08 SELECTION OF PAPER PRODUCTS (FEB 2026)

6.09 SNOW REMOVAL (FEB 2026)

6.10 MAINTENANCE AND TESTING OF SYSTEMS (FEB 2026)

6.11 MAINTENANCE OF PROVIDED FINISHES (FEB 2026)

6.12 ASBESTOS ABATEMENT (FEB 2026)

6.13 ONSITE LESSOR MANAGEMENT (FEB 2026)

6.14 IDENTITY VERIFICATION OF PERSONNEL (FEB 2026)

6.15 SCHEDULE OF PERIODIC SERVICES (FEB 2026)

6.16 LANDSCAPING (FEB 2026)

6.17 LANDSCAPE MAINTENANCE (FEB 2026)

6.18 RECYCLING (FEB 2026)

6.19 RANDOLPH-SHEPPARD COMPLIANCE (SEP 2013)

6.20 SAFEGUARDING AND DISSEMINATION OF CONTROLLED UNCLASSIFIED INFORMATION (CUI) BUILDING INFORMATION (OCT 2022)

6.21 INDOOR AIR QUALITY (FEB 2026)

6.22 RADON IN AIR (FEB 2026) – INTENTIONALLY DELETED

6.23 RADON IN WATER (FEB 2026) – INTENTIONALLY DELETED

6.24 HAZARDOUS MATERIALS (FEB 2026)

6.25 MOLD AND WATER INTRUSION (FEB 2026)

6.26 OCCUPANT EMERGENCY PLANS (OCT 2020)

6.27 FLAG DISPLAY (OCT 2016)

SECTION 7 ADDITIONAL TERMS AND CONDITIONS

7.01 SECURITY REQUIREMENTS (OCT 2021)

7.02 MODIFIED LEASE PARAGRAPHS (OCT 2016)

7.03 NO FEDERALLY ELECTED OFFICIALS TO BENEFIT (OCT 2023) – INTENTIONALLY DELETED

7.04 DAILY OCCUPANCY DATA (OCT 2021) – INTENTIONALLY DELETED

7.05 SWING SPACE – LEASE (OCT 2022) – INTENTIONALLY DELETED

LEASE NO. 36C25025L0017, PAGE 4 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

SECTION 1 THE PREMISES, RENT, AND OTHER TERMS

1.01 THE PREMISES (FEB 2026)

The Premises are described as follows:

A. Office and Related Space. XX rentable square feet (RSF), yielding XX ANSI/BOMA Occupant Area (ABOA) square feet (SF) of office and related Space located on the XX floor(s) and known as Suite(s) XX, of the Building, as depicted on the floor plan(s) attached hereto as Exhibit XX.

A. Office and Related Space. XX rentable square feet (RSF), yielding XX ANSI/BOMA Occupant Area (ABOA) square feet (SF) of office and related Space and an additional XX RSF, yielding XX ABOA SF of free space (for which the Government will not be charged rent, including real estate taxes and operating cost escalations) in excess of the total XX RSF/XX ABOA SF indicated above, for a total of XX RSF (yielding XX ABOA SF), located on the XX floor(s) and known as Suite(s) XX, of the Building, as depicted on the floor plan(s) attached hereto as Exhibit XX. All rights, responsibilities, and obligations that bind the Lessor and Government under this lease agreement, including the General Clauses, and any other attachments hereto, shall pertain to the entire space under lease, including the free space.

B. Common Area Factor. The Common Area Factor (CAF), defined under Section 2 of the Lease, is established as XX percent. This factor, rounded to the nearest whole percentage, shall be used for purposes of rental adjustments in accordance with the Payment Clause of the General Clauses.

C. INTENTIONALLY DELETED

1.02 EXPRESS APPURTENANT RIGHTS (FEB 2026)

The Government shall have the non-exclusive right to the use of Appurtenant Areas and shall have the right to post Rules and Regulations Governing Conduct on Federal Property, Title 41, CFR, Part 102-74, Subpart C within such areas. The Government will coordinate with Lessor to ensure signage is consistent with Lessor’s standards. Appurtenant to the Premises and included in the Lease are rights to use the following:

A. Parking. XX parking spaces as depicted on the plan attached hereto as Exhibit XX, reserved for the exclusive use of the Government, of which XX shall be structured/inside parking spaces, and XX shall be surface/outside parking spaces. In addition, the Lessor shall provide such additional parking spaces as required by the applicable code of the local government entity having jurisdiction over the Property.

B. Antennas, Satellite Dishes, and Related Transmission Devices. (1) Space located on the roof of the Building sufficient in size for the installation and placement of telecommunications equipment, (2) the right to access the roof of the Building, and (3) use of all Building areas (e.g., chases, plenums, etc.) necessary for the use, operation, and maintenance of such telecommunications equipment at all times during the term of this Lease.

LEASE NO. 36C25025L0017, PAGE 5 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

1.03 RENT AND OTHER CONSIDERATION (FEB 2026)

A. The Government shall pay the Lessor annual rent, payable in monthly installments in arrears, at the following rates:

(SAMPLE)

Firm Term Firm Term Firm Term Firm Term Firm Term Year 1 Year 2 Year 3 Year 4 Year 5 Shell Rent1 $ - $ - $ - $ - $ -

Operating Costs2 $ - $ - $ - $ - $ -

Tenant Improvements 3 $ - $ - $ - $ - $ - Building Specific Amortized Capital (BSAC)4 $ - $ - $ - $ - $ -

Total Annual Rent $ - $ - $ - $ - $ - Firm Term Firm Term Firm Term Firm Term Firm Term Year 6 Year 7 Year 8 Year 9 Year 10 Shell Rent1 $ - $ - $ - $ - $ -

Operating Costs2 $ - $ - $ - $ - $ -

Tenant Improvements 3 $ - $ - $ - $ - $ - Building Specific Amortized Capital (BSAC)4 $ - $ - $ - $ - $ -

Total Annual Rent6 $ - $ - $ - $ - $ -

Non-Firm Term

Non-Firm Term

Non-Firm Term

Non-Firm Term

Non-Firm Term

Year 11 Year 12 Year 13 Year 14 Year 15 Shell Rent1 $ - $ - $ - $ - $ -

Operating Costs2 $ - $ - $ - $ - $ -

Tenant Improvements 3 $ - $ - $ - $ - $ - Building Specific Amortized Capital (BSAC)4 $ - $ - $ - $ - $ -

Total Annual Rent6 $ - $ - $ - $ - $ - 1Shell rent reflects rental rates as follows:

(Firm Term) $XX per RSF, as rounded to the nearest penny.

(Non-Firm Term) $XX per RSF, as rounded to the nearest penny.

2Operating Costs reflects a rate of $XX per RSF, as rounded to the nearest penny.

3Tenant Improvements of $XX.

4Building Specific Amortized Capital (BSAC) of $XX are amortized at a rate of X percent per annum over XX years.

5Total Annual Rent does not reflect reduction for free rent (if applicable). See subparagraph C below.

B. INTENTIONALLY DELETED.

C. The Lessor has offered free rent for the first XX (X) months of the Lease (free rent includes shell, operating, TI, and

BSAC). Therefore, the first XX (X) months of the Lease shall be provided at no cost to the Government.

D. In instances where the Lessor amortizes either the TI or Building Specific Amortized Capital (BSAC) for a period exceeding the Firm Term of the Lease, should the Government terminate the Lease after the Firm Term or does not otherwise renew or extend the term beyond the Firm Term, the Government shall not be liable for any costs, including unamortized costs beyond the Firm Term.

LEASE NO. 36C25025L0017, PAGE 6 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

E. Rent is subject to adjustment based upon a mutual on-site measurement of the Space upon acceptance, not to exceed XX ABOA SF based upon the methodology outlined under the “Payment” clause of GSA 3517, General Clauses.

G. Rent is subject to adjustment based on the final Building Specific Amortized Capital (BSAC) cost to be amortized in the rental rate, as agreed upon by the parties subsequent to the Lease Award Date.

H. If the Government leases the Premises for less than a full calendar month, then rent shall be prorated based on the actual number of days leased for that month.

I. Rent shall be paid to Lessor by electronic funds transfer (EFT) in accordance with the provisions of the General

Clauses. Rent shall be payable using the EFT information contained in the System for Award Management (SAM).

In the event the EFT information changes, the Lessor shall be responsible for providing the updated information to SAM. Failure by the Lessor to maintain an active registration in SAM may result in delay of rental payments until such time as the SAM registration is activated.

J. Lessor shall provide to the Government, in exchange for the payment of rental and other specified consideration, the following:

1. The leasehold interest in the Property described herein in the paragraph entitled “The Premises.”

2. All costs, expenses and fees to perform the work required for acceptance of the Premises in accordance with this Lease, including all costs for labor, materials, and equipment, professional fees, subcontractor fees, attorney fees, permit fees, inspection fees, and similar such fees, and all related expenses.

3. Performance or satisfaction of all other obligations set forth in this Lease; and all services, utilities, and maintenance required for the proper operation of the Property, the Building, and the Premises in accordance with the terms of the Lease, including, but not limited to, all inspections, modifications, repairs, replacements, and improvements required to be made thereto to meet the requirements of this Lease.

K. INTENTIONALLY DELETED

1.04 TERMINATION RIGHTS (FEB 2026)

The Government may terminate this Lease, in whole or in parts, at any time effective after the Firm Term of this Lease, by providing not less than XX days’ prior written notice to the Lessor. The effective date of the termination shall be the day following the expiration of the required notice period or the termination date set forth in the notice, whichever is later.

No rental shall accrue after the effective date of termination.

1.05 RENEWAL RIGHTS (FEB 2026)

A. This Lease may be renewed at the option of the Government for a term of XX YEARS at the following rental rate(s):

OPTION TERM, YEARS XX - XX

ANNUAL RENT ANNUAL RATE / RSF

SHELL RENTAL RATE $XX $XX

OPERATING COSTS

OPERATING COST BASE SHALL CONTINUE FROM THE EFFECTIVE YEAR OF THE

LEASE. OPTION TERM IS SUBJECT TO CONTINUING ANNUAL ADJUSTMENTS.

provided notice is given to the Lessor at least XX days before the end of the original Lease term or any extension thereof; all other terms and conditions of this Lease, as same may have been amended, shall remain in full force and effect during any renewal term.

B. Termination rights outlined in the “Termination Rights” paragraph apply to all renewal terms.

LEASE NO. 36C25025L0017, PAGE 7 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

1.06 DOCUMENTS INCORPORATED IN THE LEASE (FEB 2026)

The following documents are attached to and made part of the Lease:

Document Name

Lease Exhibit

Lease No. 36C25025L0017 (Form L100) DID’s Approved VA Drawings A Offerors Technical and Price Proposals, TICS (Build Out) B Agency Specific Requirements C FSC Level II Security Requirements and Price List D GSA Form 3517B, General Clauses E GSA Form 1364 Proposal to Lease Space F GSA Form 1217, Lessor's Annual Cost Statement G VA6500.6 Contractor Security IT Handbook - Appendix D H DOL Wage Rates (updated) I Offering Entity Acknowledgement Form J Revision(s) to Lease Issued under RLP Amendment Number(s) K

1.07 RENTAL ADJUSTMENT: TENANT IMPROVEMENT, BUILDING SPECIFIC AMORTIZED CAPITAL

IMPROVEMENT (BSAC) (FEB 2026)

A. The Lessor has agreed to total TI pricing of $XX,XXX based on the approved DIDs included in Exhibit X. This amount is amortized in the rent over the Firm Term of this Lease at an interest rate of X percent per year.

B. The Government shall have the right to make lump sum payments for any or all work covered by the TI scope. That part of the TI amortized in the rent shall be reduced accordingly. At any time after occupancy and during the Firm Term of the Lease, the Government, at its sole discretion, may elect to pay lump sum for any part or all of the remaining unpaid amortized balance of the TI. If the Government elects to make a lump sum payment for the TI after occupancy, the payment of the TI by the Government will result in a decrease in the rent according to the amortization rate over the Firm Term of the Lease.

1.08 PERCENTAGE OF OCCUPANCY FOR TAX ADJUSTMENT (OCT 2024)

A. As of the Lease Award Date, the Government’s Percentage of Occupancy, as defined in the “Real Estate Tax

Adjustment” paragraph of this Lease is XX percent. The Percentage of Occupancy is derived by dividing the total Government Space of XX RSF by the total Building space of XX RSF. The tax parcel number is XX.

B. All relevant tax adjustment documentation (e.g., copies of paid tax receipts, invoices) must be submitted online at

LISA.NEWLIN@VA.GOV.

1.09 REAL ESTATE TAX BASE (FEB 2026)

The Real Estate Tax Base, as defined in the “Real Estate Tax Adjustment” paragraph of the Lease is $XX. Tax adjustments shall not occur until the tax year following lease commencement has passed.

1.10 RATE FOR ADJUSTMENT FOR VACANT LEASED PREMISES (FEB 2026)

In accordance with the paragraph entitled “Adjustment for Vacant Premises,” if the Government fails to occupy or vacates the entire or any portion of the Premises prior to expiration of the term of the Lease, the operating costs paid by the Government as part of the rent shall be reduced by $XX.XX per ABOA SF of Space vacated by the Government.

1.11 HOURLY OVERTIME HVAC RATES (FEB 2026)

A. Lease DOES NOT contain hourly overtime/usage HVAC rates.

mailto:lisa.newlin@va.gov

LEASE NO. 36C25025L0017, PAGE 8 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

B. There is NO overtime charge during the weekend/holiday hours.

1.12 PERIODIC LEASE ABOVE-STANDARD SERVICES (LASS) RATES – OTHER THAN HVAC (OCT 2024)

A. The following rates shall apply in the application of the paragraph titled "PERIODIC LEASE ABOVE-STANDARD

SERVICES (LASS) – OTHER THAN HVAC":

SERVICE RATE UNIT

B. There is no charge for periodic above-stated LASS during the following weekend hours:

1. Saturday: X AM through X PM

2. Sunday: X AM through X PM.

1.13 BUILDING IMPROVEMENTS (FEB 2026)

Before the Government accepts the Space, the Lessor shall complete the following additional Building improvements, as part of shell rent:

A. _______________ B. _______________ C. _______________

1.14 LESSOR’S UNIQUE ENTITY IDENTIFIER (OCT 2022)

Lessor’s Unique Entity Identifier (UEI)

UEI: XXXXXXXXXXXX

LEASE NO. 36C25025L0017, PAGE 9 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

SECTION 2 GENERAL TERMS, CONDITIONS, AND STANDARDS

2.01 DEFINITIONS AND GENERAL TERMS (FEB 2026)

Unless otherwise specifically noted, all terms and conditions set forth in this Lease shall be interpreted by reference to the following definitions, standards, and formulas:

A. General Contract Terms.

1. "Contract” means lease.

2. "Contractor” means Lessor.

3. “Days” means calendar days, unless specified otherwise.

4. “Lease Award Date” means the date the LCO executes the lease and furnishes written notification of the executed lease to the successful offeror (usually the date on which the parties’ obligations under the lease begin).

5. "Lease Term Commencement Date” means the date on which the lease term commences.

6. “Substantially Complete” or “Substantial Completion” means that the work, the common and other areas of the building, and all other things necessary for the Government’s access to the premises and occupancy, possession, use and enjoyment thereof, as provided in this lease, have been completed or obtained, excepting only such minor matters as do not interfere with or materially diminish such access, occupancy, possession, use or enjoyment. The space shall be considered substantially complete only if the space may be used for its intended purpose.

7. “Work” means all alterations, improvements, modifications, and other things required for the preparation or continued occupancy of the premises by the Government as specified in this lease.

B. Real Property Terms.

1. “ANSI/BOMA” is an acronym for American National Standards Institute/Building Owners and Managers

Association.

2. “ANSI/BOMA Occupant Area” or “ABOA” means the measurement standard (Z65.1-2017) provided by ANSI/BOMA for Occupant Area, which is “the total aggregated area used by an Occupant before Load Factors are applied, consisting of Tenant Area and Tenant Ancillary Area.” The Method A – Multiple Load Factor Method shall apply.

3. “Appurtenant Areas” means those areas and facilities on the property that are not located within the premises, or for which rights are expressly granted under this lease, or for which rights to use are reasonably necessary or reasonably anticipated with respect to the Government's enjoyment of the premises and express appurtenant rights (e.g., parking areas).

4. “Building” means building(s) situated on the property in which the premises are located.

5. “Common Area Factor (CAF)” means a conversion factor determined and applied by the building owner to determine the rentable square feet for the leased space. The CAF is expressed as a percentage of the difference between the amount of rentable square feet (SF) and ABOA SF, divided by the ABOA SF. The CAF shall be determined in accordance with the applicable ANSI/BOMA standard for the type of space to which the CAF shall apply.

6. “Firm Term” means the part of the lease term that is not subject to termination rights.

LEASE NO. 36C25025L0017, PAGE 10 LESSOR: ________ GOVERNMENT: ________ GSA TEMPLATE L100

7. “Non-Firm Term” means the part of the lease term following the end of the firm term, which is subject to termination rights.

8. “Premises” means the total occupant area or other type of space, together with all associated common areas described in the lease. Appurtenant areas (e.g., parking areas) to which the Government has rights under this lease are not included in the premises.

9. “Property” means the land and buildings in which the premises are located, including all appurtenant areas (e.g., parking areas) to which the Government is granted rights.

10. “Rentable Space or Rentable Square Feet (RSF)” means the area for which a tenant is charged rent. It is determined by the building owner and may vary by city or by building within the same city. Rentable space may include a share of common areas such as elevator lobbies, building corridors, and floor service areas.

Floor service areas typically include restrooms, janitor rooms, telephone closets, electrical closets, and mechanical rooms. Rentable space does not include vertical building penetrations and their enclosing walls, such as stairs, elevator shafts, and vertical ducts. To determine the RSF, the ABOA SF is multiplied by the sum of one (1) plus the CAF, for each type of space included in the premises.

11. “Space” means that part of the premises to which the Government has exclusive use, such as occupant area, or other types of space. Appurtenant areas (e.g., parking areas) to which the Government has rights under the lease are not included in the space.

2.02 AUTHORIZED REPRESENTATIVES (FEB 2026)

Signatories to this Lease shall have full authority to bind their respective principals with regard to all matters relating to this Lease. No other persons shall be understood to have any authority to bind their respective principals, except to the extent that such authority may be explicitly delegated by notice to the other party, or to the extent that such authority is transferred by succession of interest. The Government shall have the right to substitute its Lease Contracting Officer (LCO) by notice, without an express delegation by the prior LCO.

2.03 WAIVER OF RESTORATION (FEB 2026)

Lessor shall have no right to require the Government to restore the Premises upon expiration or earlier termination (full or partial) of the Lease, and waives all claims against the Government for:

A. Waste, or, B. Damages, or restoration arising from or related to:

1. The Government's normal and customary use of the Premises during the term of the Lease (including any extensions thereof), as well as

2. Any initial or subsequent alteration to the Premises regardless of whether such alterations are performed by the Lessor or by the Government.

At its sole option, the Government may abandon property in the Space following expiration or earlier termination (full or partial) of the Lease, in which case the property will become the property of the Lessor and the Government will be relieved of any liability in connection therewith.

2.04 CHANGE OF OWNERSHIP/NOVATION (FEB 2026)

A. Consistent with GSAM 570.115, in the event of a transfer of ownership of the leased premises or a change in the

Lessor’s legal name, FAR 42.12 applies.

B. If title is transferred, the Lessor must notify the Government within five days of the transfer of title.

C. The Government, the original Lessor (Transferor), and the new owner or assignee (Transferee) must execute a

Novation Agreement providing for the transfer of Transferor's rights and obligations under the Lease to the

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Transferee. When executed on behalf of the Government, a Novation Agreement will be made part of the Lease via Lease Amendment. The Government's obligation to pay rent to the Transferee must commence on the effective date of the Lease Amendment incorporating the Novation Agreement.

D. If the LCO determines that recognizing the Transferee as the Lessor will not be in the Government's interest, the

Transferor must remain fully liable to the Government for the Transferee's performance of obligations under the Lease, notwithstanding the transfer. Under no condition must the Government be obligated to release the Transferor of obligations prior to (a) the rent commencement date; and (b) any amounts due and owing to the Government under the Lease that have been paid in full or completely set off against the rental payments due under the Lease.

E. As a condition for being recognized as the Lessor and entitlement to receiving rent, the Transferee must register in the System for Award Management (SAM) for purposes of “All Awards” (See FAR 52.232-33), and complete all required representations and certifications within SAM. In addition, for leases FSL II or above, the Transferee must also complete 552.270-33 Foreign Ownership and Financing Representation for High-Security Leased Space. This representation must be completed annually.

2.05 OPERATING COSTS ADJUSTMENT (FEB 2026)

A. Beginning with the second year of the Lease and each year thereafter, the Government shall pay annual XX% increase from established operating cost base rent, changes in costs for cleaning services, supplies, materials, maintenance, trash removal, landscaping, water, sewer charges, heating, electricity, and certain administrative expenses attributable to occupancy.

B. The amount of adjustment will be a fixed rate of ____% Percent. Payment will be made with the monthly installment of fixed rent. Rental adjustments will be effective on October 1.

C. INTENTIONALLY DELETED

D. If the Government exercises an option to extend the Lease term at the same rate as that of the original term, the option price will be based on the adjustment during the original term. Annual adjustments will continue.

2.06 REAL ESTATE TAX ADJUSTMENT (MAY 2026)

A. Purpose. This paragraph provides for adjustment in the rent (tax adjustment) to account for increases or decreases in Real Estate Taxes for the Property after the establishment of the Real Estate Tax Base, as those terms are defined herein. Tax adjustments shall be calculated in accordance with this paragraph.

B. Definitions. The following definitions apply to the use of the terms within this paragraph:

1. Property is defined as the land and Buildings in which the Premises are located, including all Appurtenant Areas (e.g., parking areas to which the Government is granted rights).

2. Real Estate Taxes are those taxes that are levied upon the owners of real property by a Taxing Authority (as hereinafter defined) of a state or local Government on an ad valorem basis to raise general revenue for funding the provision of government services. The term excludes, without limitation, special assessments for specific purposes, assessments for business improvement districts, and/or community development assessments.

3. Taxing Authority is a state, commonwealth, territory, county, city, parish, or political subdivision thereof, authorized by law to levy, assess, and collect Real Estate Taxes.

4. Tax Year refers to the 12-month period adopted by a Taxing Authority as its fiscal year for assessing Real Estate Taxes on an annual basis.

5. Tax Abatement is an authorized reduction in the Lessor's liability for Real Estate Taxes below that determined by applying the generally applicable real estate tax rate to the Fully Assessed (as hereinafter defined) valuation of the Property.

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6. Unadjusted Real Estate Taxes are the full amount of Real Estate Taxes that would be assessed for the Property for one full Tax Year without regard to the Lessor's entitlement to any Tax Abatements (except if such Tax Abatement came into effect after the date of award of the Lease), and not including any late charges, interest or penalties. If a Tax Abatement comes into effect after the date of award of the Lease, "unadjusted Real Estate Taxes" are the full amount of Real Estate Taxes assessed for the Property for one full Tax Year, less the amount of such Tax Abatement, and not including any late charges, interest, or penalties.

7. Real Estate Tax Base is the unadjusted Real Estate Taxes for the first full Tax Year following the commencement of the Lease term. If the Real Estate Taxes for that Tax Year are not based upon a Full Assessment of the Property, then the Real Estate Tax Base shall be the Unadjusted Real Estate Taxes for the Property for the first full Tax Year for which the Real Estate Taxes are based upon a Full Assessment.

Such first full Tax Year may be hereinafter referred to as the Tax Base Year. Alternatively, the Real Estate Tax Base may be an amount negotiated by the parties that reflects an agreed upon base for a Fully Assessed value of the Property.

8. The Property is deemed to be Fully Assessed (and Real Estate Taxes are deemed to be based on a Full

Assessment) only when a Taxing Authority has, for the purpose of determining the Lessor's liability for Real Estate Taxes, determined a value for the Property taking into account the value of all improvements contemplated for the Property pursuant to the Lease, and issued to the Lessor a tax bill or other notice of levy wherein the Real Estate Taxes for the full Tax Year are based upon such Full Assessment. At no time prior to the issuance of such a bill or notice shall the Property be deemed Fully Assessed.

9. Percentage of Occupancy refers to that portion of the Property exclusively occupied or used by the

Government pursuant to the Lease. For Buildings, the Percentage of Occupancy is determined by calculating the ratio of the RSF occupied by the Government pursuant to the Lease to the total RSF in the Building or Buildings so occupied and shall not take into account the Government's ancillary rights including, but not limited to, parking or roof space for antennas (unless facilities for such ancillary rights are separately assessed). This percentage shall be subject to adjustment to take into account increases or decreases for Space leased by the Government or for rentable space on the Property.

C. Adjustment for changes in Real Estate Taxes. After the Property is Fully Assessed, the Government shall pay its share of any increases and shall receive its share of any decreases in the Real Estate Taxes for the Property, such share of increases or decreases to be referred to herein as "tax adjustment." The amount of the tax adjustment shall be determined by multiplying the Government's Percentage of Occupancy by the difference between the current year Unadjusted Real Estate Taxes and the Real Estate Tax Base, less the portion of such difference not paid due to a Tax Abatement (except if a Tax Abatement comes into effect after the date of award of the Lease). If a Tax Abatement comes into effect after the date of award of the Lease, the amount of the tax adjustment shall be determined by multiplying the Government's Percentage of Occupancy by the difference between the current year Unadjusted Real Estate Taxes and the Real Estate Tax Base. The Government shall pay the tax adjustment in a single annual lump sum payment to the Lessor. In the event that this tax adjustment results in a credit owed to the Government, the Government may elect to receive payment in the form of a rental credit or lump sum payment.

1. If the Property contains more than one separately assessed parcel, then more than one tax adjustment shall be determined based upon the Percentage of Occupancy, Real Estate Tax Base, and Real Estate Taxes for each respective parcel.

2. After commencement of the Lease term, the Lessor shall provide to the LCO copies of all real estate tax bills for the Property, all documentation of Tax Abatements, credits, or refunds, if any, and all notices which may affect the assessed valuation of the Property, for the Tax Year prior to the commencement of the Lease Term, and all such documentation for every year following. Lessor acknowledges that the LCO shall rely on the completeness and accuracy of these submissions in order to establish the Real Estate Tax Base and to determine tax adjustments. The LCO may memorialize the establishment of the Real Estate Tax Base by issuing a unilateral administrative lease amendment indicating the base year, the amount of the Real Estate Tax Base, and the Government's Percentage of Occupancy.

3. The Real Estate Tax Base is subject to adjustment when increases or decreases to Real Estate Taxes in any

Tax Year are attributable to (a) improvements or renovations to the Property not required by this Lease, or

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(b) changes in net operating income for the Property not derived from this Lease. If either condition results in a change to the Real Estate Taxes, the LCO may re-establish the Real Estate Tax Base as the Unadjusted Real Estate Taxes for the Tax Year the Property is reassessed under such condition, less the amount by which the Unadjusted Real Estate Taxes for the Tax Year prior to reassessment exceeds the prior Real Estate Tax Base.

4. If this Lease includes any options to renew the term of the Lease, or be otherwise extended, the Real Estate

Tax Base for determining tax adjustments during the renewal term or extension shall be the last Real Estate Tax Base established during the base term of the Lease.

5. If any Real Estate Taxes for the Property are retroactively reduced by a Taxing Authority during the term of the Lease, the Government shall be entitled to a proportional share of any tax refunds to which the Lessor is entitled, calculated in accordance with this Paragraph. Lessor acknowledges that it has an affirmative duty to disclose to the Government any decreases in the Real Estate Taxes paid for the Property during the term of the Lease. Lessor shall annually provide to the LCO all relevant tax records for determining whether a tax adjustment is due, irrespective of whether it seeks an adjustment in any Tax Year.

6. If the Lease terminates before the end of a Tax Year, or if rent has been suspended, payment for the real estate tax increase due because of this section for the Tax Year will be prorated based on the number of days that the Lease and the rent were in effect. Any credit due the Government after the expiration or earlier termination of the Lease shall be made by a lump sum payment to the Government or as a rental credit to any succeeding Lease, as determined in the LCO's sole discretion. Lessor shall remit any lump sum payment to the Government within 15 calendar days of payment or credit by the Taxing Authority to Lessor or Lessor’s designee. If the credit due to the Government is not paid by the due date, interest shall accrue on the late payment at the rate established by the Secretary of the Treasury under Section 12 of the Contract Disputes Act of 1978, as amended (41 USC § 611), that is in effect on the day after the due date. The interest penalty shall accrue daily on the amount of the credit and shall be compounded in 30-day increments inclusive from the first day after the due date through the payment date. The Government shall have the right to pursue the outstanding balance of any tax credit using all such collection methods as are available to the United States to collect debts. Such collection rights shall survive the expiration of this Lease.

7. In order to obtain a tax adjustment, the Lessor shall furnish the LCO with copies of all paid tax receipts, or other similar evidence of payment acceptable to the LCO, and a proper invoice (as described in GSA 3517, General Clauses, 552.270-31, Prompt Payment) for the requested tax adjustment, including the calculation thereof. All such documents must be received by the LCO within 60 calendar days after the last date the real estate tax payment is due from the Lessor to the Taxing Authority without payment of penalty or interest.

FAILURE TO SUBMIT THE PROPER INVOICE AND EVIDENCE OF PAYMENT WITHIN SUCH TIME

FRAME SHALL CONSTITUTE A WAIVER OF THE LESSOR’S RIGHT TO RECEIVE A TAX ADJUSTMENT

PURSUANT TO THIS PARAGRAPH FOR THE TAX YEAR AFFECTED.

D. Tax Appeals. If the Government occupies more than 50 percent of the Building by virtue of this and any other

Government Lease(s), the Government may, upon reasonable notice, direct the Lessor to initiate a tax appeal, or the Government may elect to contest the assessed valuation on its own behalf or jointly on behalf of Government and the Lessor. If the Government elects to contest the assessed valuation on its own behalf or on behalf of the Government and the Lessor, the Lessor shall cooperate fully with this effort, including, without limitation, furnishing to the Government information necessary to contest the assessed valuation in accordance with the filing requirements of the Taxing Authority, executing documents, providing documentary and testimonial evidence, and verifying the accuracy and completeness of records. If the Lessor initiates an appeal at the direction of the Government, the Government shall have the right to approve the selection of counsel who shall represent the Lessor with regard to such appeal, which approval shall not be unreasonably withheld, conditioned or delayed, and the Lessor shall be entitled to a credit in the amount of its reasonable expenses in pursuing the appeal.

2.07 ADDITIONAL POST-AWARD FINANCIAL AND TECHNICAL DELIVERABLES (FEB 2026)

A. Within 15 days after Lease award, the Lessor shall provide to the LCO (or representative designated by the LCO) evidence of:

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1. A firm commitment of funds in an amount sufficient to perform the work.

2. The names of at least two proposed construction contractors, as well as evidence of the contractors’ experience, competency, and performance capabilities with construction similar in scope to that which is required herein.

3. The license or certification to practice in the state where the Building is located from the individual(s) and/or firm(s) providing architectural and engineering design services.

B. The Government shall have the right to withhold approval of design intent drawings (DIDs) until the conditions specified in sub-paragraph A has been satisfied.

C. Within ten (10) calendar days after the LCO issues the Notice To Proceed (NTP) for TI construction, the Lessor shall provide to the LCO evidence of:

1. Award of a construction contract for TIs with a firm completion date. This date must be in accordance with the construction schedule for TIs as described in the “Schedule for Completion of Space” paragraph of this Lease.

2. Issuance of required permits for construction of the TIs.

2.08 ENTITY NAME (OCT 2023)

Lessor may not use any Federal agency name(s) and/or acronym(s), e.g., Department of Veterans Affairs, (VA, VHA, VBA) or General Services Administration, GSA, in its entity name that owns and/or leases Space to VA.

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SECTION 3 CONSTRUCTION STANDARDS AND SHELL COMPONENTS

3.01 WORK PERFORMANCE (FEB 2026)

All work in performance of this Lease shall be done by skilled workers or mechanics and shall be acceptable to the LCO.

The LCO may reject the Lessor’s workers 1) if such are unlicensed, unskilled, or otherwise incompetent, or 2) if such have demonstrated a history of either untimely or otherwise unacceptable performance in connection with work carried out in conjunction with either this contract or other government or private contracts.

3.02 EXISTING FIT-OUT, SALVAGED, OR REUSED BUILDING MATERIAL (FEB 2026)

A. Items and materials existing in the Premises, or to be removed from the Premises during the demolition phase, are eligible for reuse in the construction phase of the project. The reuse of items and materials is preferable to recycling them; however, items considered for reuse shall be in refurbished condition and shall meet the quality standards set forth by the Government in this Lease. In the absence of definitive quality standards, the Lessor is responsible to confirm that the quality of the item(s) in question shall meet or exceed accepted industry or trade standards for first quality commercial grade applications.

B. The Lessor must reuse items or materials in the construction phase of the project, as long as such meet the quality standards set forth by the Government in this Lease.

C. The Government will not pay for existing fixtures and other TIs accepted in place. However, the Government will reimburse the Lessor, as part of the TI, the costs to repair or improve such fixtures or improvements identified on the reuse plan and approved by the LCO.

D. Unless waived by the LCO, the Lessor shall submit a reuse plan for leases 10,000 RSF or greater.

3.03 CONSTRUCTION WASTE MANAGEMENT (FEB 2026)

For leases of 10,000 RSF or greater, the requirements below apply:

A. Recycling construction waste is mandatory for initial space alterations for TIs and subsequent alterations under the

Lease.

B. Submittal Requirement. Prior to construction commencement, a proposed plan following industry standards to recycle construction waste. The construction waste management plan shall quantify material diversion goals and maximize the materials to be recycled and/or salvaged (at least 50 percent) from construction, demolition, and packaging debris. Where the small quantity of material, the extraordinarily complex nature of the waste disposal method, or prohibitive expense for recycling would represent a genuine hardship, the Government, upon written request of the Lessor and approval of the LCO, may permit alternative means of disposal.

C. If any waste materials encountered during the demolition or construction phase are found to contain lead, asbestos, polychlorinated biphenyls (PCBs) (such as fluorescent lamp ballasts), or other harmful substances, they shall be handled and removed in accordance with Federal and state laws and requirements concerning hazardous waste.

3.04 WOOD PRODUCTS (FEB 2026)

A. Particle board, medium-density fiberboard, and hardwood plywood shall be free of formaldehyde and labeled as

Toxic Substances Control Act (TSCA) Title VI compliant. Other wood types such as strawboard shall be free of formaldehyde or sufficiently aged prior to use such that indoor air levels in the finished leased space shall not exceed

0.016 parts per million (ppm) of formaldehyde.

B. All materials comprised of combustible substances, such as wood plywood and wood boards, shall be treated with fire retardant chemicals by a pressure impregnation process or other methods that treats the materials throughout as opposed to surface treatment.

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C. For leases of 10,000 RSF or greater, new installations of wood products must not contain wood from endangered wood species, as listed by the Convention on International Trade in Endangered Species.

3.05 ADHESIVES AND SEALANTS (FEB 2026)

All adhesives employed (including, but not limited to, adhesives for carpet, carpet tile, plastic laminate, wall coverings, adhesives for wood, or sealants) must meet the requirements of the manufacturer of the products adhered or involved.

The Lessor must use adhesives and sealants with no heavy metals, and that do not result in indoor air levels above 0.016 parts per million (ppm) of formaldehyde. Adhesives and other materials used for the installation of carpets must be limited to those having a flash point of 140 degrees F or higher.

3.06 BUILDING SHELL REQUIREMENTS (FEB 2026)

A. The Building Shell must be designed, constructed, and maintained in accordance with the standards set forth herein and completed prior to acceptance of Space. For pricing, fulfillment of all requirements not specifically designated as TIs, Building Specific Amortized Capital, Operating Costs, or other rent components as indicated must be deemed included in the Shell Rent.

B. Base structure and Building enclosure components must be complete. All common areas accessible by the

Government, such as lobbies, fire egress corridors and stairwells, elevators, garages, and service areas, must be complete. Restrooms must be complete and operational. All newly installed Building shell components, including but not limited to, heating, ventilation, and air conditioning (HVAC), electrical, ceilings, sprinklers, etc., must be furnished, installed, and coordinated with TIs. Circulation corridors are provided as part of the base Building only on multi-tenanted floors where the corridor is common to more than one tenant.