Ordinance No. 16,241 ORDINANCE NO. 16,241
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BAYTOWN, TEXAS,
AUTHORIZING THE CITY MANAGER TO EXECUTE AND THE CITY CLERK TO
ATTEST TO A LEASE AGREEMENT WITH PSI PRESSURE SYSTEMS CORP. FOR
THE PROPERTY OWNED BY THE CITY OF BAYTOWN AT 1010 MARKET STREET
IN BAYTOWN, TEXAS AT THE RATE OF FIVE-THOUSAND DOLLARS ($5,000.00)
PER MONTH FOR A PERIOD OF SEVEN (7) MONTHS; AND PROVIDING FOR THE
EFFECTIVE DATE THEREOF.
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WHEREAS,on October 24,2024,the City Council of the City of Baytown,Texas approved Ordinance
No. 15,950 authorizing the purchase of real property located at 1010 Market Street in Baytown, Texas (the
"Property"); and
WHEREAS,at that time of the purchase,the City was unaware that the Seller was leasing the Property
to PSI Pressure Systems, Corp. ("PSP"), an ongoing business concern; and
WHEREAS,the City and PSI wish to keep the business located in Baytown,Texas; and
WHEREAS, in order to allow PSI sufficient time to secure a new rental or purchased property.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
BAYTOWN,TEXAS:
Section 1: That the City Council of the City of Baytown, Texas, hereby authorizes and directs the
City Manager and the City Clerk of the City of Baytown to execute and attest to a Lease Agreement with PSI
Pressure Systems,Corp.,for the Property at the rate of FIVE-THOUSAND DOLLARS($5,000.00)per month
for a period of seven(7)months. A copy of said lease agreement is attached hereto,marked Exhibit "A," and
made a part hereof for all intents and purposes.
Section 2: This ordinance shall take effect immediately from and after its passage by the City
Council of the City of Baytown.
INTRODUCED, READ and PASSED by the affirmative vote of the City uncil of the City of
Baytown this the 11th day of September, 2025.
fit CHARLES JOHN ayor
AT . T:
e t.P
by
ANGELA J.7.ON, City Clerk
APPROVED A TO ORM:
SCOTT LE ►ND, City Attorney
R:\Ordinances and Resolutions\Ordinance Drafts\2025-08-28\Ord-PSI Lease-SL.docx
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
EXHIBIT "A"
tit TEXAS REALTOF
COMMERCIAL LEASE
USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION OF REALTORS® INC IS NOT AUTHORIZED
6/Texas Association of REALTORS®,Inc.2022
1010 Market Street
CONCERNING THE LEASED PREMISES AT Baytown, TX 77520
between _ (Landlord)
and (Tenant).
Table of Contents
No. Paragraph Description pg. ADDENDA& EXHIBITS (check all that apply)
1. Parties 2 X Exhibit A
2. Leased Premises 2 Exhibit
3. Term 2 Exhibit
4. Rent and Expenses 3 L�'I Commercial Property Condition Statement
5. Security Deposit 5 (TXR-1408)
6. Taxes 6 ; i Commercial Lease Addendum for Broker's Fee
7. Utilities 6 (TXR-2102)
8. Insurance 7 L! Commercial Lease Addendum for Option to
9. Use and Hours 7 Extend Term (TXR-2104)
10. Legal Compliance 7 ❑ Commercial Lease Addendum for Tenant's
11. Signs 8 Right of First Refusal (TXR-2105)
12. Access By Landlord 8 _ Commercial Lease Addendum for Percentage
13. Move-In Condition 9 Rent (TXR-2106)
14. Move-Out Condition 9 Commercial Lease Addendum for Parking
15. Maintenance and Repairs 9 (TXR-2107)
16. Alterations 11 Commercial Landlord's Rules and Regulations
17. Liens 11 (TXR-2108)
18. Liability 11 Commercial Lease Guaranty (TXR-2109)
19. Indemnity 11 Commercial Lease Addendum for Tenant's
20. Default 11 Option for Additional Space (TXR-2110)
21. Abandonment, Interruption of Utilities, Commercial Lease Construction Addendum
Removal of Property and Lockout 12 (TXR-2111) or(TXR-21 12)
22. Holdover 12 Commercial Lease Addendum for Contingencies
23. Landlord's Lien and Security Interest 12 (TXR-2119)
24. Assignment and Subletting 12 Information About Brokerage Services (TXR-
25. Relocation 13 2501)
26. Subordination 13 X Special Provisions
27. Estoppel Certificates and Financial Info. 13
28. Casualty Loss 13
29. Condemnation 14
30. Attorney's Fees 14
31. Representations 14
32. Brokers 14
33. Addenda 15
34. Notices 15
35. Special Provisions 16
36. Agreement of Parties 16
37. Effective Date 16
38. License Holder Disclosure 17 , Initial
la
(TXR-2101)07-08-22 Initialed for Identification by Landlord , and Tenant__ _ Page 1 of 18
Colliers International,1233 West Loop South,Suite 900 Houston TX 77027 P-en.., 281169-3442 Fax 713-830-2118 PSI Pressure
Jordan Traot Produced with Lone Wolf Transactions(zipForm Edition)717 N Harwood St S..ite 2200.Dallas TX 75201 9wfr.iwall.ccrn
Docusign Envelope ID FE180FC4-F238-401A-AE75-A43AC32D089F
LZ TEXAS REALTORS
COMMERCIAL LEASE
USE OF THIS FORM BY PERSONS WHO ARE NOT MEMBERS OF THE TEXAS ASSOCIATION OF REALTORS® IS NOT AUTHORIZED
®Texas Association of REALTORS®,Inc.2020
1. PARTIES: The parties to this lease are:
Landlord: City of Baytown
-- --- . and
Tenant: PSI Pressure Systems
2. LEASED PREMISES:
A. Landlord leases to Tenant the following described real property, known as the "leased premises," along
with all its improvements (Check only one box):
(1) Multiple-Tenant Property: Suite or Unit Number containing approximately
square feet of rentable area ("rsr) in (project
name) at
(address)in (city), (county),
----- --- ---------- (coup
Texas, which is legally described on attached Exhibit or as follows:
X (2) Single-Tenant Property: The real property containing approximately 11,896 square feet of
rentable area ("rsf') at: - 1010 Market Street
---__-__ -- -- (address) in
Baytown (city), Harris (county), Texas, which
is legally described on attached Exhibit or as follows:
TR 10Y ABST 840 H, Whiting
B. If Paragraph 2A(1) applies:
(1) "Property" means the building or complex in which the leased premises are located, inclusive of
any common areas, drives, parking areas, and walks; and
(2) the parties agree that the rentable area of the leased premises may not equal the actual or useable
area within the leased premises and may include an allocation of common areas in the Property.
The rentable area will X will not be adjusted if re-measured.
3. TERM:
A. Term: The term of this lease is 7 months and days, commencing on:
immediately following lease execution (Commencement Date)
and ending on February 28, 2026 (Expiration Date).
•
•
B.
hang'Ica of rnnctn intern nn the laaspd prarnicac to ha rnmplatad by 1 anrllnrd that is not cubctantially
r I
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(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant: Page 2 of 18
CoOkn International,1233 West Loop South,Suite 900 Houston TX 77027 Phone.281-269-3442 Fax:713-830-2118 PSI Pressure
Jordan Trout Produced wrth Lone Wolf Transactions(zipForm Edition)717 N Harwood Sl,Suite 2200.Dallas,TX 75201 ynww.lwotf.com
Docusign Envelope ID, FE180FC4-F238-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown TX77520
ful auttr deter), di rsf ttab sec se wilt Ttsmdir r et lfur l.eaUre. It T fi le t vt2Tff of auGtr a&tidy, tire 001 orretlr errrel it
pate will automa&i:Aly be extenders to the ,tote Tartsznt is A. to occupy the Property and the
EXpiretioR Date w#t also be®blended by a like number of days, co that the length of this lease feffieifle
unchanged I.f Tenant is linable to ncriipy the teasers premises after the day after the
Commencement Date because of construction on the Passed premises to b completed by.Landlord
that is not substantially complete ore prior tenant's holr_ti.ng Over Of the leased Premises, Tenant may
terminate this lease by.cjt'uing written nntire to 1 andlnrrt before the leased premises herome available
to he occupied by ierta nt.and.l andlnrri aacill refund In Tenant.any mzviunts paid la l am ilnrd by Tenant.
C. Certificate of Occupancy: Unless the parties agree otherwise, Tenant is responsible for obtaining a
certificate of occupancy for the leased premises if required by a governmental body.
4. RENT AND EXPENSES:
A. Base Monthly Rent: On or before the first day of each month during this lease, Tenant will pay
Landlord base monthly rent as described on attached Exhibit or as follows:
Dates Rate per rentable square foot (optional) Base Monthly
From To $ Monthly Rate $Annual Rate Rent$
Month 1 Month 7 /rsf/month /rsf/year $5,000/mth
/rsf/month /rsf/year
/rsf/month /rsf/year
/rsf/month /rsf/year
/rsf/month /rsf/year
/rsf/month /rsf/year
B. Additional Rent: In addition to the base monthly rent, Tenant will pay Landlord the expense
reimbursement detailed in Paragraph 4J (if applicable) and all other amounts, as provided by the
attached (Check all that apply.):
(1) Commercial Lease Addendum for Percentage Rent(TXR-2106)
(2) Commercial Lease Addendum for Parking (TXR-2107)
(3)All amounts payable under the applicable addenda are deemed to be "rent" for the purposes of this
lease.
C. First Fi ill PtAnnth's Rant• Tha first fall mnnthly rant is rli i nn nr hafnra
D. P •
pay I anrflnrrl as prnraterl rent an amniint actual to the hasp mnnthly rant miiltiplipri by the fnllnwina
•
ti •
on Qr tuaffra the CpmmpnCemant mate.
E. Place of Payment: Tenant will remit all amounts due to Landlord under this lease to the following
person at the place stated or to such other person or place as Landlord may later designate in writing:
Name: City of Baytown -to be provided
Address:
Itwdnl
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant\ Page 3 of 18
Colliers International,1233 West Loop South,Suite 900 Houston TX 77027 Phone 201-269-3442 Fax 713 830-2118 PSI Pressure
Jordan Trout Produtaid with Lone Wolf Transactions(zipForni Edition)717 N Harwood St,Suite 2200.Dallas TX 75201 nippy, ,paca
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
F. Method of Payment: Tenant must pay all rent timely without demand, deduction, or offset, except as
permitted by law or this lease. If Tenant fails to timely pay any amounts due under this lease or if any
check of Tenant is returned to Landlord by the institution on which it was drawn, Landlord after
providing written notice to Tenant may require Tenant to pay subsequent amounts that become due
under this lease in certified funds. This paragraph does not limit Landlord from seeking other remedies
under this lease for Tenant's failure to make timely payments with good funds.
G. Late Charges: If Landlord does not actually receive a rent payment at the designated place of payment
within 5 days after the date it is due, Tenant will pay Landlord a late charge equal to 10% of the
amount due. In this paragraph, the mailbox is not the agent for receipt for Landlord. The late charge is
a cost associated with the collection of rent and Landlord's acceptance of a late charge does not waive
Landlord's right to exercise remedies under Paragraph 20.
H.
which is rptlimMri by the instittltinn nn which it is drawn fnr any rpacnn, plus any lafp charges until
I. Application of Funds: Regardless of any notation on a payment, Landlord may apply funds received
from Tenant first to any non-rent obligations of Tenant, including but not limited to: late charges and
returned check charges, repairs, brokerage fees, periodic utilities and thereafter to rent.
(Check box only if Tenant reimburses Landlord for some or all expenses. Do not check for "gross"leases.)
J. Expense Reimbursement. In addition to base monthly rent stated in Paragraph 4A, Tenant will pay
Landlord the expense reimbursement described in this Paragraph 4J. Tenant will pay the expense
reimbursement as additional rent each month at the time the base-monthly rent is due. All amounts
payable under this Paragraph 4J are deemed to be "rent" for the purposes of this lease.
(1) Reimbursable Periods. Additional rent under this Paragraph 4J is due for all months listed in the
chart in Paragraph 4A, even if the base monthly rent is zero.
(2) Definitions:
(a) "Tenant's pro rata share"is %.
(b) "CAM" means all of Landlord's expenses reasonably incurred to maintain, repair, operate,
manage, and secure the Property (for example, security, lighting, painting, cleaning,
decorations, utilities; trash removal, pest control, promotional expenses, and other expenses
reasonably related the Property's operations); including all expenses incurred by Landlord under
Paragraph 15, but not including expenses for structural components and roof replacement; CAM
does not include capital expenditures, interest, depreciation, tenant improvements, insurance,
taxes, or brokers' leasing fees. Notwithstanding the foregoing, CAM does include the amortized
costs incurred by Landlord in making capital improvements or other modifications to the
Property to the extent such improvements or modifications reduce CAM overall. These costs will
be amortized over the useful life of the improvement or modification on a straight-line basis;
however, in no event will the charge for such amortization included in CAM exceed the actual
reduction in CAM achieved by the improvements and modifications
(c) "Insurance" means Landlord's costs to insure the leased premises and the Property including
but not limited to insurance for casualty loss, general liability, and reasonable rent loss.
(d) "Taxes" means the real property ad valorem taxes assessed against the leased premises and
Property inclusive of all general and special assessments and sjrcrges.
(TXR-2101)07-08-22 Initialed for Identification by Landlord. _ ,and Tenant.` ( Page 4 of 18
Colliers International,1233 West loop South,Suite 900 Houston EX 77027 Phone:281-269-3442 Fax 713-830-2118 PSI Pressure
Jordan Trout Produced wrth Lone Wolf Transactions(zipForm Edition)717 N Harwood St.Suite 2200.Dallas,TX 75201 rVww;wolf con)
Docusign Envelope ID:FE180FC4-F238-4D1A-AE75-A43AC320089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
(e) "Structural" means all of Landlord's expenses reasonably incurred to maintain, repair, and
replace the roof, foundation, exterior walls, load bearing walls and other structural components
of the Property.
(f) "Roof' means all roofing components including, but not limited to decking, flashing, membrane,
and skylights.
(3) Method: The additional rent under this Paragraph 4J will be computed under the following method
(Check only one box): Note: "CAM"does not include taxes and insurance costs.
(a) Base-year expenses: Each month Tenant will pay Tenant's pro rata share of the projected
monthly expenses for the Property that exceed the amount of the monthly base-year expenses
for the calendar year _ for: El taxes; insurance; CAM; structural;and
(b) Expense-stop: Each month Tenant will pay Tenant's pro rata share of the projected monthly
expenses for the Property that exceed $ per square foot per year for:
taxes; insurance; CAM; structural; roof replacement;and
(c) Net: Each month Tenant will pay Tenant's pro rata share of the projected monthly expenses for
the Property for: taxes; insurance; CAM; structural; roof replacement; and
(4) Projected Monthly Expenses: On or about December 31 of each calendar year, Landlord will project
the applicable monthly expenses (those that Tenant is to pay under this lease) for the following
calendar year and will notify Tenant of the projected expenses. The projected expenses are based
on Landlord's estimates of such expenses. The actual expenses may vary.
Notice: The applicable projected expenses at the time the lease commences are shown in the table
below. The total area of the Property presently used by Landlord for calculating expense
reimbursements is rentable square feet (including any add on factor for
common areas).
Projected Expenses
$Monthly Rate $Annual Rate
/rsf/month /rsf/year
(5) Reconciliation: Within 120 days after the end of each calendar year, Landlord will notify Tenant of
the actual costs of the applicable expenses (those that Tenant is to pay under this lease) for the
previous year. If the actual costs of the applicable expenses exceed the amounts paid or owed by
Tenant for the previous year, Tenant must pay the deficient amount to Landlord within 30 days after
Landlord notifies Tenant of the deficient amount. If the actual costs of the applicable expenses are
less than the amounts paid by Tenant for the previous year, Landlord will refund the excess to
Tenant or will credit the excess to Tenant's next rent payment(s). Tenant may audit or examine
those items in Landlord's records that relate to Tenant's obligations under this Paragraph 4J.
Landlord will promptly refund to Tenant any overpayment revealed by an audit or examination. If the
audit or examination reveals an error of more than 5% over the amounts Landlord collected in a
calendar year from Tenant under this lease, Landlord will pay the reasonable cost of the audit or
examination. Landlord may not seek a deficiency from Tenant under this paragraph if Landlord fails
to timely provide the required notice.
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenants Page 5 of 18
Cowen International,1233 West Loop South,Suite 900 Hoard's TX 77027 Phone 231.269-3412 Fax 713-8.30-211S PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(zipForm Edition)717 N Harwood St.Suite 2200.Dallas TX 75201 _p_,bagy,{mm
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown TX 77520
5. SECURITY DEPOSIT:
A. tlpnn pYprlitinn of this IPacP Tenant will n2y $ tal_andlnrri ac a cerurihj
de t4-
B. ^4�C Rae--
to the amniint statpri
C. •
Toc a is forwarding addr®ss, Landlord w44 rokand do siocurity dopos4t loss any amounts toward
6. TAXES: Unless otherwise agreed by the parties, Landlord will pay all real property ad valorem taxes
assessed against the leased premises. Tenant waives all rights to protest the appraised value of the
leased premises and the Property, or appeal the same and all rights to receive notices of reappraisal set
forth in sections 41.413 and 42.015 of the Texas Tax Code.
7. UTILITIES:
A. The party designated below will pay for the following utility charges to the leased premises and any
connection charges for the utilities. (Check all that apply.)
N/A Landlord Tenant
(1) Water X
(2) Sewer X
(3) Electric X
(4) Gas X
(5) Telephone
(6) Internet X
(7) Cable X
(8) Trash X
(9)
(10)AII other utilities
B. The party responsible for the charges under Paragraph 7A will pay the charges directly to the utility
service provider. The responsible party may select the utility service provider, except that if Tenant
selects the provider, any access or alterations to the Property or leased premises necessary for the
utilities may be made only with Landlord's prior consent, which Landlord will not unreasonably withhold.
If Landlord incurs any liability for utility or connection charges for which Tenant is responsible to pay
and Landlord pays such amount, Tenant will immediately upon written notice from Landlord reimburse
Landlord such amount.
C. Notice: Tenant should determine if all necessary utilities are available to the leased premises
and are adequate for Tenant's intended use.
D. After-Hours HVAC Charges: "HVAC services" means heating, ventilating, and air conditioning of the
leased premises. (Check one box only.)
(1) Landlord is obligated to provide the HVAC services to the leased premises only during the
Property's operating hours specified under Paragraph 9C.
,.'-Initial
I
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant:— , Page 6 of 18
Collier International,1233 West Loop South,Suite 900 Houston TX 71027 Phone 281-269-3442 Fax 713-830-21 IS PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions z pForrn EdNon l 717 N Harwood St Suite 2200 Dallas TX 75201 leww Iwolf corn
Docusign Envelope ID.FE180FC4-F238-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown; TX 77520
(2) Landlord will provide the HVAC services to the leased premises during the operating hours
specified under Paragraph 9C for no additional charge and will, at Tenant's request, provide HVAC
services to the leased premises during other hours for an additional charge of$
per hour. Tenant will pay Landlord the charges under this paragraph immediately upon receipt of
Landlord's invoice. Hourly charges are charged on a half-hour basis. Any partial hour will be
rounded up to the next half hour. Tenant will comply with Landlord's procedures to make a request
to provide the additional HVAC services under this paragraph.
X (3) Tenant will pay for the HVAC services under this lease.
8. INSURANCE:
A. During all times this lease is in effect, Tenant must, at Tenant's expense, maintain in full force and
effect from an insurer authorized to operate in Texas:
(1) commercial general liability insurance naming Landlord as an additional insured with policy limits on
an occurrence basis in a minimum amount of: (check only(a) or(b) below)
(a) $1,000,000; or
X (b) $2,000,000.
If neither box is checked the minimum amount will be $1,000,000.
(2) personal property damage insurance for the business operations being conducted in the leased
premises and contents in the leased premises in an amount sufficient to replace such contents
after a casualty loss; and
X (3) business interruption insurance sufficient to pay 12 months of rent payments.
B. Before the Commencement Dater Tenant must.provide !_,arzdlosd with a copy of insurance riertificates
evirienrin0 the required rnveragp If the ins ixanre rnverage is renewed nr rhanrjec in any manner nr
change prnvirie I anrilnrri a rnpy nf an incl lranre rertifir to evidencing the renewal nr rhange
C. If Tenant fails to maintain the required insurance in full force and effect at all times this lease is in
effect, Landlord may:
(1) purchase insurance that will provide Landlord the same coverage as the required insurance and
Tenant must immediately reimburse Landlord for such expense; or
(2) exercise Landlord's remedies under Paragraph 20.
D. Unless the parties agree otherwise, Landlord will maintain in full force and effect insurance for: (1) fire
and extended coverage in an amount to cover the reasonable replacement cost of the improvements of
the Property; and (2) any commercial general liability insurance in an amount that Landlord determines
reasonable and appropriate.
E. If there is 9n increase in 1 andlnrd's in_cliranre remit me fnr the jaased ptemis s nr Priaperty nr ifs
cnntents that is paused by Tenant, Tenant's ILSA nf the leased premises nr any imprnvements mane by
after I anrilnrri nntifies Tenant nf the increase Any charge to Tenant limier this Paragraph RP will he
e-prerniam.
9. USE AND HOURS:
A. Tenant may use the leased premises for the following purpose and no other: general office
warehouse, storage and manufacturing pertaining to tenant's specific use.
•
(TXR-2101)07-08-22 Initialed for Identification by Landlord , and Tenant: , Page 7 of 18
Colliers International,1233 West Loop South,Suite 900 Houston TX 77027 Phone 281-269-3 42 Fax 713$30-21 I8 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(zipFonn Edition)717 N Harwood SI,Suite 2200,Dallas,TX 75201 yrww lwolf, ai
Docusign Envelope ID:FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Bytown,TX 77520
B. Unless otherwise specified in this lease, Tenant will operate and conduct its business in the leased
premises during business hours that are typical of the industry in which Tenant represents it operates.
C. The Property maintains operating hours of (specify hours, days of week, and if inclusive or exclusive of
weekends and holidays): 24 hours a day, 7 days a week 365 days ayear inclusive of weekends
and holidays
10. LEGAL COMPLIANCE:
A. Tenant may not use or permit any part of the leased premises or the Property to be used for:
(1) any activity which is a nuisance or is offensive, noisy, or dangerous;
(2) any activity that interferes with any other tenant's normal business operations or Landlord's
management of the Property;
(3) any activity that violates any applicable law, regulation, zoning ordinance, restrictive covenant,
governmental order, owners' association rules, tenants' association rules, Landlord's rules or
regulations, or this lease;
(4) any hazardous activity that would require any insurance premium on the Property or leased
premises to increase or that would void any such insurance;
(5) any activity that violates any applicable federal, state, or local law, including but not limited to those
laws related to air quality, water quality, hazardous materials, wastewater, waste disposal, air
emissions, or other environmental matters;
(6) the permanent or temporary storage of any hazardous material; or
(7)
B. "Hazardous material" means any pollutant, toxic substance, hazardous waste, hazardous material,
hazardous substance, solvent, or oil as defined by any federal, state, or local environmental law,
regulation, ordinance, or rule existing as of the date of this lease or later enacted.
C. Landlord does not represent or warrant that the leased premises or Property conform to applicable
restrictions, zoning ordinances, setback lines, parking requirements, impervious ground cover ratio
requirements, and other matters that may relate to Tenant's intended use. Tenant must satisfy itself
that the leased premises may be used as Tenant intends by independently investigating all matters
related to the use of the leased premises or Property. Tenant agrees that it is not relying on any
warranty or representation made by Landlord, Landlord's agent, or any broker concerning the use of
the leased premises or Property.
11.SIGNS:
A. Tenant may not post or paint any signs or place any decoration outside the leased premises or on the
Property without Landlord's written consent. Landlord may remove any unauthorized sign or
decorations, and Tenant will promptly reimburse Landlord for its cost to remove any unauthorized sign
or decorations.
B. Any authorized sign must comply with all laws, restrictions, zoning ordinances, and any governmental
order relating to signs on the leased premises or Property. Landlord may temporarily remove any
authorized sign to complete repairs or alterations to the leased premises or the Property.
C.
•
Gates
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(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant`--- , Page 8 of 18
Collies loternational,1233 West Loop South,Suite 900 Houston TX 77027 Phone:2e1-269-3442 Fax:713-9.70-2119 PSI Pressure
Jordon Trout Produced with Lone Wolf Transactions(zipForm Edition)717 N Harwood St,Suite 2200.Dallas,TX 75201 werw.lwolf.carrl
Docusign Envelope ID:FE180FC4-F238-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,.TX 77520
12.ACCESS BY LANDLORD:
A. During Tenant's normal business hours Landlord may enter the leased premises for any reasonable
purpose, including but not limited to purposes for repairs, maintenance, alterations, and showing the
leased premises to prospective tenants or purchasers. Landlord may access the leased premises after
Tenant's normal business hours if: (1) entry is made with Tenant's permission; or (2) entry is necessary
to complete emergency repairs. Landlord will not unreasonably interfere with Tenant's business
operations when accessing the leased premises.
B. During the last days of this lease, Landlord may place a "For Lease" or similarly worded sign on
the leased premises.
13. MOVE-IN CONDITION:
axadaaac-express-cic ' as to,the..ronditioy cupecmitted-usa .tha-lea -pusaaises..oc
14. MOVE-OUT CONDITION AND FORFEITURE OF TENANT'S PERSONAL PROPERTY:
A. At the time this lease ends, Tenant will surrender the leased premises in the same condition as when
received, except for normal wear and tear. Tenant will leave the leased premises in a clean condition
free of all trash, debris, personal property, hazardous materials, and environmental contaminants.
B. If Tenant leaves any personal property in the leased premises after Tenant surrenders possession of
the leased premises, Landlord may: (1) require Tenant, at Tenant's expense, to remove the personal
property by providing written notice to Tenant; or (2) retain such personal property as forfeited property
to Landlord.
C. "Surrender" means vacating the leased premises and returning all keys and access devices to
Landlord. "Normal wear and tear" means deterioration that occurs without negligence, carelessness,
accident, or abuse.
D.
•
must he.s.urrenciered to I anrilnrri at the time this lease ends.
15. MAINTENANCE AND REPAIRS:
A. Cleaning: Tenant must keep the leased premises clean and sanitary and promptly dispose of all
garbage in appropriate receptacles. Landlord X Tenant will provide, at its expense, janitorial
services to the leased premises that are customary and ordinary for the property type. Tenant will
maintain any grease trap on the Property which Tenant uses, including but not limited to periodic
emptying and cleaning, as well as making any modification to the grease trap that may be necessary to
comply with any applicable law.
B. Repairs of Conditions Caused by a Party: Each party must promptly repair a condition in need of repair
that is caused, either intentionally or negligently, by that party or that party's guests, patrons, invitees,
contractors or permitted subtenants.
C. Repair and Maintenance Responsibility: Except as otherwise provided by this Paragraph 15, the party
designated below, at its expense, is responsible to maintain and repair the following specified items in
the leased premises (if any). The specified items must be maintain ^^1ifllatclean and good operable
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant. JQ Page 9 of 18
Colliers International,1233 West Loop South,Sake 900 Houston TX 77027 Phone:281-269.3142 Fax 713-830-2110 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(z pFonn Edition)717 N Harwood St,Suite 2200,Dallas TX 75201 yvww.lwolf.tonl
Docusign Envelope ID:FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown1 TX 77520
condition. If a governmental regulation or order requires a modification to any of the specified items,
the party designated to maintain the item must complete and pay the expense of the modification. The
specified items include and relate only to real property in the leased premises. Tenant is responsible
for the repair and maintenance of its personal property. (Check all that apply.)
N/A Landlord Tenant
(1) Foundation, exterior walls and other structural components
H 0
(2) Roof replacement
(3) Roof repair
(4) Glass and windows H
(5) Fire protection equipment
(6) Fire sprinkler systems
(7) Exterior and overhead doors, including closure devices, molding,
locks, and hardware
(8) Grounds maintenance, including landscaping and irrigation
systems Li ❑ fl
(9) Interior doors, including closure devices, frames, molding, locks,
and hardware 7
(10)Parking areas and walks `—)
(11)Plumbing systems, drainage systems and sump pumps
(12)Electrical systems, mechanical systems
(13)Ballast and lamp replacement j i; i
(14)Heating, Ventilation and Air Conditioning (HVAC) systems LI
(15)HVAC system replacement
(16)Signs and lighting:
(a) Pylon
(b) Fascia
(c) Monument
(d) Door/Suite
(e) Directional _
(f) Other:
(17)Extermination and pest control, excluding wood-destroying insects. —
(18)Fences and Gates —' T
(19)Storage yards and storage buildings -
(20)Wood-destroying insect treatment and repairs _
(21)Cranes and related systems
(23)
(24)All other items and systems.
D. Repair Persons: Repairs must be completed by trained, qualified, and insured repair persons.
E. HVAC Service Contract: If Tenant maintains the HVAC system under Paragraph 15C(14), Tenant is
X is not required to maintain, at its expense, a regularly scheduled maintenance and service contract
for the HVAC system. The maintenance and service contract must be purchased from a HVAC
maintenance company that regularly provides such contracts to similar properties. If Tenant fails to
maintain a required HVAC maintenance and service contract in effect at all times during this lease,
Landlord may do so and Tenant will reimburse Landlord for the expense of such maintenance and
service contract or Landlord may exercise Landlord's remedies under P graph 20.
(TXR-2101)07-08-22 Initialed for Identification by Landlord: , and Tenant Ja Page 10 of 18
Colliers Internetionµ 1233 West Loop South,Suite 900 Houston TX 77027 Phone:281-20-3442 Fax 713430-2118 PSI Pressure
Jordan Treat Produced with Lone Wolf Transactions(zoForrr Edition)717 N Harwood St.Suite 2200.Dallas.TX 75201 www.lwolf.camm
Docusign Envelope ID:FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown TX 77520
F. Common Areas: Landlord will maintain any common areas in the Property in a manner as Landlord
determines to be in the best interest of the Property. Landlord will maintain any elevator and signs in
the common area. Landlord may change the size, dimension, and location of any common areas,
or allocate areas for short term or reserved parking for specific tenants, provided that such change
does not materially impair Tenant's use and access to the leased premises. Tenant has the
non-exclusive license to use the common areas in compliance with Landlord's rules and regulations.
Tenant may not solicit any business in the common areas or interfere with any other person's right to
use the common areas. This paragraph does not apply if Paragraph 2A(2)applies.
G. Notice of Repairs: Tenant must promptly notify Landlord of any item that is in need of repair and that is
Landlord's responsibility to repair. All requests for repairs to Landlord must be in writing.
H. Failure to Repair: Landlord must make a repair for which Landlord is responsible within a reasonable
period of time after Tenant provides Landlord written notice of the needed repair. If Tenant fails to
repair or maintain an item for which Tenant is responsible within 10 days after Landlord provides
Tenant written notice of the needed repair or maintenance, Landlord may: (1) repair or maintain the
item, without liability for any damage or loss to Tenant, and Tenant must immediately reimburse
Landlord for the cost to repair or maintain; or(2)exercise Landlord's remedies under Paragraph 20.
16.ALTERATIONS:
A. Tenant may not alter (including making any penetrations to the roof, exterior walls or foundation),
improve, or add to the Property or the leased premises without Landlord's written consent. Landlord will
not unreasonably withhold consent for the Tenant to make reasonable non-structural alterations,
modifications, or improvements to the leased premises.
B. Tenant may not alter any locks or any security devices on the Property or the leased premises without
Landlord's consent. If Landlord authorizes the changing, addition, or rekeying of any locks or other
security devices, Tenant must immediately deliver the new keys and access devices to Landlord.
C. If a governmental order requires alteration or modification to the leased premises, the party obligated
to maintain and repair the item to be modified or altered as designated in Paragraph 15 will, at its
expense, modify or alter the item in compliance with the order and in compliance with Paragraphs 16A
and 17.
D. Any alterations, improvements, fixtures or additions to the Property or leased premises installed by
either party during the term of this lease will become Landlord's property and must be surrendered to
Landlord at the time this lease ends, except for those fixtures Landlord requires Tenant to remove
under Paragraph 11 or 14 or if the parties agree otherwise in writing.
17. LIENS: Tenant may not do anything that will cause the title of the Property or leased premises to be
encumbered in any way. If Tenant causes a lien to be filed against the Property or leased premises,
Tenant will within 20 days after receipt of Landlord's demand: (1) pay the lien and have the lien released of
record; or (2) take action to discharge the lien. Tenant will provide Landlord a copy of any release Tenant
obtains pursuant to this paragraph.
18. LIABILITY: To the extent permitted by law, Landlord is NOT responsible to Tenant or Tenant's employees,
patrons, guests,or invitees for any damages, injuries, or losses to person or property caused by:
A. an act. omission, or neglect of: Tenant: Tenant's agent: Tenant's guest: Tenant's employees: Tenant's
patrons: Tenant's invitees: or any other tenant on the Property;
,.—Initial
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant.. �a Page 11 of 18
Colliers International,1233 West Loop South,Suite 900 Houston TX 77027 Phone 291-269-3442 Fax 713-830-2118 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(z pForin Edition)717 N Harwood St Suite 2200.Dallas TX 75201 adtoa_iwolf_mm
Docusign Envelope ID FE180FC4-F23B-401A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown TX 77520
B. fire, flood, water leaks, ice, snow, hail, winds, explosion, smoke, riot, strike. interruption of utilities
theft. burglary. robbery, assault, terrorism, vandalism, other persons, environmental contaminants, or
other occurrences or casualty losses.
19. INDEMNITY: Each party will indemnify, defend, and hold the other party harmless from any property
damage, personal injury, suits, actions, liabilities, damages, cost of repairs or service to the leased
premises or Property, or any other loss caused. negligently or otherwise, by that party or that party's
employees, patrons, guests. or invitees.
20. DEFAULT:
A. If Landlord fails to comply with this lease within 30 days after Tenant notifies Landlord of Landlord's
failure to comply, Landlord will be in default and Tenant may seek any remedy provided by law. If,
however, Landlord's non-compliance reasonably requires more than 30 days to cure, Landlord will not
be in default if the cure is commenced within the 30-day period and is diligently pursued.
B. If Landlord does not actually receive at the place designated for payment any rent due under this lease
within 5 days after it is due, Tenant will be in default. If Tenant fails to comply with this lease for any
other reason within 20 days after Landlord notifies Tenant of its failure to comply, Tenant will be in
default.
C. If Tenant is in default, Landlord may, with at least 3 days written notice to Tenant: (i) terminate this
lease, or (ii) terminate Tenant's right to occupy the leased premises without terminating this lease and
may accelerate all rents which are payable during the remainder of this lease or any renewal period.
Landlord will attempt to mitigate any damage or loss caused by Tenant's breach by using commercially
reasonable means. If Tenant is in default, Tenant will be liable for:
(1) any lost rent;
(2) Landlord's cost of reletting the leased premises, including brokerage fees, advertising fees, and
other fees necessary to relet the leased premises;
(3) repairs to the leased premises for use beyond normal wear and tear;
(4) all Landlord's costs associated with eviction of Tenant, such as attorney's fees, court costs, and
prejudgment interest;
(5) all Landlord's costs associated with collection of rent such as collection fees, late charges, and
returned check charges;
(6) cost of removing any of Tenant's equipment or fixtures left on the leased premises or Property;
(7) cost to remove any trash, debris, personal property, hazardous materials, or environmental
contaminants left by Tenant or Tenant's employees, patrons, guests, or invitees in the leased
premises or Property;
(8) cost to replace any unreturned keys or access devices to the leased premises, parking areas, or
Property; and
(9) any other recovery to which Landlord may be entitled under this lease or under law.
21.ABANDONMENT, INTERRUPTION OF UTILITIES, REMOVAL OF PROPERTY, AND LOCKOUT:
Chapter 93 of the Texas Property Code governs the rights and obligations of the parties with regard to:
(a) abandonment of the leased premises; (b) interruption of utilities; (c) removal of Tenant's property; and
(d) "lock-out" of Tenant.
22. HOLDOVER:
a tenant-at-will and mast vacate the 1Pasarf premicPS immPriiatPly iipnn rPr.eipt of r1P_manrl from I anrilnrri
ND holding over by Tenant, with or witholdt the consent of I andlord will evtend this lepso Tenant wilt
ind
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant" Page 12 of 18
Cotlien Iulernatbaa4 1233 West Loop South,Suite 900 Houston TX 77027 Phone:281-269-3442 Fax 713430-2118 PSI Pressure
Jordan Trout Produced with Lane Wolf Transactions(zhpForm Edition)717 N Harwood St,Suite 2200,Dallas.TX 75201 7yww.lwolf corn
Docusign Envelope ID FE180FC4-F23B-4DIA-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown, TX 77520
any hnlrinyar nArinri will ha 1rifl% of rho haca monthly rant plug any arititinnal rant rainttlatari nn a tinily
basis a t 4 i tel�;rli nri ble y-o:trth -.0.Qt Ge-0... .mand.,
23. LANDLORD'S LIEN AND SECURITY INTEREST: Ta—sser w€aso under thic Ica€97
raSS. a371t
24.ASSIGNMENT AND SUBLETTING: Landlord may assign this lease to any subsequent owner of the
Property. Tenant may not assign this lease or sublet any part of the leased premises without Landlord's
written consent. An assignment of this lease or subletting of the leased premises without Landlord's written
consent is voidable by Landlord. If Tenant assigns this lease or sublets any part of the leased premises,
Tenant will remain liable for all of Tenant's obligations under this lease regardless if the assignment or
sublease is made with or without the consent of Landlord.
25. RELOCATION:
A. By providing Tenant with not less than 90 days advanced written notice, Landlord may require Tenant
to relocate to another location in the Property, provided that the other location is equal in size or larger
than the leased premises then occupied by Tenant and contains similar leasehold improvements.
Landlord will pay Tenant's reasonable out-of-pocket moving expenses for moving to the other location.
"Moving expenses" means reasonable expenses incurred by Tenant payable to professional movers,
utility companies for connection and disconnection fees, wiring companies for connecting and
disconnecting Tenant's office equipment required by the relocation, and printing companies for
reprinting Tenant's stationary, business cards, and marketing materials containing Tenant's address. A
relocation of Tenant will not change or affect any other provision of this lease that is then in effect,
including rent and reimbursement amounts, except that the description of the suite or unit number will
automatically be amended.
X B. Landlord may not require Tenant to relocate to another location in the Property without Tenant's prior
consent.
26. SUBORDINATION:
A. This lease and Tenant's leasehold interest are and will be subject, subordinate, and inferior to:
(1) any lien, encumbrance, or ground lease now or hereafter placed on the leased premises or the
Property that Landlord authorizes;
(2) all advances made under any such lien, encumbrance, or ground lease;
(3) the interest payable on any such lien or encumbrance;
(4) any and all renewals and extensions of any such lien, encumbrance, or ground lease;
(5) any restrictive covenant affecting the leased premises or the Property; and
(6) the rights of any owners' association affecting the leased premises or Property.
B. Tenant must, on demand, execute a subordination, attornment, and non-disturbance agreement that
Landlord may request that Tenant execute, provided that such agreement is made on the condition
that this lease and Tenant's rights under this lease are recognized by the lien-holder.
27. ESTOPPEL CERTIFICATES AND FINANCIAL INFORMATION:
A. Within 10 days after receipt of a written request from Landlord, Tenant will execute and deliver to
Landlord an estoppel certificate that identifies the terms and conditions'of^^tY lease.
(TXR-2101)07-08-22 Initialed for Identification by Landlord , and Tenant.\ Ja _ Page 13 of 18
Collen International,1233 West Loop South,Suite 900 Houston TX 77027 Phone 281-269-3442 Fax.713-830-2118 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(z pForm Edition)717 N Harwood St,Suite 2200.Dallas TX 75201 yrryw-Iwolf.cOrp
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
B. Within 30 days after receipt of a written request from Landlord, Tenant will provide to Landlord
Tenant's current financial information (balance sheet and income statement). Landlord may request the
financial information no more frequently than once every 12 months.
28. CASUALTY LOSS:
A. Tenant must immediately notify Landlord of any casualty loss in the leased premises. Within 20 days
after receipt of Tenant's notice of a casualty loss, Landlord will notify Tenant if the leased premises are
less than or more than 50% unusable, on a per square foot basis, and if Landlord can substantially
restore the leased premises within 120 days after Tenant notifies Landlord of the casualty loss.
B. If the leased premises are less than 50% unusable and Landlord can substantially restore the leased
premises within 120 days after Tenant notifies Landlord of the casualty, Landlord will restore the leased
premises to substantially the same condition as before the casualty. If Landlord fails to substantially
restore within the time required, Tenant may terminate this lease.
C. If the leased premises are more than 50% unusable and Landlord can substantially restore the leased
premises within 120 days after Tenant notifies Landlord of the casualty, Landlord may: (1) terminate
this lease; or (2) restore the leased premises to substantially the same condition as before the
casualty. If Landlord chooses to restore and does not substantially restore the leased premises within
the time required, Tenant may terminate this lease.
D. If Landlord notifies Tenant that Landlord cannot substantially restore the leased premises within 120
days after Tenant notifies Landlord of the casualty loss, Landlord may: (1) choose not to restore and
terminate this lease; or (2) choose to restore, notify Tenant of the estimated time to restore, and give
Tenant the option to terminate this lease by notifying Landlord within 10 days.
E. If this lease does not terminate because of a casualty loss, rent will be reduced from the date Tenant
notifies Landlord of the casualty loss to the date the leased premises are substantially restored by an
amount proportionate to the extent the leased premises are unusable.
29. CONDEMNATION: If after a condemnation or purchase in lieu of condemnation the leased premises are
totally unusable for the purposes stated in this lease, this lease will terminate. If after a condemnation or
purchase in lieu of condemnation the leased premises or Property are partially unusable for the purposes
of this lease, this lease will continue and rent will be reduced in an amount proportionate to the extent the
leased premises are unusable. Any condemnation award or proceeds in lieu of condemnation are the
property of Landlord and Tenant has no claim to such proceeds or award. Tenant may seek compensation
from the condemning authority for its moving expenses and damages to Tenant's personal property.
30.ATTORNEY'S FEES: Any person who is a prevailing party in any legal proceeding brought under or
related to the transaction described in this lease is entitled to recover prejudgment interest, reasonable
attorney's fees, and all other costs of litigation from the nonprevailing party.
31. REPRESENTATIONS:
A. Tenant's statements in this lease and any application for rental are material representations relied upon
by Landlord. Each party signing this lease represents that he or she is of legal age to enter into a
binding contract and is authorized to sign this lease. If Tenant makes any misrepresentation in this
lease or in any application for rental, Tenant is in default.
B. Landlord is not aware of any material defect on the Property that would affect the health and safety of
an ordinary person or any environmental hazard on or affecting the Property that would affect the
health or safety of an ordinary person, except:
r naI
(TXR-2101)07-08-22 Initialed for Identification by Landlord , and Tenant: Page 14 of 18
Colliers International,1233 West Loop South,Suite 900 Houston TX 77027 Phone 281-269-3442 Fax.713430.2118 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(z pForm Edition)717 N Harwood SI Subs 2200 Dallas TX 75201 y verdwolf corn
Docusign Envelope ID'FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
C. Each party and each signatory to this lease represents that: (1) it is not a person named as a Specially
Designated National and Blocked Person as defined in Presidential Executive Order 13224; (2) it is not
acting, directly or indirectly, for or on behalf of a Specially Designated and Blocked Person; and (3) is
not arranging or facilitating this lease or any transaction related to this lease for a Specially Designated
and Blocked Person. Any party or any signatory to this lease who is a Specially Designated and
Blocked person will indemnify and hold harmless any other person who relies on this representation
and who suffers any claim, damage, loss, liability or expense as a result of this representation.
32. BROKERS:
A. The brokers to this lease are:
Principal Broker: Cooperating Broker:
Agent: Agent:
Address: Address:
Phone&Fax: Phone&Fax:
E-mail: E-mail:
License No.: License No.:
Principal Broker: (Check only one box) Cooperating Broker represents Tenant.
represents Landlord only.
represents Tenant only.
X is an intermediary between Landlord and Tenant.
B. Fees:
1) Principal Broker's fee will be paid according to: (Check only one box).
(a) a separate written commission agreement between Principal Broker and:
Landlord Tenant.
(b) the attached Commercial Lease Addendum for Broker's Fee (TXR-2102).
2) Cooperating Broker's fee will be paid according to: (Check only one box).
(a) a separate written commission agreement between Cooperating Broker and:
Principal Broker Landlord Tenant.
(b) the attached Commercial Lease Addendum for Broker's Fee (TXR-2102).
33.ADDENDA: Incorporated into this lease are the addenda, exhibits and other information marked in the
Addenda and Exhibit section of the Table of Contents. If Landlord's Rules and Regulations are made part
of this lease, Tenant agrees to comply with the Rules and Regulations as Landlord may, at its discretion,
amend from time to time.
34. NOTICES: All notices under this lease must be in writing and are effective when hand-delivered, mailed by
certified mail return receipt requested, sent by a national or regional overnight delivery service that
provides a delivery receipt, or sent by confirmed facsimile transmission to:
Landlord at: City of Baytown
Address: 2401 Market St, Baytown, TX 77520
Attention: Brian Moran
Fax: Initial
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenants , Page 15 of 18
Colliers International,1233 West Loop South,Suite 900 Houston TX 77027 Phone 211.269-3442 Fax 713430-2118 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(z,pForm Edition)717 N Harwood St,Suite 2200.Dallas,TX 75201 tdOppy/eat=
Docusign Envelope ID:FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
andacopyto:
Address:
Attention:
Fax: - ------ - _ — — ---- -----
X Landlord also consents to receive notices by e-mail at: brian.moran@baytown.org,stefanie.salazar@baytown.org
Tenant at the leased premises,
and to: PSI Pressure Systems
Address: 1010 Market St, Baytown, TX 77520
Attention: Joseph Angel, Production & Inventory Manager
Fax:
and a copy to:
Address:
Attention:
---------
Fax:
X Tenant also consents to receive notices by e-mail at:j sephangel@psipressuresystems.com
35. SPECIAL PROVISIONS: The following special provisions apply and will control in the event of a conflict
with other provisions of this lease. (If special provisions are contained in an addendum, identify the applicable
addendum on the cover page of this lease.)
See attached.
36.AGREEMENT OF PARTIES:
A. Entire Agreement: This lease contains the entire agreement between Landlord and Tenant and may
not be changed except by written agreement.
B. Binding Effect: This lease is binding upon and inures to the benefit of the parties and their respective
heirs, executors, administrators, successors, and permitted assigns.
C. Joint and Several: All Tenants are jointly and severally liable for all provisions of this lease. Any act or
notice to, or refund to, or signature of, any one or more of the Tenants re arcingial any term of this lease,
lna
its renewal, or its termination is binding on all Tenants. ^^Q
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant: Page 16 of 18
Co0kn International 1233 West Loop South,Suite 900 Houston TX 77027 Phone 281-269-3442 Fax 713430-2118 PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions(z pForm Edition)717 N Harwood St Suite 2200.Dallas,TX 75201 yrww wolf.cortt
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
D. Controlling Law: The laws of the State of Texas govern the interpretation, performance, and
enforcement of this lease.
E. Severable Clauses: If any clause in this lease is found invalid or unenforceable by a court of law, the
remainder of this lease will not be affected and all other provisions of this lease will remain valid and
enforceable.
F. Waiver: Landlord's delay, waiver, or non-enforcement of acceleration, contractual or statutory lien,
rental due date, or any other right will not be deemed a waiver of any other or subsequent breach by
Tenant or any other term in this lease.
G. Quiet Enjoyment: Provided that Tenant is not in default of this lease, Landlord covenants that Tenant
will enjoy possession and use of the leased premises free from material interference.
H. Force Majeure: If the performance of any party to this lease is delayed by strike, lock-out, shortage
of material, governmental restriction, riot, war, epidemic, pandemic, quarantine, or by other cause,
without fault and beyond the control of the party obligated (financial inability excepted), performance of
such act will be abated for the period of the delay; provided, however, nothing in this paragraph
excuses Tenant from the prompt payment of rent or other charge, nor will Tenant's inability to obtain
governmental approval for its intended use of the leased premises excuse any of Tenant's obligations
hereunder.
I. Time: Time is of the essence. The parties require strict compliance with the times for performance.
J. Counterparts: If this lease is executed in a number of identical counterparts, each counterpart is an
original and all counterparts, collectively, constitute one agreement.
37. EFFECTIVE DATE: The effective date of this lease is the date the last party executes this lease and initials
any changes.
38. LICENSE HOLDER DISCLOSURE: Texas law requires a real estate license holder who is a party to a
transaction or acting on behalf of a spouse, parent, child, business entity in which the license holder owns
more than 10%, or a trust for which the license holder acts as a trustee or of which the license holder or
the license holder's spouse, parent or child is a beneficiary, to notify the other party in writing before
entering into a contract of sale or rental agreement. Disclose if applicable:
,hh Initial
(TXR-2101)07-08-22 Initialed for Identification by Landlord: ,and Tenant: . - Page 17 of 18
Cowen International,1233 Wen Loop South,Suite 900 Houston TX 77027 Phone 211.269.3442 Fax.711430.21IS PSI Pressure
Jordan Trout Produced with Lone Wolf Transactions'z pForrn Edition)717 N Harwood St Suite 2200.Dallas.TX 75201 yree.Molf.conl
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
1010 Market Street
Commercial Lease concerning:Baytown,TX 77520
Brokers are not qualified to render legal advice, property inspections, surveys, engineering studies,
environmental assessments, tax advice, or compliance inspections. The parties should seek experts
to render such services. READ THIS LEASE CAREFULLY. If you do not understand the effect of this
Lease, consult your attorney BEFORE signing.
Landlord: City of Baytown Tenant: psi Pressure Systems
By: �—Si0ned by
— — By:
By(signature): By(signature):
�CEBAu444827a0t --
Joscp{t Angel
Printed Name: Printed Name: 7/30/2025
Title: Date: Title: Manager Date:
By: - By:
By(signature): By(signature):
Printed Name: Printed Name:
Title: Date: Title: Date:
(TXR-2101)07-08-22 Page 18 of 18
CoOien International,1233 West Loop South,Suite 900 Hoostou TX 77027 Phone:201.269-3442 Fax:713430-21111 PSI Pressure
Jordan Treat Produced with Lone Wolf Transactions(z pForm Edition)717 N Harwood St Suite 2200 Dallas TX 75201 yAwwJwol_OM
Docusign Envelope ID FE180FC4-F23B-4D1A-AE75-A43AC32D089F
Exhibit A
The Property
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Special Provisions
Section 5-Security Deposit: Landlord will retain Tenant's existing security deposit on file from
previous ownership. Tenant will not be required to provide any additional securitization on this
Lease.
Section 22—Holdover: In the event Tenant fails to vacate the leased premises at the time this
lease ends, the lease term will continue on a month-to-month basis at the existing monthly rent
stated in Section 4.A. This will continue until either Landlord or Tenant have provided the other
party written notice to vacate the property, which will occur thirty(30) days following issuing of
written notice.
Termination Option:Tenant will have a floating option to terminate this Lease at any time
during the Lease Term; provided Tenant gives Landlord written notice of its intent to terminate
this Lease on or before the date that is thirty (30) days prior to the effective Termination Date.
Tenant will not be obligated to any penalties and/or costs associated with early termination and
will leave the property in "broom-swept" condition upon vacating.
r---Initial