Some musicians have different bridges (the piece of wood that holds up the strings) or sound posts (a wooden dowel inside of the instrument that resonates to create sound) for summer and winter. Weather, particularly humidity, changes also can necessitate regular string instrument adjustments. Still, string instruments sometimes develop cracks or seams may come unglued and need repair. Serious musicians carefully monitor humidity levels in their instrument cases. This water-soluble glue makes it more likely that the glued seams will open when stressed, instead of the wood itself cracking. Fine instruments are glued together with water soluble glue made from animal skin and tendon. String instruments are made from dozens of different pieces of wood, carefully carved and glued together. Bow hair also needs to be replaced just as frequently, at $75 or more per rehair. If the musician plays regularly, their instrument may need new strings several times a year at a cost ranging from $50 to mid-price violin strings to $275 for high-end cello strings. String instruments can be especially expensive to maintain. The obligation of Tenant to pay for Excess Operating Expenses as provided herein shall survive the expiration or earlier termination of this Lease.All musicians must maintain their instruments. Any overpayment shall be credited against the next sums due and owing by Tenant or, if no further Rent is due, refunded directly to Tenant within 30 days of determination. Tenant shall pay Landlord the amount of any underpayment within 30 days after receipt of the new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month for which Tenant paid monthly installments based on the same year’s prior incorrect estimate(s). If Landlord does not provide Tenant with an estimate of the Excess Operating Expenses by January 1 of a calendar year, Tenant shall continue to pay monthly installments based on the most recent estimate(s) until Landlord provides Tenant with the new estimate. After its receipt of the revised estimate, Tenant’s monthly payments shall be based upon the revised estimate. If Landlord determines that its good faith estimate of the Excess Operating Expenses was incorrect, Landlord may provide Tenant with a revised estimate, but no more frequent than one additional revision per calendar year after the initial estimate. On or before the first day of each month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenant’s Pro Rata Share of Landlord’s estimate of the Excess Operating Expenses. On or about January 1 of each calendar year, Landlord shall provide Tenant with a good faith estimate of the Excess Operating Expenses for such calendar year during the Term. In no event shall Base Rent be reduced if Operating Expenses for any calendar year are less than Operating Expenses for the Base Year. If Operating Expenses in any calendar year decrease below the amount of Operating Expenses for the Base Year, Tenant’s Pro Rata Share of Operating Expenses for that calendar year shall be $0. Controllable Expenses means all Direct Expenses except: (i) Tax Expenses and any and all assessments, including assessment districts and government-mandated charges with respect to the Building or the Property, or any part thereof (ii) premiums for insurance carried by Landlord with respect to the Property and/or the operation thereof (iii) costs of utilities, including, without limitation, electricity, water, HVAC and sewer charges, utility surcharges and assessments, and refuse removal (iv) increases in wages, salaries and other compensation and benefits paid to Landlord’s employees, agents or contractors engaged in the operation, management, maintenance or security of the Building or Property, to the extent (a) such agents or contractors are union, or (b) such increases are due to increases in the applicable minimum wage legally required to be paid to such personnel and (v) the costs of capital alterations, capital additions, capital improvements, capital repairs, and capital replacements amortized as described in Sections 4.2.4(xii) and (xiii) above.Ĭontrollable Expenses means all Operating Expenses excluding expenses relating to the cost of utilities, security expenses, insurance, real estate taxes and assessments, and other expenses not considered controllable under customary industry practices.
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