THIS AGREEMENT is hereby entered into on this ………………day of …….……………. Two Thousand and ……………………………


1.[Lessor’s Name or Company Name], with an address at [Insert Address] hereinafter referred to as the (“Lessor,”)


  1. Royal Flush MC, with an address at [Insert Address] hereinafter referred to as the (“Lessee.”) Collectively referred to as the (“Parties”) The parties agree as follows:


WHEREAS, the Lessor, [Lessor’s Name or Company Name], is the owner of the property located at 708 North Dallas Ave Pittsburgh, PA 15208 hereinafter referred to as the “Premises.”

WHEREAS, the Lessee, Royal Flush MC, desires to lease the Premises from the Lessor for the purpose of [Specify the purpose, e.g., conducting business operations] and has agreed to the terms and conditions outlined herein.

NOW, THEREFORE, in consideration of the premises and covenants contained herein, the Parties agree as follows:


3.1 The primary purpose of this Agreement is to establish the rights, obligations, and responsibilities of both parties with respect to the use, occupancy, and maintenance of the Premises during the agreed-upon term.


4.1 The Premises, are located at 708 North Dallas Ave Pittsburgh, PA 15208. The Premises encompass a [brief description of the type of property, e.g., commercial property, including office spaces, storage areas, and common facilities] and are legally recognized as [Property Legal Description, if applicable].


5.1 Monthly Rent: The Lessee agrees to pay the Lessor the monthly rent in the amount of $1,500, payable on the [Payment Due Date], which shall be the [X] day of each month, starting from the commencement of this Agreement. Payments shall be made by [Payment Method] to [Payment Recipient].

5.2 Security Deposit: Upon execution of this Agreement, the Lessee shall provide a security deposit in the amount of [Security Deposit Amount]. This security deposit shall serve as a safeguard against any unpaid rent, damages, or breaches of this Agreement by the Lessee. The Lessor shall hold the security deposit in accordance with applicable state laws.

5.3 Utilities: In addition to rent, the Lessee shall be responsible for paying all utility bills associated with the leased premises, including but not limited to electricity, water, gas, sewage, and trash removal. Utility payments shall be made directly to the respective service providers, and the Lessee shall promptly provide evidence of payment to the Lessor upon request.

5.4 Return of Security Deposit: Upon the termination of this Agreement and the Lessee’s compliance with all terms and conditions herein, the security deposit shall be returned to the Lessee within [X] days, less any deductions for unpaid rent, damages beyond ordinary wear and tear, or any other amounts owed to the Lessor.


6.1 Royal Flush MC shall have full access to the leased premises, including but not limited to the [Specify Areas, e.g., common areas, storage rooms, etc.], during the term of this Agreement.

6.2 Until the kitchen opens for business, Royal Flush MC shall be solely responsible for 100% of the utility bills associated with the premises. The Lessee shall provide the Lessor with copies of utility bills and payments as evidence of compliance.

6.3 Once the kitchen opens for business, utility bills shall be split evenly between the Lessor and Royal Flush MC on a 50/50 basis, with each party paying their share within [Timeframe] of receiving the bills.

6.4 Any damage to the premises caused by the Lessee shall be the responsibility of the Lessee, and they shall promptly arrange for the necessary repairs. The Lessee shall also maintain insurance to cover any damages caused by their operations.


7.1 The Lessor retains ownership and control of the Premises throughout the term of this Agreement. The Lessee acknowledges the Lessor’s right to grant occupancy and use of the Premises during the lease term, subject to the conditions and stipulations set forth in this Agreement. This location shall serve as the Lessee’s primary place of operation for the duration of this lease.

7.2 Both parties recognize the significance of this specific location and agree to comply with all relevant laws, regulations, and zoning requirements that pertain to the use and occupancy of the Premises.

7.3 The Lessor is responsible for maintaining the property in a safe and habitable condition, while the Lessee is responsible for adhering to the terms of this Agreement and ensuring the lawful and responsible use of the Premises.


8.1 Maintenance and Repairs: The Lessor shall be responsible for maintaining the structural and mechanical components of the Premises in good working order and in compliance with all applicable laws and regulations.

8.2 Safety and Habitability: The Lessor shall ensure that the Premises meet all safety and habitability standards required by law, including but not limited to proper sanitation, electrical, plumbing, and fire safety.

8.3 Utility Services: The Lessor shall ensure that utility services essential for the Lessee’s use of the Premises (e.g., water, electricity, gas) are in working order and promptly address any interruptions or issues.

8.4 Security: The Lessor shall take reasonable steps to provide security for the Premises, which may include installing and maintaining locks, security systems, and adequate lighting.

8.5 Notice of Entry: The Lessor shall provide reasonable notice to the Lessee before entering the Premises, except in cases of emergency or as otherwise agreed upon.


9.1 Rent Payments: The Lessee shall pay the monthly rent as specified in this Agreement, in a timely and consistent manner, on or before the due date.

9.2 Utilities: The Lessee shall be responsible for paying all utility bills associated with the Premises as specified in this Agreement, including electricity, gas, water, sewage, and trash removal.

9.3 Maintenance and Cleanliness: The Lessee shall maintain the Premises in a clean and sanitary condition, performing routine cleaning and trash disposal as necessary.

9.5 Repairs: The Lessee shall promptly notify the Lessor of any necessary repairs or maintenance issues. The Lessee may be responsible for the cost of repairs resulting from negligence or intentional damage.

9.6 Compliance: The Lessee shall comply with all laws, regulations, and building codes related to the use and occupancy of the Premises.

9.7 Security: The Lessee shall take reasonable precautions to secure the Premises and any provided keys or access codes to prevent unauthorized entry.

9.8 Alterations: The Lessee shall not make any structural alterations, improvements, or modifications to the Premises without the prior written consent of the Lessor.


10.1 This Agreement may be terminated by the Lessor in the event of any violation of the terms and requirements set forth in this Agreement. Such termination shall be executed in accordance with the applicable notice provisions as described in Section [X].

10.2 The Lessee may terminate this Agreement upon [X] days written notice to the Lessor for any reason. In such case, the Lessee shall remain responsible for all rent and utilities due up to the date of termination.


11.1 Governing Law: This Agreement shall be governed by and construed in accordance with the laws of the State of Pennsylvania, without regard to its conflict of law principles.

11.2 Jurisdiction: Any legal action or proceeding arising under or in connection with this Agreement shall be brought exclusively in the courts of Pennsylvania, and the parties hereby submit to the personal jurisdiction of such courts.


In the event of any disputes arising under this Agreement:

12.1 The parties agree to first attempt to resolve them through mediation conducted by [Name of Mediation Service], in accordance with the rules and procedures of [Name of Mediation Service]. If mediation is unsuccessful within [Timeframe], any unresolved disputes shall proceed to arbitration as described in Section 2(b).

12.2 If mediation fails to resolve the dispute within [Timeframe], the parties agree that any unresolved disputes shall be subject to binding arbitration in accordance with the rules and procedures of the American Arbitration Association. The arbitration shall be conducted in Pennsylvania and the decision of the arbitrator(s) shall be final and binding.


13.1 This Agreement constitutes the entire understanding between the Parties and supersedes any prior agreements or understandings, whether oral or written.


14.1 If any provision of this Agreement is held to be invalid or unenforceable, the remaining provisions shall remain in full force and effect.


15.1 This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

IN WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the date first above written.

Signed by or on behalf of:


LESSOR                                                         LESSEE

NAME:                                                           NAME:

______________________________                Royal Flush MC                    

SIGNATURE:                                                   SIGNATURE:

_______________________________              _________________________

DATE:                                                           DATE:

_______________________________               ________________________


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