HomeMy WebLinkAbout96-03575
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County because the property in question is located
in Berks County. In the within action, Plaintiff
seeks remedies sounding in contract and in tort,
Said remedies do not include the relief requested
in the re91evin complaint filed in Berks County,
c. Denied. The answer to subparagraph (b) above is
incorporated herein by reference,
4. Admitted.
WHEREFORE, Plaintiff respectfully requests that the Prelimi-
nary Objections be denied.
5, It is admitted that the parties entered into the lease
attached to the Preliminary Objections as Exhibit "B." The
document speaks tor itself,
6, Admitted.
7. Denied. This averment is a conclusion of law to which no
response is required, By way of further answer, the claims set
forth in the complaint are not of a kind or nature intended to be
subject to arbitration. By way of further answer, Defendants have
waived any ability which they may have had to enforce arbitration.
Defendants have wrongfully terminated the lease and are barred from
enforcing the arbitration provision.
6. Admitted in part and denied in part. It is admitted that
Plaintiff has not sought arbitration. It is denied that arbitra-
tion is required, for the reasons set forth in the answer to
paragraph 7 above.
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Exhibit A
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5. Defendant, Sukhvinder Jit Kaur, is an adult individual
having an address of 8483 Lancaster Avenue, Second Floor Rear,
Bethel, ~ennsylvania 19509,
6. Defendant, Jaspal Singh, is an adult individual having an
address of 6463 Lancast-er Avenue, Second Floor Rear, Bethel,
~ennsylvania 19509.
7. ~laintiff owns and is entitled to the immediate possession
of t,he personal property listed in Exhibit "A" t.o this Complaint,
by reference made a part hereof, which to the best of ~laintiff's
knowledge is located at the truck wash facility situated at 351
Midway Road, Bethel, Berks County, Pennsylvania 19507,
6. ~laintiff purchased or otherwise acquired said property,
has not sold or otherwise transfen'ed ownership therein, and
ownership in Plaintiff has been admitted by Defendants Talley Oil
Corporation and James A. Talley, a/k/a James A. Talley, Sr" in
writing,
9. The value of said property is $24,648.00,
10. On or about April 3, 1996, Defendant Talley Oil
Corporation and James A, Talley, a/k/a James A. Talley, Sr"
wrongfully and without Plaintiff's consent took said property from
Plaintiff's possession at 351 Midway Road, Bethel, Berks County,
Pennsylvania 19507, by locking Plaintiff out of the building where
the property was kept and used.
11. Defendants, Talley Oil Corporation, have wrongfully
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detained said property since on or about April 3, 1996.
12. On or about May 8, 1996, ~laintiff demanded in writing
that Defendants return said property to Plaintiff or pay Plaintiff
the fair market value of said property, but Defendants refused and
still refuse to comply with said demand.
13. On or about October 31, 1996, Defendants Talley Oil
Corporation, James A. Talley, a/k/a James A. Talley, Sr,
transferred possession of 351 Midway Road to Defendants Sukhvinder
Jit Kaur and Jaspal Singh,
14. Defendants, Sukhvinder Jit Kaur and Jaspal Singh, are
believed to be operating the truck wash facility and using some or
all of Plaintiff's property in connection therewith.
15, At the time they began using ~laintiff's property,
Defendants Sukhvinder Jit Kaur and Jaspal Singh, knew or should
have known that Defendants Talley Oil Corporation, James A. Talley
a/kl a James A. Talley, Sr., were not the owners of Plainti f f' s
property,
16. Plaintiff believes that either Defendants Talley Oil
Corporation, James A. Talley a/k/a James A. Talley, Sr" 01:'
Defendants, Sukhvinder Jit Kaur and Jaspal Singh, or all of said
Defendants claim possessory rights in and to Plaintiff's property.
17, On or about Februar, 3, 1997, Plaintiff demanded, in
writing, that Defendants Sukh':inder Jit Kaul:' and Jaspal Singh,
return Plai'ntifE's property to Plaintiff.
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BJW. r..sTAt~ LEASII
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this Lellll AB~"lllut (thh "LauI"), diltld thh day ot ,
L994 (Oau), by and betwBln TALLEY OIL COBl'ORATlON I~ES A. 'I.ULII, 11 bLI
owa. ~i8bt <"Llndlo~d" o~ "Luao~"), Ind J~IlA!, INC., DBA MIDWAlC TRUCK \/AS8
("Tlnant" o~ 'LI..el"). Tb. parti.. 1St.. '1 tollowlr
PIU!2US1361 Landlord, ~11 con.iduation ot the teue paYIIICl1ts provided ill thh
Aareement, llalllo to Tenant the truck-~alh buildlns situate 011 Midway aood (prox
~O' lut of I/IB axLt of I~78) in Betnel TO~l1lbi[l, Berks County, Pt.llll6yLval1ia
19~07. 6.Ld le4.. illcludes the Ilnd 011 which .Iid buLldLl1g is litultad tOlllthlr
with adequate inarelS IlId Isre.1 thereto for cOllductLllg I truck lInd seni-traillr
wllsh with perkillS areas at bertillstter noted in tebil AgrteMeDt (tbl "Premises")
lOClted et l'lldwlY Road, Bethel, County ot Barko, Pellnsylvanil L9~07. Tb.
l'Ult!ses erl part of thl raal eetatl dllcribad 1a. a deed recorded in tbo OfficI
of tbe Rlcorder ot 01.01. ot Berka Co., Pennsylvania In Book _____, 1'18e______ and
put of the red titHe dllScrlbed III a Clll:tdll luse w1th pU.'cbue opt1on la.
tavor ot Landlord dated
STOIlAGEI Tenant elldL be ellt!.tltd to Hare 1a. the truek Wasb and on the
~rem~les luch lteos of perlo1l31 propartl U I1re deenod oeceour)' to the
operatlon ot a trucit Bcd traiLer wesll buelnc6D durlng tbe terOl of tnh Loan,
LBndlol:d shall 1I0t b. llable for 10ls of or daco&o eo luon .tored Ltc<:lo.
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TEIlJtI Tae lease terla ollull COIDcence oc the date dectr1cal oervice haa been.
code avallllble to tbo Pl:t1'll1sel, end ohall, ulllen the te:OI 1a extended,
terDlLnata on tha sa~ date tin (to) ~earl thetel\feer,
OPTIOH TO F.XTEtfil mlll Tenant has the rLght to extelld thLs Lease I:e;;ood June
t9, 2003. Sho'Jld tenact fU:l, pertoro all thll terCls and conditLons of thls
Leaae, Tellant C'.JJ., e:(~end the tar'll of this Lean for 8 pariod of flve (5) 1url,
aod for three (3) addit10clll period a of the aaCle length, eacn to ccomeoca the
da, foHol/Lng tbe Ixplra tioa. doto of tn.. i=ed1ately preceding term or e:-:tended
terOl. All a! ~~c teroo elld provLalona of thLs Lelae sholl apply to the extended
l~ese tetos, including adjustmect of relltal. Tecnnt may exerclse each optLon to
extend thLs Lease tjl iivtna to Landlord I:otice cf Lts LtltenttoCl to do so tl .
later tban ninety (90) da,. prior to tbe l.x?lratLon 0' the ia.LtLaL leasa tel
(for tbe inltll\l optLon to e>eteod), or: the e><plratLon of tbe appltcsble leao.
ter::> <for the &UbSB1uent options to e"te~,1), The Clotlce shall be Gc:!t by
certifLed or regLGtured alaLl or nntionally recognLzed o"BmLght courl~r to
La:ldlord at th~ a~drec. '" Det forth here In.
LEASE PAYHENTSI Tenant shall pa, t~ LandLord the s~~ 0: S30,OOO.GO allnuaLL" to
be paid at the rote ot H~OO.OO per oonth, beginning tbLny (30) cay. atter the
begtnctllg ot the Lease term, or upon th.. uat" LarldL<>rd'. obl1g..ticc. und..,:
psrasrapb 9 of the txhLbit of Additlonal ~rovl.ioaa nod CoodL:Lon, Bre
c~rn[lLeted, whlcbeHr shall occur l3ter, wlth retltal bdna ndjuDr.ed annually
accordlng to the ConGu::\er Price 10lle" fCJr i\..ll 1 teo,; for ALL Url:;.n ConSUClera,
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EXHIBIT
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published by the llureeu ~f Labol: St,atL'UcI of the 11.5. DepartOlent of Lllbor,
Phl.la.-l/llllllngton-Irenton (l98Z'.84dlOO), but not to ex~ud 3% In Dny yur. Said
payment I1djustlu8nt shall be rouaded to nurest $3.00. Such payments oueLl be
ma~e to the LBndlord It 7734 Pera Dr1ve, Uarrisburg, Reansylvanla 17112, as rouy
~a chaaged from tlme to tlme by Laudlord.
1l01l-SUF1'ICIF.N1: FIJIlDSI Lessoe IM11 be cuurged $l5,00 for euch check that Ie
returned to Losuor far lack of lufflclent fund..
5ECIJB.ITY DEPOSITI At the titao of 11gulng of tills Lease, Tennut ohll11 pay to
Landlord, In truH, tho IUm of $3,000,00 to be held Bud disbursed fnr Tenant:
d~meBu to the Premi.e. (If BUy) OB 1'rov1dod by lllw. Sald SUm ahaLL be
dapollted lnto a three (3) year Cert1f1cllto of DllpoBl.t and the lnterost sbalL
accrua and be added to the pdncipal. I1pon moturity of thl Certificate of
Dapoalt, 1f TenAnt io is coalplLanclI I/Ith the term~ of thlo LeoD8, the peinclpl\l
8nd acceued interest on the Certiflate of Depollt Oh,l11 be pulc\ ovel; tQ Tenant,
and 0.0 further lecurlty depoalt Bhall be re~uired.
l'OSSESSIOlil Tenant ohall b. entitled to p06SllSaiol1 at thu beginning ot the
LUDe tcrUl, and obnll yield PosSQQsion to Landlord on the last dey o~ the term
of extended torm of this Leao", os a?pl,icable, unlus otherlllse egeeed by both
partie. in wrltln~.
USE OF Ptu:.lUSESI IeWlnt DUly uu the ~rem10ee only for such uu Oa hu been
agreed upon by the Lal1dlord l1;>.d Tenaut ill thlo AgreeClent Dndlor by such
ameudmQnt tn said agreeltent as La negotlated by the parties, 'rhe Preill1s20 II1IlY
be used for any other purpoDe only With the prior written coneent of Landlord,
which consel1t shall not be unreasonably wictlheld. Tenant ohal1 notify Landlord
of &0.1 antlclpated exteuded abseoce frolll the PreoLBes not lnter tban the firs t
day of thl! extended ebsonca.
ll:EKODtLING OIL SIB.I1C1'UiL\L Ilil'R.OVDmNTSI Except ao otherwise provided herein,
Tenant shall be~e tbe obLlgation to conduct any constructlon or re~odeling (at
tonant'l e.'1penoe) that may be required to use the PrealLses u speclfLed above,
and llIay con3truct such !1xture~ uu th.. Predees (at 'reuant' 0 expense) that
approprlately tacilltata Its u~e for such purposes. Such conBtructlon ahall be
undertaken and auch tlxtu~e9 IlIO)/ be erected only Wlth the peior written consent
of toe Landlord whlch shall not be unreasonably lJlthheld. At the end of tbe
Lease term, Ienant shall bll entLtled to rereove (or ut tbe request of Landlord
ohal1 remove) Buch flx,uraB, ond .hall rlstoro tho PrwniSI. ta lub.tantleLly tbe
some condltion of the Prc~l.es Dt the cam~ence~ent of this Le.se.
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.tlAINIENANCl!: !eMne ohall have the obligatIo", to n:aintain the Pre~l3e9 in good
repaLr at all tl~e3. TIlls obligatiO'" ahall inclu,lel
the parklng lot. drivewnys, lIod sldewalks (inCluding anow
and lce removlIl) marked 89 Tenant's responslblity on Exhibit D
heeeto
the sewer, lIater pipes, and othee matters related to plumblng
the electricel Wiring
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Ll1Ildlord II obHSlI.tion fOl: IUl.ntellonce aball I.uclud.. c..pltal tlpal.rs ll11d
l~ptovementl, Illd III malntenance alld tepai!: I.te111 witb respect tOI
tha roof, outaide walla, Bud other structural parts of
th. building
all parkina Ireaa, dr.iveways, access and sl.dewalks Ihowu al
Landlord'l reapocsibility Oil Exhibit B hereto
UIO !lea tin, aTstam
all other itema of maintenauce not opecifl.cally deleglted
to Tecaut uuder this T.eue
ACCESS BY LA&DLOiD TO PREMISES: Subject to Tenant'e conseut (which shall not ba
unreuonably withheld), Landlord aholl tlava the rLabt to lIuter. tbe PrllllLBea to
IlIake illlpaotion!, provide cecesury servl.ces, or ehow the unit to prospacttve
buyeu, U1ortgBsees, tec"o.ts or .:1I0rkUll, M provided by law, in tbe case of any
emergeocy, Landlord may eo.tCt tbe PremLses witbout Tenlllt'e conaaut.
UTlLITltS AND SERVICESI Tenant sball be l:espon.Lble for the followiug utilities
IUld eervicea io. coo.nectioo. with tha hemius I
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elecU'icity
\/a ter end sella t'
gll3
hellt1ns
sarbllse IInd traib diepoaal
j ani torial 5Qt'vLces
telephoue .ervice
\later pump Lncludio.g mainteDance thereto
pollution insut'ance (if available lit reaaoll4ble cost) Bnd Gene~al
Llllbility Insurance
ot'dlnot'7 services aod maictellauce lI11d pay~ent
of no~l billings and tor the Ibove listed items.
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Te.naet acknowledges tnat Landlord has fully explaLned to Tenaet the utlUty
ra.tes, chsrges IItld senl.cea which Tecact lIiLl be. required to pay (if I1nl) , other
than those to be paid directly to tne utility company furlllahing the service.
fltDPERTY r,NSOWlCE: Landlord ao.d Tuant shall each be respoc.sible to mal.o.tal.n
appropria te LtlSurao.ce for thell: raspec tl VI;! Lo.tet'~sts ic the Pt:e.nioes and
property locaeed on the Pt'emises.
LIABUITY ltiSIJB.A1ICE: Tcceo.t ehall cuintdn pubUc lLabUit,Y lcsurance \lith
per;oc.3l injury lL::\1ts Ot at least $100,000.00 foe iaJury to 00.8 persoll, and
$500,000.00 to~ aoy one accidetlt, and II licit of at least $250,000.00 for damage
to propeety. Tenact s!la.!.l deliver appropriate evidecce to Laudlord ao proof
that adequate insurance is in force. Landlord snall have the rigbt to require
that the Landlord receive notice of eoy ter~Lnatlon of auch lo.suracce policl.es.
INDEHIlITY IUlGAIIJ)UlG USE OP PR.ElilSES: Tenant agrees to iede::\nLfy, hold hat:nless,
and defend Landlo:d f~o" aod agl1lnct llny I1tld lo~ses, claims, 1LabUities, lied
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expense5, iucludLng te3sonabLa attotney fees, Lf Iny, which Landlord may luffet
Ot incur in connectLon With TeU4nt'. u.~ ~f the Premiae..
DANC&.II.OUS &.:rUlll.S: Except for thou I113teriala and suppliea CtUOQILbly
ucnaury 111 the cooduct of 'rOil/lOt' B busineu, TeCAut ahall not keQP 01: han 00
the PUIlLIU Iny artLcle or. thing of I dangurous, LnflBllllJlable, or oxplolLvl
chllrlctet that might lubotllntielly increase the dlloger Ilf flre 00. tbe Pr.IULns,
or that migbt bl cocsidered hazardous by a ralponaLb1e insurauea company, unless
the pdor I/ri tten conoeot of Laodlard il obtaLnRd aod proof of adequate
Lnaurllnce protection is provided by Tenant to Landlord.
rAX!S: TaKes attrLbutable to the ptealLlu or the uaa of the Pr.emLses shall be
allocated as follow. 1
a.al Estllte TaxiS ~ Lnndlord Ihall P3Y ell teal estate taxes end
aase.s~nta fat the ~remises.
Personal Texa.
- Te~t Ihell pay ell of Tenant'o petsonal
t~es, allpl01~$ae ~es fot TenAne's amplor.es
Qnd aay otha~ chars.. which mey ba levied egeLnst the
p~emilea and which ata attributable to Tenant's usa
of the Pre:nia...
D1~snucnOtl 08. CONOElINA'IlOli OF PIl..EHISES I If the PrenLsea ate part!.alll
eel uOfed ln a unaer that prevelltl the cOllductloS of Tenant's use of the
PrenLses Ln B norea1 business C4nne~, and if the dame,. is te~sonabLy r.epeirabla
\litbin sixty days a~tet the occurrence of the desttUction, and it the cOSt of
tapaLr 11 lass thau $25,000,00, Lao.dlord shall repnit thl Ptlmlses Bod leMa
pay:neuts shall eba:. duties the period of the repait. HOl/over, if the damage io
lIot rapaLnb1e Withia sixt7 doye, Ot if the COlt of rap.ir ls $25,000.00 o~
co~e, Ot if Landlord Lo ptevented froc tepairina tbe d.n~Ga by fotces beyond
Landlord's conttol, or if the p~operty 10 cOlldeClne<l, thLs Leaa~ eMU terminate
upon tweoty day. wrltten eotlce of such eveat O. coadltionD by eieher patty.
liECIlANICS LInlS: Nei ther ~he Tenallt not aoyooe claimicg through the Tenant
shell hBVB the tight tQ 1'Lle IIInchanlcs 11ens Ot a:lY 0 ther kind of 11en 011 the
Pte:niaes and the !LUeg of thLs Lease constituees notLce that such liens are
invalid, Purther, T~ea:lt aare~. to g~va actual Idvance notlce to any
coatr.ctor., subcontractorl Qr suppHua of Goods, labor, or servicu tbat such
liooe wLll aot bo v$lid. '
DJ::l'WL'tS: Teneet aheLl be La default of this Lea:c, if Teno:lot feUD to fulfill
A:loY lease ob~igetioo ot ter~ bl which Teaant is bOllcd. Subject eo eal !overnina
pro~.1sions of lAIl to the coateary, if reannt fall. to CUte 1"1 fLl10nclal
obligation withle dxty (60) days or aay o;ho~ obligat~oa "!.th~a uicoty (90)
days A!ter writee:. aotice of such default is provided by Lalldlotd to Teo.a.nt,
~endlotd IIsy taKe pcssession of the Pre~ises wlthcut further notice, Aad wLthout
prejudLclog Laadlord's rLghts to demages, Ia the aLteraotiv'l, Landlord may
elect to cure any defeult and the cost 0: such action shaLL be added to Tenant's
fineaclel obllg'le10no und., ehis ~sa... T.n..~nt .hall pay all costs, dalll.:lalls.
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and expanses suffered b1 Landlord b1 r.eason of TeDsnt'. dufaultS.
CUtlUUtIVS B.1GIlTSI The rlgh\:1 of thu pattlu under thLa leaDt sr. cumulat.ive,
lad aha11 not be construed all l~clulLvQ unluas otherwLse re~ulrld by law.
GOVliNUIG LAWS I Thla LeaU shall ba conltrued In Ilccordstlca \11th the lawa of
the Stat. at Pennsy1vanla.
AJUlITa.Ar!ONI fo.ny controversy or c1sim rdatlDB \:0 tbia contract, Lnclud1111 the
conltruatioDo or nppllcatioDo of this coo.tcac:t, will bo nttltd by bindlc.ll
a:bltratioDo utlder tha rulu of the AClerlcl1n Arbltration o\s80cLI1tioc., and sa)'
.l ud&alec.t arllDted by tha ubltr.tor(.) DJ.ay be llc.tered ill. aDY Court of proper
jul;!.sdiction.
ASSIGNABILITYfSUDLE1~IUGI ten4~t ~y Dot lubllA3C Bo.y interest 1n the Premises
without the prlor written COo.l~t of Lao.dlord, which shall aot be unreasonably
withheld. tenant .hall ba'/& the right to ullgo. tb. Lease to . corporation 111
which they hl1V1 . 100% ownersbip lnterast, provided uid corporat1on agrel2S to
accept all obll.&l1tiotl.3 under tbt3 Leau. l]pon u1e of ths busl.nQu opllratQd by
Tenant on the Peaoises, tenant Dba~l have tbe eight to assign tho LUDe to tb.
purc:hasec if the puechasa.r agrees to acce~t all obHzut10lU uader thu LeBsll and
il fiaaneially re,pon.~bLe.
HOUCE; Notices under thia lu.se shall \lot be deei:\ed valid unlese given or
I~rved in writing ond forwarded by alail, pestage peepaid, addressed as fo11oW81
LANDLOIl.D;
tALLE~ OIL COR?OaAtION, JAMES A. tALLEY, P~ESIOE~~
7H4 Fern Dri'lB
aerrisbur&. Pennsylvania L7L12
tElIANt I
J-DAR, I~C., DBA ~IOWA~ tRUCK WASH
c/o BOl< 693
Ca~p Hill, Pennoylvania L7011
Sucb. addl:e6Us Clay be changed croc. tioe to title be either party by peovLd1D8
notlca aD Bllt forth above.
Etn'IRE AGREEHENTfAl!.EllD!lENTI This Lease Allroement cOl1talns the oatire Ilgee~nt
of the parties a::.d theee are 00 other peocUse.a or condLtion:! in ar.y other
egrl1el1lent whuther oral or: weinen. Ihis Lesae tl4y be "odified or a:neoded in
writing, if the writlng is atgned by the party obligated udner the aoondoont.
SEVEB.AllILIT1: l! any portioo of this Le,1sD ahall be beld to ba lnvalld or
unen!orceeble for an, reason, the ee"aining peovioioQJJ oh.111 continue to bQ
valid and enforceable, If Q coun !inds Wt any provision of this Leaoe h
In'nl1d or uaeaforcellblc, but that b, lilllitlng ouch proTL,ioQ, it would b..co..e
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valid a.nd eQfo~c.able, tben 6ucb p~OVi6iol1 sball be doomed to bQ W~1ttel1,
con.t~uad, and an!orced B. 10 limited.
VAIVU,1 The taUu~B ot el.ther pa~ty to Qotorc. IIny provhl.onl ot thls Leue
shall not bl1 construed u a wal.ver ot: J.1D1itaLiol1 ot thlt PArty'. tl.&l1t to
subsequently utote. and compeL . trlet complience wlth evetT provhioll ot this
LUn.
ADDITIONAL PaOVISI05S, SEE FOLLOWING PAGES fOR EXHIBIT OF ADDITIONAL PROVISIONS
AND CONDITIONS .UICU ARB HERED~ INCORPORATED B~ REFERENCE INTO THIS PARAGRAPH OP
THO AGllEEHENT BEn/EIlU THE PARTltS AND AU; MADE A PART OP 'IIlE Et-;TIIl.E AGREEHtN'r .
BETI/EEN Tl!.EM AS IS NOnD DY THEIR SIGllUiG OF Tllll E:(H!Bn' OF ADDITIONAL
PROVISIONS AND CONDITIONS
LAWLOB.D1
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ATTESTt
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TENAliT I
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BY:
J07'
&lllIllIT Oil ADDITIONAL PROVISIONS AND CONDITIONS
The follovina additiOI14l provbloWl aad con.ditlolllS arc bereby agreed Upon
by the partl.ca, 8.'S 10 8I.glll.f1ed by their haVing signed the.lll, and are IlI4de a part
of the ll&reCllll:Ilt by incorporating tbell by reference lato the "ADDITIONAL
paOVISIOHS" oectioll of the orl.ginal Agre~l!nt.
1. Iu the C'/eot at any delillqueney in pny:ncllt ~t other brencb of this
Lease by Tenant, cr In tbe eVllot Landlord has a rell30tlllble bllel.! to bel1ave
IllUllllt'! financial respoll3ibll1.t,. iB impaired, Landlord shall have a rigbt to
request, Ind Tenlnt shall bave e duti' to provide to LQndlo~d, 0<1 0 quarterly
baB1s, t1naacial. lo.!otlD.1tiotl fo.l.rly deOlOn3trlltin8 the incomc (or 10SB) and net
worth of Tonallt.
2. T.he Leasee agrees to observe Bnd abIde by r,he pllrking Dt't'aagea8nta 80
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agrJed upon br the partle3, and fur_her, tbB Leu3ee-renant aarRea there sbell b.
no blocklng of th~ fueling eCCQB3 Dr~as nor ehall thera be any prolonsed parking
ot Dny vehLclee on the pel/,.le8s. farking Lon3er than ol tbree (3) bour period by
other tban D truck-"Mh employee/operator ehsll ba dUlIled au excessive fOI:
purpoees of thie conditLon,
3. The Lessae ehall maintoLn tbe prem1ses ln a neat and ord~rl, cond1tion,
includLng improve~ent9 thereto.
4. rhe Lesau IWl turn1sh to tbe LeUor a "rehase" froO! liab1Hty for
enr Rnd all future cont~nLnation to the premLses which may sriee 8S a result of
his occupancy.
,. The Lessee shell furnlsh tha Lusor w1th a copy of a certificst~
tvidencing tbal; the LUGe!! bas obta1ned thR 1rlSurane8 covengeQ required by the
Leeee.
-
6. The' Lusu IbaU eons'ul t with the LeHor on Dny proposed ehanies,
RddLt10ns, and/or alteretions to tIle premises whLch ll101y atlect thll operations of
tbe truck wash 0: the fualLnH facilLty.
7. 'Ills Lse3ea aa:aes to comply wall all eutrant and luture Dli:R rules and
remulee10ns Bnd the Lessor a6reqa ae 00 ecse to the Lessor, to sssiat the Lessee
in alle'/i8Cing sucll future rules and rogulations GO lIIay ba l'"poud by DEl'.. o.
othBl: governOleotal IlSRncies a!hctlns tilR truclt wush. The Lessor will also
graut the Leseda perll1i5sion to lIIaka Guch changes/alteraticns a3 a:e required tor
compliance w1th rules aod r~8ulatione of Buch agenc1es.
8, Tha LessaR ssrees to paLnt exterior blOCk-work, to paint tha interior
of the structure, 4lld will maintaLn the structure and exter10r premises in
sccorcance With OSaA rules end regulations, both current and future.
~. Prior to deli'Ierl or poss<!ssloc of the Precises to Tallant, Landlord
shall complete the toLlowin3:
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a, Installation of new lock. on the truck wash structure
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b, Repair of any structural dB-'lle.~e
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c. Provide appropriate heating end ventilatLon for the sald ~tructUtt
d. ProvLde ad~quate water servLce to the head of the outlal;
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e. Provide adequate electrLcal sarvLce to the structure
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f, Repair d~rnage to the catualk
g. Clean and repair, Lt neCuuaey, the exht~ng waste water FaCilLty
80 that it is in Ilood operatLns condition
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If all o>t U1U forB&oLull 1tBIIl~ IIrB not completed by Au&ult 1, L991., Tenant IIbllLl
hava th~ ~1ght to duclac. tbLa Leaso null aod void,
iO. The Lessor egrees to work wit~ the Losse. io e cooperative effort to
offer "fud nd Trucll. \lasb Specials" by ottULo8 "tuol dioClounte" to pllrtLu
nUBdLns IInd doolrLns a jaiot .erVine.
11. Tha Lenoor and Luou are in a,rcement that each wUl pay oue-baLf
(L/2) ot tho Cloat of rehebilitatioo aDd/or instollation of eXlotias and future
Joiot advertiolng a1gllsl provided tllo coot to Lennee do eo lIot exceed $2,000.00
Lo aoy period of twu (2) yeoro. Tbe portieo .h:ll ohllre tbe COlt of lIlallltanance
of lucb aisna,
12. Landlord ropresents end warrallto that no notice hOI boon SLvol1 to
Landlord bf ony govullUlenl:.1.l authority or by any p"rnoo, claiDlina I1ny violation
of, or requiriog cOlUpliallce vith, I1ny federal, state or 10cI1l Itstute,
ordLoao<la, raBulation or otbe~ 'i:oquirel1leot of ,it, eoviroCJlleutal law, or demandina
remediation or repoym~ot ur contribution lor any eDviron~ental CODta~ination Ot
doma~ea attdbutable tbereto. Landlord further warrautl and te~re$euts tbat no
lov.stiletloo, adDliniatratlve urder, cunsent order, lien, su~er ilen, or
alreement, Htig.tion or aettleOlent with rellpect to any hIlznrdouB 6ubH6nce o~
any kind located on, about or under aoy pOrtion of tM Preroluu eXint, is
peuding, proposed, threa teued .or antic Ipa ted,
Landlord shnll d~telld, iodecn~fy and hold Tenant hncclaGo trom Bcd aBniont
on, and ell llabLlity, damage, COGt Bnd expens8 Guttered or incurred 80 a rellult
of any brEocb of aoy Cept'eBeotation or warranti' relat~lIg to an environmentnl
coudLtion on thu Premiaes e.:is ting on the d3te ponseBsLol\ of the Premins Is
doliveced to Teoaot.
TH.E PARTIES HEREB:! SC:T TREla HANDS AtiD SEALS TO THESE; CONDITIONS AND
PRO'ltS!ONS, SIGNI~ntlG .BElR INTENT TO BE LEGALLY BOUND AND AGREE THAT THESE
PAGES BECO~E A PART or Ta~ cOmIERC!.AL LEASE AGREEMENT TO \lHICH TIiEy ARE
ATrACIiED.
ATrESTI
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BY:
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StlER1FF'~; IlETUrm - LllJT OF ClllJNTY
CASE NOt 1996-03575 P
COMMONWEALTH Or PENNSYLVANIAl
COUNTY Or CUMBERLAND
.J..:UIL.!lliL--_
V5,
!hJLLEY OIL CORPORATION ET AL
R. Thol~al!l Kline . Sheriff, who being duly sworn according
to law, says, that he made a diligent search and inquiry for the within
named defendant, to witl TALLEY JAMES A A/K/A
JAMES A. TALLEY. BR.
but was unable to locate Him in his bailiwick. He therefore
deputi:zed the sheriff of DAUPHIN County, Pennsylvania.
to serve the within WRIT Or SUMIIONS ._____
On July
12th. 19%
J this office was in
receipt of
Pennsylvania.
the attached return from
DAUPHIN
County,
Sheriff's CostSI
Docketing
Out of County
Surcharge
S'J anawer..'" I
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6.00
. 00
2.00
Fr.' 'l"hOmaS Kline, ::SherU1
eB.00 CLECKNER & rEAREN
07/12/1996
Sworn and sUbecribe~to
this I 7 \':- day ofC. 1.1
1'3 '/L, A. D.
before me
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COtlltllONIYI':AI.'I'1I OF I'I-:NNA;
COUNT\' OF llAlJPIIIN:
Hlllo:lllFF'1i llWI'UHN
NO, 96-3575
PAll I-: 522
ANI> NOW I July 8,
IYI'l'IIIN Sunmons
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11196
,Ill 9r50 A ~I,
SEllVlm '1'111,:
UPON
Talley Oil Corporation II\' PEIlSO:-':i\LL\'
IIANlllNlJTO Judith A. Talley ( Wife and person in charge at time of service).
A TIlLJE ATTEWl'Ell COP\, OF TilE OHllJINAJ.
sUlTJ110ns
ANll ~IAKIN(j I<NOIVN '1'0
Grantville, Pa
her TilE CONTENTS TIlt-:Kt-:OI':\'I' Box 2240, R.D. #2
And Now: July 10, 1996 at 11:14AM served the within Swnmons upon James A. Talley
a/k/a James A. Talley Sr. by personally handing to Nathan D. Talley ( Business Oevelopllent
Officer and person in charge at time of service). A true attested copy of the original
Sunmons and making known t<l them the contents thereof at 7734 Fern Dr., Harrisburg, Pa.
~.'h.I.'_'_"___""
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J-BAR, INC.,
Plainti.ft
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
v.
'rALLEY OIL CORPORATION and
JAMES A. TALLEY, also known
as JAMES A. TALLEY, SR.,
Defendants
NO. 96-3575
JURY TRIAL DEMANDED
COMPLAINT
AND NOW, comes the Plaintiff, J-Bar, Inc., by and through its
attorneys,
Cleckner and Fearen, and in support of the within
,
Complaint, avers as f.ollows,
1. Plaintiff is J-Bar, Inc., a corporation organized and
existing under the laws of the State of Delaware, and having an
office mailing addrE!SS at P. O. Box 693, Camp Hill, Cumberland
County, Pennsylvania, 17011.
2, Defendant; Talley Oil Corporation is a corporation
organized and existing pursuant to the laws of the Commonwealth of
Pennsylvania, and having a registered offiCE! address of Box 2240,
R, D. 2, Grantville, Pennsylvania, 17026,
3. Defendant James A. Talley, also known as James A. Talley,
Sr., is an adult individual, president of Talley Oil Corporation,
and has a residence address at 7794 Fern Drive, Harrisburg,
Pennsylvania, 17112.
At all time pertinent hereto, James A,
Talley, also known as James A, Talley, Sr., acted both on his own
behalf and on behalf of Talley Oil Corporation.
4. By Real Estate Lease dated July 6, 1994, the Defendants
entered into a lease with Plaintiff by which Plaintiff, as tenant,
.
leased certain real estate and improvements in Bethel Township,
Berks County, Pennsylvania, for the purpose of operating a truck
wash facility, A copy of the said Real Estate Lease is attached
hereto, made a part hereof, and labelled Exhibit "A",
5, Prior to entering into the Real Estate Lease dated July
6, 1994, Defendsnt James A, Talley represented to John W. Lane,
president and sole shareholder of J - Bar, Inc., that there had been
a previous truck wash business operating in the leased facility,
and that Plaintiff could expect to wash an average of 20 tractor-
trailer units per day,
6. Since Defendant James A, Talley had a fuel sales business
in close proximity to the truck wash facility and served essential-
ly the same customers, and had previously leased the facility for
a truck wash business, Defendant James A. Talley was in a position
to have reliable information with respect to the volume of business
Plaintiff co~ld reasonably expect,
7, At the execution of the aforesaid Lease, Plaintiff paid
to Defendant a security deposit in the amount of $3,000,
8. After taking possession of the leased property, Plain-
tiff, at its sole cost and expense, completed the following
improvements to the leased property, for a total cost in excess of
$10,000.00:
A.
B.
C,
Painting
Installation of linoleum floor
Cleanup
- 2 -
D. Disposal of trash and refuse
E, Installation of equipment
F. Installation of signs
9. A.fter taking possession of the leased property, Plaint if f
invested considerable time, effort and money into the leased
property and the truck wash business, and operated it continuoulilly,
as a going concern, through April 3, 1996.
10. In connection with establishing and operating the truck
wash bus iness, Plaintiff borrowed the sum of $27,500,00 from
Meridian Bank, and granted to Meridian Bank a perfected security
interest in Plaintiff's personal property lcoated on the leased
property,
11, Pursuant to paragraph 9 of the Exhibit of Additional
Provisions and Conditions of the aforesaid Real ERtate Lease,
Defendants agreed to undertake certain repairs and improvements
prior to delivery of possession to Plaintiff,
12. Despite demand, Defendant failfld and refused to undertake
the following repairs and improvements, as required pursuant to
paragraph 9 aforesaid,
A. Leaks in the roof were not repaired, as required by
paragraph 9 (b) ;
B. Certain grates were not repaired and/or replaced, as
required by paragraph 9(b), resulting in a safety hazard and
a fine by OSHAI
- 3 -
C, Appropriate heating and ventJ.lation were not
Eupplied, as required by paragraph 9(c) I and
D. The exist ing wiistewater facil i ty was not cleaned and
repaired or otherwise brought into good operating condition,
as required by paragraph 9 (g) .
13. Prior to and after September 27, 1995, James A, Talley
repeatedly threatened to diapossess Plaintiff from the leased
property and to take over and operate Plaintiff's business as his
own,
14. In or about August of 1995, Defendants demanded an
increas~ in rental, which Plaintiff opposed because Defendants had
not undertaken the repairs and improvements described in paragraph
12 hereof.
15. During September 1995, Defendants improperly and in
violation of the said Real Estate Lease, threatened to close
Plaintiff's business.
17. On September 27, 1995, Plaintiff filed to Docket No, 5296
Equi ty, j,n the Court of Common Pleas of Dauphin County, pennsyl va-
nia' a Complaint against DefenJants for injunctive relief,
requesting therein that the Defendants be enjoined from terminating
the said Real Estate Lease, from taking possession of the leased
property, and from interfering with Plaintiff's business.
lB. On September 26, 1995, a hearing was held before the
Honorable William Lipsitt, who entered a preliminary injunction in
favor of Plaintiff, as requested.
- 4 -
.
19. Thereafter, on or about November 1, 1995/ the parties
entered into an Amendment to Real Estate Lease dated November 1,
1995/ a copy of which is attached hereto, made a part hereof, and
labelled Exhibit "8",
20, On or about February 22, 1996, Plaintiff received from
counsel for Defendants a Notice of Default dated February 21, 1996/
containing 12 alleged incidents of default.
21. The said incidents of default were either cured prior to
April 3/ 1996, did not exist as defaul ts on that date, or were
matters which Defendants had agreed in the Amendment to Real Estate
Lease not to declare until on or after May 1, 1996.
22, Notwithstanding numerous written contact by counsel for
Plaintiff to counsel for Defendants, requesting conmlUnication
regarding the status of the lease, Defendants failed to respond
(which failure was a violation of the Amendment to Real Estate
Lease), and changed the locks on the building effective April 3,
1996.
23, Prior to April 3, 1996, James A. Talley told Plaintiff's
employees that he would be taking over Plaintiff's business and
that they would be working for him.
24. Prior to AprU 3, 1996, Plaintiff paid in excess of
$1,000.00 for repairs t.o the overhead doors on the truck wash
facility.
- 5 -
_J>.
25. Pefendants were obligated under the aforesaid Real Estate
Lease to undertake and pay for the repairs to the said overhead
doors,
26. On April 3, 1996, upon changing the locks, Def.endants
excluded Plaintiff from the leased property, and began operating
Plaintlff's business through the use of Plaintiff'a trained
employees, equipment and other items of personal property.
27. On April 3, 1996, Plair.tiff was not in default of the
[,ease or Amendment thereto, and Defendants' dispossession of
Plaintiff was wrongful, without justification, and in violation of
the Lease and Amendment thereto,
28. As of April 3, 1996, Defendants still had not undertaken
the repairs and improvements itemized in paragraph 12 hereof.
29, Prior to and as of April 3, 1996, Defendants were aware
that Plaintiff was interested in selling the truck wash business
and was attempting to locate a purchaser for it.
30. Between April 3, 1996, and on or about October 31, 1996,
Defendants operated Plaintiff's business, with little change,
through the use of Plaintiff's trained employees, invoices,
business name, signs, customer lists, goodwill, equipment and other
items of personal property, Defendants also retained and Plaintiff
has not received, Plaintiff's books and records, including
information regarding accounts receivable.
31. On or about October 31, 1996, Defendants sold Plaintiff's
business to Sukhvinder Jit Kaur and Jaspal Singh, and transferred
- 6 -
to them for use in the continuing operation of the said business,
Plaintiff's equipment and other items of personal property,
32. At all times pertinent thereto, Defendants operated a
fuel sales business adjacent to Plaintiff's business, and catered
to owners and operators of trucks.
33, On or about the same date, Defendants also sold to
Sukhvinder Jit Kaur and Jaspal Singh their existing fuel sales
business.
34. The fuel sales business, and the property in general, was
more valuable for sales purposes because of the existing and
est~blished truck wash business,
COUNT ~ BREACH OP CONT~CT
35. Paragraphs 1 through 34 are incorporated herein by
reference.
36, Defendants' wrongful dispossession of Plaintiff from the
leased premises directly resulted in a loss to Plaintif.f of the
benefit of his bargain and loss of the value of the business and
business opportunity established by Plaintiff,
37. Defendants' continuing violation of the terms of the
leased impaired the usefulness and rental value of the property"
resulting in a payment by Plaintiff of a rental amount in exce8S of
the fair rental value of the property,
38. By wrongfully terminating the lease, Defendants prohibit-
ed Plaintiff from realizing the full value of the leasehold
improvements and rental paid for the use of the property.
- 7 -
39. Despite demand, Defendants have failed and refused to
return all or any portion of the aforesaid security deposit,
40, Despite demand, Defendants have failed and refused to
reimburse Plaintiff for the costs of repairing the overhead doors,
WHEREFORE / Plaint iff demands judgment against Defendants in an
amount in excess of the jurisdictional amount requiring arbitration
referral by local rule, together with interest and costs.
COUNT II - UNJUS~
41. Paragraphs 1 through 40 are incorporated herein by
reference.
42, Defendants / actions in wrongfully dispossessing Plainti f f
from the leased premises, and operating Plaintiff/s business to
Pefendants' benefit, in selling Plaintiff' s business and in
reali7.ing the value of the leasehold improvements made by Plaintiff
and rental paid by Plaintiff, have resulted in an unjust enrichment
to Pefendants at the expense of Plaintiff, and are against the
fundamental principles of justice and good conscience, and are
patently unfair,
43. As a direct and proximate result of Defendants' unjust
retention of the aforesaid, Plaintiff has suffered and continues to
suffer serious financial injuries and inequities that have resulted
in substantial damages.
WHEREFORE, Plaintiff demands judgment against Defendants in an
amount in excess of the jurisdictional amount requiring arbitration
referral by local rule, together with interest and costs.
- 8 -
COUNT III - UNFAIR COMPBTITIQH
44. Paragraphs 1 through 43 are incorporated herein by
reference,
45. Defendants have intentionally engaged in unfair methods
of competition with Plaintiff by misappropriating Plaintiff's
business and business opportunities,
46, By engaging in unfair competition with Plaintiff,
Defendants have ~aused Plaintiff to incur the loss of the benefit
of Plaintiff's bargain under the lease, the loss of the benefit of
Plaintiff's leasehold improvements, the continuing loss of revenues
from the operation of the business, and the 10SID of the value of
the business and business opportunities.
47. Defendants' actions as aforesaid were reckless, willful,
intentional, outrageous, wanton and mal icious, and designed to
cause financial harm to Plaintiff,
WHEREFORE, Plaintiff demands judgment against Defendants in an
amount in excess of the jurisdictional amount requiring arbitration
referral by local rule, together with punitive damages, interest
and costs.
COUNT IV - INTENTIONAL INTERFERE<<CJ;
~ITH PROSii~VE BUSINESS RELATIONS
46. The a\'erments of paragraphs 1 through 47 are incorporat.ed
herein by reference.
49, During the time Plaintiff operated the truck wash at the
leased premises, Plaintiff developed a relationship with numerous
- 9 -
owners and operatorB of trucks, trucking companies and other
customers.
50, Plaintiff had a reaBonable expectation that these
relationBhips would continue and that Plaintiff would continue to
wash trucks for those with whom Plaintiff had established a
relationship,
51, Defendants intended to harm the Plaintiff by dispossess-
ing it from the leased premises and thereby preventing the business
relations from occurring,
52, Defendants' actions were neither privileged nor justi-
fied.
53. As a dir.ect result of Defendants' conduct, Plaintiff lost
the benefit of the prospective business relations, the value of the
business Plaintiff had established, and the benefit of the
leasehold improvements undertaken at Plaintiff's cost and tile
rental paid by Plaintiff to Defendants.
WHEREFORE, Plaintiff demands judgment against Defendants in an
amount in excess of the jurisdictional amount requiring arbitration
referral by local rule, together with punitive damages, interest
and costs.
COUNT V -~EPRESENTATION
54. The averments of paragraphs 1 through 53 are incorporated
herein by reference,
55. The representations which Defendant James A. Talley made
to John W. Lane, as set forth in paragraph 5 hereof, were material-
- 10 -
ly talse in that Plaintiff at no time realized anywhere near the
volume of business represented by Deflfndant,
56, Defendant James A. Talley made thp representations with
actual knowledge of their falsity or in r.eckless disregard of their
truth or falsity.
57. Defendant James A, Talley made the representations with
the intent to induce Plaintiff to enter into the lease and
establish the truck wash business at the leased premises,
58, In j uf.ltif iable reliance upon the misrepresentations,
Plaintiff enterpd into the lease, issued pro- forma financial
st.atements to Meridian Bank, obtained from said bank a loan in the
amount of $22,754,45, undertook and completed the leasehold
improvements, purchased equipment and supplies, and established the
truck wash business.
59, As a direct result of said misrepresentations, Plaintif.f
has suffered financial losses and damages in an amount equivalent
to the leasehold improvements, rental. paid to the Defendants, loss
of profits, and the difference between the value of the business as
represented and the value of the business as operated with the
lower volume of business,
60. . If Defendant James A, Talley had accurately represented
the volume of truck traf.fic, Plaintiff would not have entered into
the lease and established the business.
- 11 -
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IlEAL UTAtll LI!o\SB
Thl. LOll.. Allr~olllont (thll "Laal."), datld thll (!~ dey ot ~/ ,
U94 (Ilato) by end bctwll.1I 'l'ALLItY OIL OOLU'Ol\A'rtON e~U A. TA~~.
Olin. dsht ("Leu<lLClrd" or "Leuuur") I ond J-BAll, Ilia. I DBA MID\lAY TRUCK WASil
('''rlnant'' or .LOB...."). TlI. plltti.. aKro~ .. f~l1111l11
pa.auSIl8I hn4lord, in conlidultlOn. ot tho LOlls. pllymoo.u provided in thil
Asreemen.t, 1enoll to 'tenant tho trudl.-lIuh botlding sltullla 011 Nldl/llY load (proK
.50' out 01 \lID eKit ot 1-76) in Bathel TOllnlhip, Del'''. COUDty, PennoylV'4l1ia
19.507. Said leeo. lneludoe tile Ilnd on wllloh laid building ie litulted toaeth.r
wlth odequate lngr.l. ond olr.a. thoreto for conduoting I truok end .eml-trlll1.r
Wlloh with porking Ireeo ao h,cG1naiter noted in tbb Agreeme.nt (thl "l:'remlooa")
loclted lit IUdwlY P,ulId, Blthel, Ooollty ot Berko, hnosylvllnl1 19'07. Th.
I?rell1ses al'l port ot tho real eotatl described in a deed recorded in tho OUlce
ot the Illeor~or of uud. ot Berka Co" l'onnuylvania iu Buok _' Page_ ond
/lort ot tho rlOl .Itoto dlleoribo~ io a oertain hue wttll puro.:bue optiou iu
f.vo~ of Landlord dated
SIOIU.CII\ TQOIlI1~ .lla11 be flnt1tlld tu ItOtO iu the true" weoh and ou tbl
fremi.e. lueh item. of paraoual property 88 are deeMld oecea.ary to tb.
oporatlon of a truck and tra1Ler 110011 buoincue duduS the term of thte Lila...
Landlord oMll 00 t be llable for Iou ot or dumallO to suoh I toud !.terns.
TEIUiI 'rhe huo terlll ohu11 CUlUiD~uce QIl the date electriCBl ocnlco hue boen
mllde IIvalloblo to the Premllu, Dud .llllll, uniln tile term 1e oxtouded,
ter~lnllt. on tha 8ame dnte ten (10) year. tllereefter.
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OPTION TO lXTltlfD "fIlth Tenant haa the right to exteud thia Llau boyond June
19, 2003. Should tonout fully pel'form 811 tilt. tuml awl condition. of tbh
Leeo., Tonllut may ell:tel1d the tar I. of thh Lam.. for II period of five (5) ,.eIfB,
IInd for thru (3) IdditlOlllll periodo of the Dallle length, ench to eOlllllenea tha
dey following the explrltiOll dete of the immediately preceding ter.1lI or extended
term. All of the torme end provloione of thia Lellee .hell .Pllly to Lhe 81tteu~ed
loooe tormo, inoludlog odjuetmoot of rentBl, Tonent may excreleu oBeh optiOll to
uKtund this Leooa by glvins to Landlord noticB ot i tB Intention to do 80 not
1atl~ tllan nlnlty (90) daya p~ior to thl expiratiou of tha initial. lIa.. tllt1ll
(for the lnitial optlon to extend), or the e.xplntton 01 tbe appl1cabla has.
term (for tho oUbse'lu.mt optiona to extend), The notlce oha11 be sent by
c.ectitled o~ reaistorlld moil o~ nneillnal1y rijcoSnl.zlld oVIl~l1i8ht oourlllr to
Landlord At tho addnee "I eat forth herein.
LEASK PAYHENTS. Tonant shall PAY to Landlord the su~ of $30,000.00 Bnnually, to
be pe1d at tha rata ot $2.500.00 per mOllth, beginning tbirty (30) daYI after th..
beglnnlng ot tba LeB~e term, or upon till' dutll Landlurd'a oullsatlono under
paragraph ~ ot tho !:xhl.blt of Additiollll l'rovhionl Bnd Conditlon. ore
completed, which.vlr .hlll oceur liter, with rental blling Ildjuoted anaually
accor~in8 to the CQORUIllIlI: Price Index tor All ltemo tor All Urban ConlullUlra,
EXHIBIT
I A
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publ1shed by tbo Durnu of Ll1bor StBUIUCI of tb. U.S. Uepartl\llnt of Lahot.
~h11..-W11DlOlton-Irllnto~ (1982-84-100), but oot to e~ell.d 3X to any y..r. S~ld
payment .djUOtlllllt shall be rounded to unrest ,'.00. Such paymentl shall bo
midI to tho Landlord It 7734 Porn Drlve, llardehur8, hUl1sylvllnie 1711Z, BI lIlay
be ohlUlld from tlml to ttmo hy L.~dlo.d.
ItOII-SOfflCIIDI'J: IIUIlOSI LeBBo. lhall bo cllllrged $2~.00 for coon oheo~ tlllt 10
nturoed to LeOlor for lack ot lufHcLeut fundi.
SECUlltl DEl'08l'r1 At tnl t1mo of I1gllLng at thLI LeBBI, T~uuut Il1all PlY to
Lou410rd, to trult, tho lum of '3,000,00 to be nl14 olld diaburstd fur 'hl1oot
dll1ll&1I to thl 5'remhu (U auy) 08 provldod by lllw. SoLd lum ohll11 b6
dlp~lltll4 toto a threo (3) year OerUflelte of Deposit Ind tho lnteroOl Iball
leeruI end bl edded to the prinCipal, Upon meturlt1 of the Certlf1eete at
Oepollt, if Tenant la tll COilplLllnce w1th tbe tUDI. of thl. I,Olloe, tho prll1clpll
Iud .cerued l,nterelt on the Certltlate of Dlpol1t Bha11 bo pald ove~ t.o 'tenant,
and no further .ecurHy depoBlt nhAll be u'lulreo1.
l'OSSESSIOlfl 'X~nant IhGll be entitled to pOBBeRllon It t!lQ beglllulnll of the
Lello term, aud ohlIn y1l1d P006Qul.0l1 to Lnndlord on the last dey of the tel;1ll
of extended forl4 of 1:111.1 LunDa, al Ippllcabh, unlnl othnrwlu agroad by both
partlel 1n wrLtlug.
USI Of 1'IIJUIISESI Tenant NY UII the ~temloeD ollly tot lIuoh une III hal been
asned UpOll by thl Landlord Bud Teulnt Ln thla Agreement and/or by such
amendment to lald agreement III 11 Ilegutlatud by till< poetlel. Tho PrelllLuo Illay
be uGed for IllY other purpo.a only with tbe pdQr wrltten concollt of LlIoll.Jlord.
which conlOllt sball not ba UllreeBonnbl.y withheld. Teuant shall notlty Llludlord
of Iny o.n,!;1clpated extended Iboonce frolll the Premlles not later than tIla flret
day of the eK~ellded ahunce.
ll.ElIODELING 01. 81'1lUCTUIlAL IHPROVEII1!II1SI Exoept as otherwhe provlded hordo.,
Tenant .hall bovo tbe obl1lotion to conduct ouy cuultructlun or re~odolln8 (Ilt
Ienaut'l C/(pence) thet IIaY be required to un the heDlllea .. .peclUed obove,
and may cooltruot Bueh Uxtuu ou Llle Pnmlle. (at Teuollt'l expellee) thllt
approprLate1y faoLlltate 1tl usa for Buch pur.poae.. Such conot{uctLoll Bhsll be
undertak"ll and luch fixturel 1lI11)' be erected ollly With the prior wr! ttCJIl consent
of till L8Ildlord whLch Ihlll not be uoreoBolUlbly wlthhcld. At the end of thlt
Lla.. t.r~, Tenlnt Ihl1l bll entltlod to remova (or ot tbe re'lueat of Landlord
Ih.ll remove) ouch fixture., oud .hall uator. thl Prtllllhu to lubltalltblly tb.
lalDB aOlldltion of tha I?rOUlh.. at the aOmlllencement of tbll LeilIa.
BAIKrENAHCI\; Tenant .baLL heve tho obli1l1lt101l to ll1llintoin tbe P{llllil" in good
repllr at ell tllDel. Th1a obll&ot1011 ahall luoluo1ol
thl plrkins lot, drlvewaY6. ond Bidewolks (including Bnow
ond lee removal) merkod BS tonllot'. re.panllblity on Exhlb1t B
hereto
the lewer, wllter pipes, and othor matters related to plumbLni
the .1eotrlcDl wirlna
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Landlotd" obHsaUon for IIdntoolnce ahlll tnclude clpHal t.potu and
iaprove~eot'l Ind all mlint'noncl Ind rlpair itlm. wlth re.poct tOI
thl roof, ou~lde wolle. aud oth.r attucturel p.rt~ of
till huildhS
all p.rkiol .rlau, drivewaYI, aceoll .nd 11d.walkl Ihowo .1
Landlord'e telpouaibl11t, on Exhibit 8 horeto
Ule heat in, ay.tam
all other ltoml Of mllntenanoo not opoc1f10elly delegatld
to Tonan t under thh Lea..
AOOlSS BY U!lDLOiD TO P1lJ1J :sr.sl Subject to Tlnant'l CODBont (Whlch Ihlll not be
unrallonably wlthheld), Ll1udiord shall b,ave tha t11ht to entlt' tho PUlDiBes to
lllaka InDpeo tiool, providl uecolluy eel.'viceo, or show thl unlt to pro,plOUvo
bUYlr., mortg.,oea, tluantl or workaln. AI ptovided by llW, in tbl cnoo of Iny
8lllerSlnC1, Llndlord III' lutet the Ptem1"6 wlthout Tlnant'e conlOnt.
UTXLITIIS AND SEBYICISI Tenant Iholl b. rospoueiblo for the followlns utilltlel
and servicea In eouooct10n With thl Promi"61
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eloctrlo!ty
w. tll: and eel/o r
IU
hOBtlns
lorbase and tra.h diuposI1
janitorial latv1c..
tllephone service
wator pump includlng maiutluanno th.reto
pollution insuraoce (If ava1lable It rloQooabll cost) Bud General
Liebility Insuranco
or41oery 84tvlcle Bod meluteD40ca and plymeBt
of no~l billing. and fot tho abuvI 11sted item..
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TenaBt acknowledses that Loudl'lrd haa fully explained to Tenaot the utility
rotel, cbatael Ind eervle.. wbleh Tonout 101111 be required to pay (if IIny), other
than thou to be plld dlne tly to the uUll ty comp.ny furnlsbll\8 the "rvleo.
flDfERtI INSURANCEI Landlord Ind Tenant shsll noch ba res pan. ibIs to maiBtaln
appropriato 1nsurance for tl1l1r rOlpeot1vo iotareltl in th" i'rolllBel and
propetry loclted 00 the Pramisee.
LlABlLI1'7 :tll:;l)a~C1.l: T.cl:ll1nt 8h811 ul,ntatn pllbUc Uabl.l.ity Insuranel with
p.nonal 10jury H~ltl of at luot flOO,Ooo.OO for injury to on. porsOIl, aDd
.500,000.00 for Bny one accident, Bad a 11mit of It loost f250,000.00 for dlmllio
to propetty. Teoant shall del1vot spptopriete eVldence to Lendlotr! liS proal!
that Idequote Inauronce 11 in force. L.ndlord sh.ll have the rlsht to requlre
that the Landlord receivo noticl of any term1nation at .uch In.urance POliclos.
XliD!IlIIlrt 8JlGAIU)[NG USIl 0' l'a.!IUSESI Teollnt agre.. to Induln1ty, bold berml...,
and dllend Landlord hOIl aod aglinst ony aud lonu, claiml, liebiUtiu, en4
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IxpenSUI, ~nuludLnR tOBlonabla attotnOY fees, Lf any, whlch Landlord may .uffe~
or lncur in connectlon wlth Tlnant'l U.I of thl Prcmlsl..
DA1Illll&.OUS HKtr.l.lALS: Ilxcept fat thou. Illuedal.l /lnd IUpp11011 reuonabl)'
nlceusary ill thl conduct at TUDllllt'1 budnell, Teunt oh611 not koop or heu OD
thl Pr811LuI Iny erticlo or tnlnl of I dunluroul, lnflalllJllabll, or oxploILv8
enarectar that m1Sht lubotl1ut1dly lnerceuu tlla denior of firs on thl t'rel1liIOI,
or that !llght be cOLwldlrad hltardou. by n raaponatbll ll1luranCI company, unlen
tne pr~or wdttln COlloont of LBndlord 1. obtnln.d an<l proof of adequate
in8urllnco protlctlon 1.1 provldlld by 'lenunt to Llndlord.
i'AXI!SI TaKes attrLbutabh to tbe ptemLlu or tn. uao of tba L'rllD\lau .nnl.l b.
Illonated aa tallow.,
Raul Eltetll Tuxl. ~ Lnndlord .blll pay all rcal Iltate taXI I And
UI.,lImeuu tor thlll l'rCUllll",
Pereonal Taxu
. Tllnont oholl pay All of ,lDant'o peraonal
tuoa, IlIlployrnont, t.axu for 'l'M"nt'l employeeu
nnr.! any othor olllu'ij" whlcb may be lev led ",ll1uat the
I'remlaU end whlch Ot8 attributable tu Tenant'u uue
of the Frornl....
D&STlU(''TIOlC Os. COllDEMNATlOlC OF l.'B.l!/USE.5. If the L'rcmiuGs I\ra partially
del troyed In A manner that provuntu the cuuUIlCLiu& of tenant' a ule of the
l'remlues in A oorm.ll husleccD lllanner, auu if tho dowo~u ie naeunllbly re9aiublo
liltbln I1xty days lifter tho occurr4nce of the destruction, and if the coot of
npair il 1.11 that. '25,OOO.UU, Landlord snal! rUlllllr the l'uI11us ao<1 leooo
paymentl shall ebata durina the period of the repalr. Howuv.r, if the dellage 10
1I0t repairable within .1xty deya, or if tbl COlt of r"Plir 11 '2~,000.00 or
more, or if L&Ildlord La provonted from ropdtlu8 the dllm.sa b)' forclla b010nd
Landlord's control, or if thll property 11 condellned, this Leale shall totlllnllto
upon twenty daYI wrl.ttcI> nutice "f ouch eveut or conditiol\D by oleher party.
&CIlAlflCS LlIlllS; Nlllther tho Tenatlt nor unyone clalmlllll through tho Tenent
ahell hava thu r1lht to tUe llluchunlcD lieua or auy othar klnd ot Hen ou the
PrelllDos IInd the tUing of tllla Lease COIIstitUt.... notice tblt luch lienl lire
invalld. Purther, tanllnt agreGs to 81ve actual advance notlce to any
contrlctorl, lubeoutractora or lupplier. of goodl, labor, or lervicel that such
Hene will not b. veUd. .
DEFAULtS. Tenant IheLl ba in default of thle Lease, if Tenant fnila to fuLfill
any lellO ~bligatl.on or term by which ,enone ie bound. Subject to uny governins
provillone of law to the coutrary, if Tonant !alle to cure IIny f1uancl.el
obll18tion wlthln sixty (60) dllYI or IIUY uthn ohl1gatlou withiu uluaLr (90)
dSYI anlr wrHtell notlce ot luch default La pro'llded by Landlord to Tenant,
Landlord ..ar teka po..eulon of the frelll1ses without further l\otiCIl, and without
prejudlclng Landlord'a rights to demsges. In tho alteroative, Landiord Illa)"
allct to curo e~ dofault and the cost ot such action shsl1 ba addod to Tonant's
flnaociel obHllationB under thh terue. TaMut .hBll pay all COltl, daUll1S",
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and Ixpelllee luffel:od by Lalldlotd by nnoo af Tenant', dufaultl.
CUKUJ.AtlYIS B.1\llltlll the dsbtl of tbo pllttlal u\I"lor tbb looo. It. cUl/ulative,
Ilnd Ibl11 not be conutrued am l)tclulhe un1nll atbe~"I.1ll u'lulnd by lllli.
aO'Wltta LAIlS I Ih1u Leaua Ihl\l1 b. conatrued in accordancll I/ith tha lawl of
tha State of ~enQlylvaolo.
WlTiA1'IOa" ^IlY controvurp:' lit claim ulatins to thil CODttlCt, lncludlna the
caDlttUQtloo or QPpllclltlon of thll coutract, will bu I8ttlld by bindLns
nbLtrlltLon undel: tha rul.. of tho American ArbLttlltion flDAOcll1tioo, Ilnd IIny
judament 4untod by the arbHrator.(I) m.ay be entel:od in any Court of proper
Jurh<llat!oQ.
ASSIGWlLITY/SUllU\'rrxllGl Tentlllt may not .ubleue OilY inturest in Lhe 1'romLllos
IIlthout tho prlor wdtten eoneent of Landlord, willeD Ihell !lot bo unreauollably
withheh\. Tenuut Ihall bav. tho right to euiSt1 tha Leasl to a corporaUoll ln
Whiall they hay. . 100% aWllerehip interli8t, provided laid corporoUon nl.ltOeA to
accept ALL ob111ntioWl undor thle Leaee. Upon .ale of the buslnesl ope~etod by
Tenant 011 tho PcemlsM, tenant shall have tho ~ight to /ud80 tho Luse to the
putcbuu if tba putchasl1r agtcca to acce~t ull oblllutioua under tha LeoDo olld
11 fiuanoially reapon.ibLti.
BOTtCIlI Nottan under thie hUG ehull not be deemed vel1d unleu llivon or
14rved In wrltins ODd forwarded by ~ail, postlse prepaid, oddroo..d ea tollOl/l1
WDL08.D1
TALLE~ OIL COR~ORATION, JAM~S ~. TALLBY, paESIDENT
7794 fern DrlvlI
UerrlsburS, Pnnneylvon1B 17112
TllllJltl
J-!A!, INa., DBA HIDWA~ TRUCK WASH
clo Dax 693
Oemp Ul11, ~cnnGylvQllia 17011
Such addcIl08QS I1aY be changed fl:om time to time be either party by providlD8
notice as aat forth abavo.
I!N'l:IIlIl AGRUHli:Nt/JJlEllDllENTI This Leoell Asrllllllout contaLns the eutire ogrlW4nt
of tb. partieo and tlare ate no other: proDllses at' conditions in ony athel:
agraeruent whothn orel or wrLtt'tn. Thlll Lease ruoy b. llIodified Or amended ill
Writing, if the writing II dlln.d by the party obligated ednel."' t.he emendmoDt.
SBVIlIlA.8ILITY: If I.ny portion of thie Leon .haU be held to b. lnvalLd or
ulIClu!orceable tor: lo.y ullon, tlle remallliug pr:ovlo10l1o eMU eOIlt1llue to b.
valid and euforcftllbllt. If a eouet hllda that oay pt'ovhian of thio Loooe 10
lnvel1d ot' unenforceable, but the t by 11m!. tiuI lueh praYhioQ, it would beco~o
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asrood upon by tho PQcth~, lIul1 furthllr, tllu Lenete-Tenont laCOOo then IhaH b.
no blockina ot thl fueling IlCCWUQ ar~GI nor; olioi! thoro be 10Y proLonaed parkinS
01 any vahLclaa on the proluhCI. forkin8 touBar than I three (3) hour poriod by
other than e truck-wlloh o'"ployo%perltor Ihnll ba d..Dld III exceaaLvo tor:
purpole, of tbh cUnditLon.
3. The Lau.. ohaL! lnaLntdn thl proUllus ill II DOllt lIod ordClrLy cOlldl.t1ol1,
111CludluI igproveDlontl ther.to.
4. Th. LosOQG Bhnll lurniBh to ~h8 LUlor a "reLlolle" frolll 110bil1 ty for
Ally and all. tutur. OontBlIIlnntiol1 to tho Pt'el1lLlu wh1cb /IllY artae II II ruult of
1111 OOCUponcy.
" The LeUllo sho11 furnish the Leooor 1oI1th a copy of II cor:tifLOota
8Videacing thot the Leaoell bill Obtnin.d thl iOGurlual coveroaeo required 111 th"
Lellle.
6. Tho' 1.1"'" Ibdl cOlloUl.t "'1th the Leslor 01\ any proposed changes,
additLon~, aud/or aLtllcetiollo to th" premilll which DUBY aftect the operationo of
tb" t~uck w4sh or the tuel1nll factlL ty.
1. 'tbe LeQ~c" eurUDn to comply W1th nll current and futur" OIlR rules Ind
reSUlatione end tb. Louuor earoen at no coot to the Lessor, to aseiet tha LOslell
in alleViating Bucb future rules ond roguh.tioll8 00 may be iDlpOBGd by OCR or
o the. 8overnllluntol eaenei co aUac tiDU tho t.uclt wueh. Tho Leuor lIi11 alau
graDt tho Lesscltl pnruI1ssion to maka ouch chouson/aLterutiollS eo nre requ1red tor
compliaac8 wltb ruleo and rU8ulatioDo of ouch eUonclol.
8. Tho tessela sgrees to pnlnt exterior blOCk-work, to paine tho interior
of th~ structore, and will. malDtdn the struc~uru arrd exterior pr:emiscls in
eccordance with OSHa rules nnd regulatious, botb current and tuture.
9. P~iol:' to dOlhery or possession of the Prelllio03 to Tenant, Londlord
sbeH cOPIPlette the followina:
e. Installat10n of naw locks ou the trunk "'ssh etructure
b. Repeir ot any strUctural damaBa
c. PrOVide epproprlate heating Illld V811tLletioll for the eaid B'truatuta
d. PrOVide adequats water service to thcl head of the outlat
e. PrOVide 8de~uut. electr1cal service to the Btl:'Ucturll
t, Repair d"lOallc to the cs tWalk
g, Clesn and repair, if neCclOoary, the exLltins IoIBste water ,aCility
ao that tt is in good operatLns Clllldit1011
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AMENDMENT TO REAL EBTATE LEABE
This Amendment to Real Estate Lease (IIAmendment") dated
effective November 1, 1995, by ann between Talley oil corporation
and James A. 'ralley, in his own right ("Landlord" or "Lessor"), a:'ld
J-Bar, Inc., d/b/a Midway Truck Wash ("Tenant" or "Lessee").
WIT N E S BET HI
WHEREAS, the Landlord and Tenant ar.e parties to a Real Estate
Lease dated July 6, 1994, the terms and conditions of which are
incorporated herein by reference; and
WHEREAS, tho Landlord and Tenant have agreed to this Amendment
on the terms and conditions as hereinafter set forth.
NOW THEREFORE, in consideration of the premises, and the terms
and conditions of the Real Estate Lease, and intendil1g to be
legally bound hereby, the parties agree as follows:
1.
Recitals.
The recitals set forth above are
incorporated herein by reference as if set forth again in full.
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J,.ease Davments.
The par.agraph on the first page of
the Real Estate Lease entitled "Lease Payments" is amended to add
the following:
(a) The rental for the month of September, 1995 shall be the
fixed sum of $2,500.00 and shaH be paid by the delivery to
Landlord of those monies in the sum of $2,500.00 presently held in
accordance with the Order entered September 28, 1995, in the matter
ca~tioned to No. 5_96 civil Action Equity by the Prothonotary of
EXHIBIT
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the Cou~t of Common Pleas of Dauphin county, Pennsylvania.
(b) The ~ental for the month of October, 1995 shall be
reduced to the sum of $2,000.00 due and payable by Novembe~ 6,
1995.
(c) The rental for the month of November, 1995 shall be the
greater of the fixed sum of $1,500.00 or 15% of the gross proceeds
of the Tenant's business conducted at the premises for the month of
November, 1995. The rental for the month of November, 1995 shall
be paid as follows: $1,500.00 on or before June 6, 1996; the amount
of rental in excess of $1,500.00, if any, due and payable on
December 6, 1995.
(d) The rental for each of the months of December 1995,
January 1996, February 1996, and March 1996 shall be the greater of
$1,500.00 or 15% of the gross proceeds of the Tenant's business
conducted at the premises, said rental to be paid as follows: the
sum of $1,500.00 on or before the sixth of each month beginning
December 6, 1995 respectively; if the amount of rental due in any
month is in excess of $1,500.00, said excess shall be paid by the
6th of the following month.
(e) The rental due for April 1996 and subsequently shall be
pursuant to the terms and conditions of the Lease Payments
provision in the original Real Estate Lease.
(f) For purposes of calculating percentage rental for the
period November 1995 through March of 1996, the Tenant shall
provide by the 6th of the following month, a statement of the gross
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proceeds of the businoss for the preceeding month, together with
such documentation as the Landlord may reasonably require.
3. Defaults. The Defaults provision which appears on
the fourth page of the Real Estate Leaae, shall be amended to
substitute the time period of "eifteen (15) days" for "sixty (60)
days" and to substitute the time period of "thirty (30) days" for
"ninety (90) days".
4. clarification o'~ault\L. The parties agree that the
Landlord shall be provided a period of six months from the date
hereof to repair leaks in the roof, to repair or replace certain
grates, and to supply appropriate heating and ventilation, to the
extent the same e.re req'~ired by the Real Estate Lease. The
Landlord shall be provided such additional period as the parties
shall subsequently agree to clean, repair or otherwise bring into
good operating condition, the existing waste water facility, to the
extent the same is required by the Real Estate Lease.
The Landlord agrees to withdraw its Notices of Default dated
September 22, 1995, and October 27, 1995, and to issue no further
Notices of Default for the non-financial obligations recited, until
on or after May 1, 1996, with the exception of the items referenced
in paragraphs 4 and 10 of the letter of October 27, 1995. The
Tenant agrees to withdra.w its Notice of Default as set forth in the
letters from its counsel dated August 30, 1995 and 6eptember 1,
1995, respectively.
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VERI>>:~CATION
I, John II. Lane, President of J-Bar, Inc., hereby verify and
state that to the extent the foregoing document contains facts
Supplied by llIe, they are true and correct to the best of illY
knOWledge, information and bel ief I however, to the extent that the
foregoing document and/or its language is that of counsel, r have
relied upon counsel in making this Verification.
I understand that false statements herein are subject to I;he
penalties of 18 Pa. C.SA, 4904, relating to unsworn falsification
to authorities.
John
Datel
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