PARTIES & DESCRIPTION OF PREMISES

This Commercial Lease Agreement ("Lease") is made and entered into as of the start date of execution, by and between [landlord_name] ("Landlord"), having an address at [landlord_address], and [tenant_name] ("Tenant"), having an address at [tenant_address]. Landlord hereby leases to Tenant the commercial premises located at [premises_address], containing approximately [premises_sqft] square feet ("Premises").

LEASE TERM & COMMENCEMENT

TERM: The term of this Lease shall be for [lease_term_months] months, commencing on [start_date] and ending on the final day of the term, unless terminated earlier in accordance with the provisions of this Lease.

BASE RENT & SECURITY DEPOSIT

RENT: Tenant shall pay to Landlord base monthly rent of [base_rent_monthly]. Rent payments shall be due on the first day of each calendar month, without demand or set-off. On each annual anniversary of the commencement date, the base monthly rent shall increase by [rent_escalation_pct]% of the base rent in effect immediately prior to such anniversary.

SECURITY DEPOSIT: Tenant shall deposit with Landlord the sum of [security_deposit] as a security deposit for the performance of Tenant's obligations under this Lease. The security deposit shall be held, maintained, and returned in strict compliance with the laws of the State of Pennsylvania.

LEASE TYPE & EXPENSE ALLOCATION

LEASE EXPENSES (GROSS): This is a Gross Lease. Landlord shall be responsible for paying all real estate taxes, property insurance, and common area maintenance (CAM) costs associated with the Premises. Tenant shall pay only base rent and personal utility consumption.

ALTERATIONS & FIT-OUTS

ALTERATIONS: Tenant shall make no physical alterations, structural changes, or additions to the Premises without obtaining the prior written consent of the Landlord.

DEFAULT & LANDLORD REMEDIES

LANDLORD REMEDIES: Upon default of Tenant, Landlord may terminate this Lease, re-enter the Premises, and recover possession. Landlord's remedies shall comply with all summary possession laws of the State of Pennsylvania.

GOVERNING LAW & INTEGRATION

GOVERNING LAW: This Lease shall be governed by, and construed in accordance with, the laws of the State of Pennsylvania. Any disputes arising under this Lease shall be resolved in the courts of Pennsylvania.

This Lease constitutes the entire agreement between the parties and overrides all prior oral or written negotiations.