沃尔玛投资房屋租赁协议65页

深圳市*实业有限公司Co., Ltd. 与 and沃尔玛（中国）投资有限公司Wal-Mart (China) Investment Co., Ltd. 房屋租赁协议PREMISES LEASE AGREEMENT二零一二年 月 日Dated on , 2010目 录第一部分 一般条款第1条定义 第2条租赁标的物和房屋第3条租赁标的物建设、验收、交付第4条租期第5条租赁费用及能源费用第6条房屋及其它区域的使用第7条租赁标的物及大厦的维修与修复第8条税 费第9条陈述和保证第10条转让和转租；优先购买权第11条不可抗力第12条违约责任及提前解除第13条交还房屋第14条适用法律和争议的解决第15条其他规定第二部分第三部分 商业条款附件附件一房屋总平面图附件二各层平面图/立面图/剖面图附件三租用面积计算表/租赁费用计算表附件四要求与规格附件五乙方进场施工条件附件六甲方已向乙方提供的文件附件七甲方与乙方维保职责附件八抵押权人保证函格式Table of ContentsSection I General Terms Article 1DEFINITIONSArticle 2LEASEHOLD PROPERTY AND PREMISESArticle 3CONSTRUCTION, ACCEPTANCE AND POSSESSION OF THE LEASEHOLD PROPERTY Article 4TERMArticle 5LEASE EXPENSES AND ENERGY EXPENSES Article 6USE OF PREMISES AND OTHER AREASArticle 7MAINTENANCE AND RESTORATION OF LEASEHOLD PROPERTYArticle 8TAXES AND LEVIESArticle 9REPRESENTATIONS AND WARRANTIES Article 10ASSIGNMENT AND SUBLEASING; PREEMPTIVE PURCHASE RIGHT Article 11FORCE MAJEUREArticle 12LIABILITIES FOR BREACH AND EARLY TERMINATION Article 13RETURN OF PREMISESArticle 14APPLICABLE LAW AND RESOLUTION OF DISPUTESArticle 15MISCELLANEOUSSection II Commercial TermsSection IIIExhibitsExhibit ISite Plan of PremisesExhibit IIFloor Plan/Elevation/Section Plan Exhibit IIICalculation Table for Leased Area/ Calculation Table for Lease Expenses Exhibit IVRequirements and SpecificationsExhibit VConditions before Starting Construction by Party B Exhibit VIDocuments Provided by Party A to Party BExhibit VIIResponsibilities of Maintenance and Repair between Party A and Party BExhibit VIIIForm of Mortgagees Guaranty Letter房 屋 租 赁 协 议PREMISES LEASE AGREEMENT出租人(以下称“甲方”)，与承租人(以下称“乙方”)，于本协议第二部分所示的日期签订本房屋租赁协议(以下称“本协议”)。This Premises Lease Agreement（this Agreement） is made and executed on the date as shown in Section II of this Agreement by and between the Lessor ( referred to Party A herefrom) and the Lessee( referred to Party B herefrom).(甲方和乙方以下单称为“一方”，合称为“双方”) (Party A and Party B will be individually referred to as a “Party” and collectively referred to as the “Parties”.)就甲方向乙方出租租赁标的物的事宜，双方协商一致，达成如下协议：Concerning Party A Leasing the Lease Property to Party B, the Parties mutually agree as follows:本协议组成CONTENT OF THIS LEASE AGREEMENT本协议包括以下文件及图纸，所有文件及图纸均构成本协议不可分割的一部分。如果第二部分商业条款、第三部分附件的内容与第一部分正文产生矛盾或歧义，则应以第二部分、第三部分为准。This Agreement will include the following documents and drawings, all of which are an inalienable part of this Agreement. In case any part in Section II of Commercial Terms or Section III of Exhibits contradicts with the Body Text of this Agreement, Commercial terms or the Exhibits will prevail.第一部分 一般条款Section I General Terms第二部分 商业条款Section II Commercial Terms第三部分 附件Section III Exhibits附 件 一： 房屋总平面图；Exhibit I Site Plan of Premises附 件 二： 各层平面图/立面图/剖面图；Exhibit II Floor Plan/Elevation/Section Plan附 件 三： 租用面积计算表/租赁费用计算表；Exhibit III Calculation Table for Leased Area/ Calculation Table for Lease Expenses附 件 四： 要求与规格；Exhibit IV Requirements and Specifications附 件 五： 乙方进场施工条件；Exhibit V Conditions before Starting Construction by Party B附 件 六： 甲方已向乙方提供的文件；Exhibit VI Documents Provided by Party A to Party B附 件 七： 甲方与乙方维保职责；Exhibit VII Responsibilities of Maintenance and Repair between Party A and Party B附 件 八： 抵押权人保证函格式。Exhibit VIII Form of Mortgagees Guaranty Letter第一部分 一般条款Section I General Terms第1条 定义Article 1 DEFINITION在本协议中，除非根据上下文另有含义，下列用语具有如下含义：In this Agreement, except otherwise defined, the following expressions are defined as follows:1.1 租赁标的物，是指“甲方和乙方同意按照本协议列明的条款及条件，出租和承租本协议附件一、附件二和附件三所示的租赁标的物，该租赁标的物包括乙方专有使用的房屋 (“房屋”)，还包括附件一、附件二所示的停车区、装卸货区、乙方室外公共区及甲方依本协议约定向乙方提供的相关设施设备”。The Leasehold Property refers to the “Leasehold Property Party A agrees to lease to Party B and Party B agrees to lease from Party A as indicated in Exhibit I, Exhibit II and Exhibit III hereto in accordance with the terms and conditions set forth in this Agreement. The Leasehold Property includes the Premises which is exclusively used by Party B (the “Premises”), the Leasehold Property also includes the Parking Lot, Loading and Unloading Area, Party Bs Outdoor Public Area as indicated in Exhibit I and Exhibit II, and the relevant facilities and equipment provided by Party A to Party B in accordance with this Agreement.” 1.2 大厦，是指“租赁标的物所对应的土地证的红线范围内的所有建筑物。”The Building refers to “all the constructions within the red lines as indicated in the Certificate of Land Use of the Leasehold Property.”1.3 进场日，是指“甲方已完成本协议约定的各项条件，并且乙方根据附件五对进场施工条件验收合格后，可以进场施工的日期”。The Starting Date of Construction refers to the “date on which Party A has met all the conditions set forth in this Agreement and Party B may check the conditions in accordance with Exhibit V and enter the Premises for construction.”1.4 交付日，是指“租赁标的物通过当地有关部门工程综合竣工验收合格，包括消防验收合格及工程综合竣工验收合格，且租赁标的物已按本协议附件四的约定经乙方验收合格后，甲方向乙方交付租赁标的物的日期”。The Possession Day refers to the “date on which, after the Leasehold Property has passed the construction comprehensive inspection of the relevant authority of local City where the Leasehold Property is located, including the issuance of the Inspection and Acceptance Report of Fire Prevention System and Comprehensive Inspection and Acceptance Report of the Construction, and has been checked and accepted by Party B according to the requirements and specifications in Exhibit IV of this Agreement, then Party A will deliver the Leasehold Property to Party B for Party Bs possession.”1.5 租约年，是指“连续十二（12）个月的租赁期间”。The Lease Year refers to a “consecutive Twelve (12)-month lease period.”1.6 免租施工期，是指“自乙方根据本协议的约定实际进场之日起至房屋内乙方商场开业日的前一日止，甲方授予乙方的免租施工期”。Lease Expenses Exemption Period refers to a “rent-free construction period Party A grants Party B starting from the Starting Day of Construction as defined in the Agreement hereof to the date before the Grand Opening Day of Party Bs Store.”1.7 大厦商铺面积开业率，是指“租赁标的物所在的大厦内已经开业且处于正常经营的商铺的总面积与大厦内可用于商业经营的面积的比例，其中已经开业且处于正常经营的商铺面积与大厦内可用于商业经营的面积均不包括乙方在大厦内的租用面积，但包括甲方已经出售给第三人的大厦商铺面积”。Store Opening Rate of the Building refers to the “ratio of the total area of all the opened stores within the Building to the total area available for business purpose within the Building, and either the total area of all the opened stores within the Building or the total area available for business purpose within the Building excluding the Leased Area of Party B but including the Sold Area by Party A to a third party within the Building.”1.8 租赁费用，是指“本协议项下的与使用租赁标有关的全部费用，包括但不限于租金、各类设施设备使用费、物业服务费等”。The Lease Expenses refer to “all the charges for use of the Premises including but not limited to rent for the use of the Premises, charges for using facility systems, and charges for property management, etc.”1.9 装卸区域，是指“本协议租期内，甲方交由乙方、乙方员工和乙方的供应商有权专有使用的，在本协议附件一、附件二所标示的装卸货区”。The Loading and Unloading Area refers to the “loading and unloading area Party A assigns to Party B, Party Bs employees and Party Bs vendor(s) for the exclusive right to use as specified in Exhibit I and Exhibit II.”1.10 停车区，是指“本协议租期内，甲方自负费用负责管理（包括保安和清洁），交由乙方、乙方员工、乙方供应商、乙方顾客使用的停车区域”。Parking Lot refers to the “parking area Party A will be responsible for managing （including safeguarding and cleaning）at its own cost and Party B, Party Bs employees, Party Bs vendors and Party Bs customers will use during the Term of this Agreement.” 1.11 乙方室外公共区，是指“本协议租期内，乙方有权免费专有使用本协议附件一、附件二所标示的区域”。Party Bs Outdoor Public Area refers to the “area Party B may have exclusive use as shown in Exhibit I and Exhibit II free of charge during the Term of this Agreement.”第2条 租赁标的物和房屋Article 2 LEASEHOLD PROPERTY AND PREMISES双方确认，在根据本协议确定的计算标准、附件一及附件二进行现场核实实际的租用面积（“核实的租用面积”）前，本协议约定的房屋租用面积为甲乙双方共同确认的、根据施工图纸测算出来的房屋套内面积，不包括应由该等租用面积所分摊的公用面积，但乙方有权依法使用房屋租用面积所分摊的公用面积。租赁标的物的租赁费用应根据租用面积为标准计算。双方确认，租用面积的计算标准为以墙体的中线开始计算、乙方能够使用的房屋套内面积，详见本协议附件一及附件二。The Parties confirmed, before verification of the actual Leased Area according to the calculation standard, Exhibit I & Exhibit II (the “Verified Leased Area”), the Leased Premise Area mentioned in this Agreement is the use area of the Premises which is jointly calculated and confirmed by the Parties according to the construction drawings and does not include the shared common areas allocated to such Leased Area. Party B shall have the right to use, according to the law, the shared common area allocated to the Leased Area in accordance with the law. The Lease Expenses of the Leasehold Property will be calculated on the basis of the Leased Area. The Parties confirmed, the calculation standard of the Leased Area is the net area used by Party B which is calculated from the middle of the wall, detailed please see Exhibit I & Exhibit III.在乙方商场开业日后的一个月内，双方将共同委托当地房管部门下属的测绘机构根据本协议确定的计算标准、附件一及附件二核实实际的租用面积。如双方所核实的租用面积与上述租用面积的误差比（如以下公式定义）不超过正负百分之三（3%）时，双方同意执行测绘机构所核实的租用面积调整本协议约定租用面积，并签署调整租用面积的确认书；若双方所核实的租用面积与上述租用面积的误差比（如以下公式定义）超过正负百分之三（3%）时，如该等误差是由于施工图纸变更且经乙方确认的，则双方按照测绘机构核实的租用面积调整本协议租用面积，并签署调整租用面积的确认书。否则，若误差比超出正3%时，仍按照3%标准计算并调整本协议租用面积，租赁费用将根据确认书所确定的租用面积进行计算。租用面积确定后，在本协议期间，除乙方额外要求增加或减少租用面积，双方不再对租用面积提出异议。测绘费用由申请方承担。若乙方对当地测绘机构核实的租用面积产生异议，则甲方同意乙方有权自负费用委托其他的测绘机构进行重新测绘，并以本次测绘结果为准。面积的误差比 =核实的租用面积 本协议约定的租用面积本协议约定的租用面积Within one month of the Ground Opening of Party Bs Store, the Parties will jointly engage a survey company which is subordinated of the local government to measure the Leased Area according to the calculation standard of this Agreement, Exhibit I & Exhibit II to finalize the actual Leased Area. If there is difference between the Verified Leased Area and aforesaid Leased Area and the variance (as defined according to the following formula) is less than plus/minus three percent (3%), the Parties agree to perform the Leased Area stipulated in this Agreement. If the variance referred to above is more than plus/minus three percent (3%), and the variance is due to the amendment of the construction drawing which has been confirmed by Party B, then the Parties agree to adjust the Leased Area according to the Verified Leased Area and shall have a written confirmation letter of it. Otherwise, if the variance is more than plus 3%, the leased area in this Agreement will be adjusted by 3%. If the variance is more than minus 3%, the Parties will adjust the leased area in this Agreement according to the survey result by a survey agency. If the variance is more than -3% and will affect negatively business operations of Party B, Party B may decide to terminate this Agreement and Party A shall bear all the damages Party B suffers due to the variance. The Lease Expense will be calculated according to the Leased Area confirmed by the confirmation letter. Upon confirmation of the Leased Area, the Parties will not draw opposite opinion on the Leased Area during the term of this Agreement unless Party B requires increasing or reducing the Leased Area. The survey fee shall be borne by the Parties in equal portion.If Party B has different opinion about the Leased Area checked by the local survey agency, Party B will have the right to engage other survey agency to survey again at its own cost and the result will prevail.The Variance=The Verified Leased Area Leased Area stipulated in this AgreementLeased Area stipulated in this Agreement第3条 租赁标的物建设、验收、交付Article 3CONSTRUCTION, ACCEPTANCE AND POSSESSION OF THE LEASEHOLD PROPERTY 3.1 甲方将自筹资金，按照本协议附件一、附件二和附件四所约定的要求和规格完成租赁标的物的设计及施工工作，并按照本协议的约定阶段经乙方验收。甲方应按照相关法律法规的规定，尽快办理大厦工程综合竣工验收合格的备案手续。Party A will, at its sole cost and expense, complete the design and construction of the Leasehold Property in accordance with the requirements and specifications as defined in Exhibit I, Exhibit II, and Exhibit IV and will be subject to the inspection of and the acceptance by Party B. Party A will complete the filing procedure for the comprehensive project competition inspection and acceptance of the completion of the construction of Building in accordance with relevant laws and regulations of the PRC as soon as possible. 本协议附件中所涉及的装卸货区、停车区、顾客通道及出入通道等区域，是“不可更改的区域”。如果甲方不按照约定进行设计和施工，擅自改变此种“不可更改的区域”，则应承担违约责任。在整个租期内，甲方如需变更上述不可更改区域及对乙方商场客流有影响的其他通道或区域（如停车场出入口、大厦的主通道等），应取得乙方的书面同意。Loading and Unloading Area, Parking Lot, Customers Passage, Entrances and Exits and other areas are defined as “Areas that cannot be changed”. If Party A does not design and construct as agreed and change the “Areas that cannot be changed”, Party A shall bear the liability of breach of this Agreement. During the whole term of the Lease, Party A shall get prior written consent from Party B if Party A needs to change the aforesaid Areas that Cannot Be Changed or other passageways or areas (such as Entrance and Exit of the Parking Lot, the major passageway to the Building, etc.)3.2 进场日 Starting Date of Construction“进场日”前甲方应完成或满足下列条件：(i) 租赁标的物所在城市的城市商业规划已获得中国商务部或其授权机关的批准；(ii)乙方在房屋内开设乙方商场符合前述中国商务部或其授权机关批准的租赁标的物所在城市的城市商业规划； (iii) 甲方已完成本协议附件五乙方进场施工条件约定的乙方进场施工条件。甲方应在本协议第二部分第7条约定的具体日期实现进场日。进场日实现之日，甲乙双方应另行签署有关进场日日期的确认书。The “Starting Date of Construction” is the date on which Party A has met the following conditions: (i) the city commercial planning of the City where the Leasehold Property located has been approved by the Ministry of Commerce of China (“MOFCOM”) or its authorized department; (ii) Party Bs opening of Store within the Premises is in conformity with the aforesaid city commercial planning approved by MOFCOM or its authorized department; (iii) Party B is granted to open its Store within the Premises (if applicable) during a completed hearing process which is held by the local commercial authority for examining Party Bs opening its Store within the Premise; (iv) the conditions before Party Bs starting construction as set forth in Exhibit V are satisfied by Party A. Party A shall achieve the Possession Date as stipulated in Article 7 in Section II. Upon the achievement of the Starting Date of Construction, Party A and Party B will execute a Confirmation Letter to verify the exact date as Starting Date of Construction.在进场日之日或之前，甲方应为乙方在房屋内使用能源，包括但不限于水、电、燃气和/或暖气（如使用市政供暖）安装独立的能源计量表，安装前述能源计量表所产生的相关费用由甲方承担。从乙方进场日起，乙方在房屋内所使用的能源费用根据乙方的实际用量由乙方承担。On the Construction Date or before it, Party A shall install separate meters for energy use, including but not limited to water, electricity, gas and /or heating. The cost and expenses from installing the aforesaid energy meters shall be borne by Party A. From the Construction Date of Party B, Party B will pay for its actual use of energy in the Premises.即使乙方提前进场，甲方仍有义务及时完成其进场日条件，并且不因此免除甲方可能承担的任何违约责任。Even if Party B enters the Premises ahead of time, Party A still has the obligation to satisfy the conditions for the Construction Date and shall not be exempted from any possible liabilities due to Party As breach of contract.3.3修理清单（一）Repair List(I)乙方在收到甲方要求其对附件五所约定的进场施工条件的进行验收的书面通知后，乙方应在十(10)个工作日内按照附件五乙方进场施工条件所定义的标准检查租赁标的物，并将不符合附件五要求的项目（以下称“修理项目(一)”）列出清单（以下称“修理清单(一)”）交给甲方进行修理。甲方须收到修理清单(一)后十五(15)日内完成修理项目(一)。若甲方在收到修理清单(一)后十五(15)日仍内未完成修理项目(一)的, 对此，乙方有权自行或委托第三方完成修理清单(一)中的任何或全部修理项目，所产生的费用由甲方承担。甲方同意乙方可向甲方提供由第三方就其进行的前述修理项目而出具的合法有效发票。甲方收到前述修理项目发票后两(2)10个工作日内,甲方应向乙方支付与发票金额等额的款项至乙方指定的银行帐号。After Party B receives written notice from Party A requesting Party B to inspect the conditions before the construction as set forth in Exhibit V, Party B will inspect the Leasehold Property pursuant to the standards specified in Exhibit V Conditions before Starting Construction by Party B within Ten (10) working days, and list out all defective items (the “Defects (I)”) and deliver the repair list (the “Repair List (I)”) to Party A. Party A will cure the Defects(I) within Fifteen (15) days following its receipt of the Repair List (I). If Party A fails to cure the Defects (I) within Fifteen (15) days following its receipt of the Repair List (I) from Party B, Party B may, at its sole discretion, contract out the repair work to a third party for any or all Defects (I) set forth in the Repair List (I), the cost incurred from the repairs shall be borne by Party A. Party A agrees that Party B will provide Party A with valid invoice issued by such third party for its performance of the said repair work. Party A will make payment equal to the invoice amount to the bank account designated by Party B within Two (2) days following Party As receipt of said invoice for repair work. 3.4 修理清单（二）Repair List (II)在乙方收到甲方要求乙方验收租赁标的物的书面通知后，乙方应在十个工作(10)日内按照附件四要求与规格所规定的标准检查租赁标的物，并将有瑕疵的项目和/或不符合要求的项目（以下称“修理项目(二)”）列出清单（以下称“修理清单(二)”）交给甲方进行修理。甲方须在收到修理清单(二)后十五(15)日内完成修理项目(二)。若甲方在收到修理清单(二)后十五(15)日内未完成修理项目(二)的，对此，乙方有权自行决定：(i) 乙方决定终止本协议；或(ii) 乙方可自行完成与商场开业或营运有关的或必要的修理清单(二)中的任何或全部修理项目。甲方同意承担因其未履行本第3.4条项下的修理义务而由乙方自行完成修理清单(二)中任何或全部修理项目而产生的所有费用和款项。若乙方委托第三方代为修理修理清单(二)中的任何或全部修理项目，甲方同意乙方可向甲方提供由实际修理方就其进行的前述修理项目而出具的合法有效的发票。在甲方收到前述修理项目的发票后的两(2)日10个工作日内,甲方应向乙方支付与发票金额等额的款项至乙方指定的银行帐号。Upon Party B s receipt of Party As written notice informing Party B to inspect the Leasehold Property, Party B will inspect the Leasehold Property pursuant to the requirements and specifications set forth in Exhibit IV Requirements and Specifications within Ten (10) days, and list all defective and/or non-conforming items (“Defects (II)”), and then deliver such repair list (the “Repair List (II) ”) to Party A. Party A will cure the Defects (II) within Five (5) days following its receipt of the Repair List (II). If Party A fails to cure all the Defects (II) within Five (5) days following its receipt of the Repair List (II) from Party B, Party B may, at its sole discretion, either (i) terminate this Agreement; or (ii) Party B may perform by itself any or all repair works on the Repair List (II) that pertain to or are necessary for the opening or operating of Party Bs Store. Party A agrees to reimburse Party B for all expenses and costs incurred by Party B in performing any or all repair works on the Repair List (II) as a result of Party As nonperformance of its repair obligations under this Article 3.4. If Party B contracts out the repair work to a third party for any or all Defects (II) set forth in the Repair List (II), Party A agrees that Party B will provide Party A with the valid invoice issued by the relevant third party for its performance of the said repair work. Party A will make payment equal to the invoice amount to the bank account designated by Party B within two (2) days following Party As receipt of said invoice for repair work.如甲方未按上述3.3条和3.4条的约定将乙方垫付的维修费用支付给乙方，甲方未能在乙方通知后30日内支付的，乙方可在随后应支付给甲方的租赁费用中扣除有关维修费用。甲方仍需按本协议约定对乙方代为维修的项目承担维修保养责任。If Party A fails to make payment to Party B in time as specified in Article3.3 and Article 3.4, Party B may deduct the aforesaid maintenance fee from the Lease Expenses payable to Party A. Party A shall still bear the maintenance and restoration liabilities as stipulated in this Agreement.3.5 交付日 Possession Day甲方应于本协议第二部分第7条约定的具体日期实现交付日。甲乙双方需于租赁标的物交付日签署有关租赁标的物及甲方根据本协议应交付的设施的交付确认书。Party A shall achieve the Possession Date as stipulated in Article 7 in Section II of this Agreement. Party A and Party B will, on the Possession Day, execute a Delivery Confirmation with respect to the delivery of the Leasehold Property and the utilities required to be delivered by Party A under this Agreement.在本协议所约定的交付日前，甲方必须应提供下述加盖甲方公章的以下复印件，并提供原件供乙方核验，该等材料亦构成本协议附件六的文件：Before the date of Possession of the Leasehold Property by Party B as agreed in this Agreement, Party A shall provide the following copies of documents bearing its official seals and provide the original for