Town Hall Auditorium Lease

Agency:	Town of Cohasset
State:	Massachusetts
Type of Government:	State & Local
Posted Date:	Jan 29, 2026
Due Date:	Feb 26, 2026
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EXHIBIT A

FORM OF LEASE

This Lease Agreement (this “Lease”), made as of the day of

, 2026 (the

“Effective Date”), by and between the Town of Cohasset, having as address of 41 Highland

Avenue, Cohasset, (“Landlord”), and

, having an address of

(“Tenant”).

ARTICLE I

PREMISES

Landlord does hereby demise, lease and let unto Tenant, and Tenant does hereby take and

lease from Landlord, for the term and upon the rents, conditions and provisions herein contained,

a portion of that certain property known and identified 41 Highland Avenue, Cohasset (the

“Building”), being the auditorium with any and all rights, privileges, easements, appurtenances

and rights of access to and egress, or in any way benefiting, belonging or pertaining to the

Property. The land, together with all structures, improvements, additions, buildings and facilities

which are now or hereafter located, constructed or installed on the Premises (the

“Improvements”), and the foregoing rights, easements and appurtenances pertaining thereto, are

hereinafter collectively a part of the Premises. For the avoidance of doubt, except as expressly

set forth herein, Tenant has no right under this Lease in and to the other land of Landlord

contiguous to the Building or Premises.

ARTICLE II

USE OF PREMISES

Tenant shall have the right to use the Premises solely for the purpose of constructing,

developing, maintaining and operating [insert selected use of the Premises] and for no other

purpose.

ARTICLE III

TERM

Subject to the terms, provisions, covenants, and conditions of this Lease, Tenant shall

have, hold, possess, and enjoy the Premises for a term of twenty-five (25) years which shall

begin on the date of execution of this Lease (the Effective Date) and continue for a period of

twenty-five (25) years, unless sooner terminated as provided below (the “Term”). "Lease year,"

as used in this Lease, shall mean each of the successive twelve (12)-month periods during the

Term, the first lease year to commence as above provided.

ARTICLE IV

DELIVERY OF POSSESSION

The Premises are delivered to Tenant and Tenant accepts the Premises in their present

condition, “as is,” it being agreed that Tenant has had an opportunity to examine and inspect the

Premises, and waives all rights to object to the condition thereof and assumes all risks in

connection therewith, without any representation or warranty, express or implied, in fact or by

law, on the part of Landlord, and without recourse to Landlord. Landlord has made no

representations or warranties of any kind with respect thereto and that Landlord shall have no

obligation to do any work on or make any improvements to or with respect to the Premises or the

condition thereof.

ARTICLE V

RENT

5.1 Tenant agrees to pay to Landlord upon execution of this Lease during the Term of

this Lease and without previous demand, at such address as Landlord may from time to time

designate in writing, a yearly rental in an amount of $ (the “Base Rent”). The yearly Base

Rent shall be payable in advance on the Effective Date and on each anniversary of the Effective

Date during the Term.

5.2 In addition, Tenant shall pay any fee, charge or other amount required to be paid

in connection with the Premises as additional rent (the “Additional Rent”). Base Rent and the

Additional Rent are referred to together as the “Rent.”

5.3 Except as stated otherwise, Tenant acknowledges and agrees that this is an gross

lease, and that all costs, expenses and obligations of any kind relating to the Premises, including

without limitation all construction, alterations, maintenance, repairs, restoration, reconstruction

and replacements as hereinafter provided, which may arise or become due during the Term

hereof, shall be paid by Tenant at Tenant’s sole cost and expense. All payments of Rent shall be

absolutely net to the Landlord so that this Lease shall yield to the Landlord the Rent herein

specified in each year during the Term of this Lease free of any taxes, assessments, charges,

impositions or deductions of any kind charged, assessed or imposed on or against the Premises.

Except as stated otherwise, Landlord shall not be expected or required to pay any such charge,

assessment or imposition, or furnish any services to the Premises or be under any obligation or

liability hereunder.

ARTICLE VI

TAXES, ASSESSMENTS, AND UTILITIES

6.1 Tenant shall pay as Additional Rent, when due, if any, and all assessments,

general and special, license and permit fees and all other governmental charges of any kind and

nature which during the Term may be assessed, levied, imposed upon or become due with

respect to, or become a lien on the Premises and the Improvements from time to time during the

Term on the Premises or the leasehold, or any part thereof, whether such charges are made

directly to Tenant or through or in the name of Landlord. All such charges shall be referred to

herein as “Impositions.” Tenant shall pay all of the Impositions before any fine, penalty,

interest, or cost may be added for nonpayment and shall furnish to Landlord, on request, official

receipts or other satisfactory proof evidencing such payment. Nothing contained in this Lease

shall prevent or prohibit Tenant from protesting the validity or amount of any Imposition against

the Premises and Improvements or from taking such actions as may be required or permitted by

law for enforcing and effecting a protest, provided that Tenant shall not withhold payment of any

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Imposition while any such contest or objection is pending. Notwithstanding the foregoing,

Tenant may, if permitted or required by law, withhold the payment of any protested Imposition

but only on the express condition that the withholding of payment shall be consented to by

Landlord. Landlord's consent shall not be unreasonably withheld as long as Tenant proceeds in

the protest in good faith, according to statute, and provides a letter of credit, bond or other

monetary security reasonably satisfactory to Landlord to ensure that fines and penalties are not

imposed on against the Premises and/or that the Premises and the Improvements thereon are in

danger of being sold, forfeited, or lost by reason of such proceedings.

6.2 Tenant shall pay promptly when due all taxes which may be imposed upon

personal property (including fixtures taxed as personal property) in, on or within the Premises

directly to the assessing party.

6.3 Tenant shall pay, or shall cause to be paid, directly to the utility provider, all

charges by any public authority or public or private utility for water, electricity, telephone, gas,

sewer and other services supplied or rendered to the Premises, and service inspections made

therefor, whether called charge, rate, tax, betterment, assessment, fee or otherwise and whether

such charges are made directly to Tenant or through or in the name of Landlord (“Utility

Charges”). Landlord agrees to provide reasonable access easements over the Premises to utility

companies for the purposes of bringing and connecting utility service to the Premises.

6.4 Landlord shall not be required to furnish to Tenant any facilities or services of any

kind whatsoever during the Term, such as, but not limited to, water, steam, heat, gas, hot water,

electricity, light and power. Landlord makes no representation or warranty that existing sources

of supply, distribution points or utilities are adequate or sufficient to supply the Premises.

ARTICLE VII

PERMITTED USES

7.1 Permitted Uses of the Premises shall be limited to [

] and for no

other purpose. Tenant may retain a third party to manage the day to day operations at the

Premises, e.g., to collect rent, hire vendors to service the utilities, pay bills associated with the

Premises. Tenant remains responsible to ensure the property is in good condition in accordance

with the terms of this Lease.

7.2 Tenant covenants and agrees to secure and maintain on file for inspection and

copying by Landlord such information, reports and certifications as Landlord may reasonably

require in writing in order to ensure that the affordability commitments are being complied with.

Tenant further covenants and agrees to notify Landlord in writing if Tenant discovers non-

compliance with any restrictions hereunder.

ARTICLE VIII

MAINTENANCE

Except as otherwise provided herein, throughout the Term of this Lease, Tenant, at its

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sole cost and expense, shall maintain the Premises and all roadways, sidewalks, curbs,

landscaped areas, fences and entranceways on the Premises in good order and condition, except

for reasonable wear and tear, damage from an Appropriation, as defined in Article XII below, or

from fire or other casualty after the last repair, replacement, restoration or renewal required to be

made by Tenant pursuant to its obligations hereunder, and shall make all necessary repairs

thereto, interior and exterior, structural and non-structural, ordinary and extraordinary, and

foreseen and unforeseen in order to keep the Premises in safe, clean, sanitary, and operable

condition throughout the Term of this Lease. Without limitation, Tenant shall keep the

driveways and sidewalks on the Premises in good order and condition and shall be responsible

for removing ice and snow therefrom. Tenant shall keep the Premises free of accumulations of

dirt and rubbish, and shall use all reasonable precautions to prevent waste, damage or injury to

the Premises.

ARTICLE IX

IMPROVEMENTS

(a) Tenant shall have the right, subject at all times to written approval of the

Landlord, at any time and from time to time during the Term of this Lease, at its own cost and

expense, to construct, reconstruct, demolish, remove, replace, remodel or rebuild on any part or

all of the Premises, such buildings, structures, parking areas, driveways, walks and other

improvements of any nature as Tenant in Tenant’s sole discretion shall consider appropriate for

the Permitted Uses but subject to the provisions of paragraph (b) below.

(b) Except as provided for otherwise in this Lease, no improvements may be

constructed or erected on or at the Premises unless Tenant has submitted detailed plans, drawings

and specifications showing the improvements and such other items as Landlord may reasonably

request, and a proposed construction schedule (the “Plans and Specifications”) to Landlord at

least forty-five (45) days prior to undertaking the same and has obtained Landlord’s prior written

consent thereto, which consent shall not be unreasonably withheld, conditioned, or delayed. In

the event of disapproval, the Landlord shall give to the Tenant an itemized statement of reasons

for disapproval within said forty-five (45) day period. The Tenant shall use reasonable efforts to

cause such item(s) to be appropriately revised. The Landlord and Tenant agree to cooperate

reasonably and in good faith with each other to resolve any objections of the other to such item

and/or requested modifications by the other. If Landlord fails to disapprove the Plans and

Specifications within said forty-five (45) day period, said Plans and Specifications shall be

deemed to be approved (the “Approved Plans and Specifications”). The review and approval by

Landlord under this Lease shall be in addition to any other approvals required under all

applicable federal, state and local laws, rules and regulations. The Approved Plans and

Specifications shall be updated during the course of construction to reflect approved changes.

Tenant reserves the right to maintain, and make exchanges and replacements of the

improvements to the Premises which do not materially alter the Premises but Tenant shall

nonetheless give notice of such proposed improvements to Landlord in reasonable detail, which

may be by electronic mail.

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the property of Tenant during the term hereof, provided, however any such improvements

remaining upon the Premises at the expiration or sooner termination of this Lease shall become a

part of the realty and shall be the property of Landlord.

(d) Landlord agrees to cooperate with Tenant (including, without limitation, by

signing applications) in obtaining any necessary permits or approvals for any work which Tenant

is permitted to perform pursuant to this Lease.

(e) Tenant shall cause to be discharged all mechanics’ or materialmen’s liens placed

on the Premises on account of the construction of such improvements.

ARTICLE X

INSURANCE AND INDEMNITY

10.1 Casualty Insurance. Tenant shall, at its sole expense, obtain and keep in force

during the Term, “all-risk” property insurance coverage on the improvements at the Premises

naming Tenant as the insured, and otherwise in the customary form for property insurance

coverage of buildings of similar character in the Primary Metropolitan Statistical Area that

includes the Landlord, naming Landlord as an additional insured. The amount of such insurance

will be set forth on an “agreed amount endorsement” to the policy of such insurance and will not

be less than 100% of the full replacement value of the Improvements, as determined from time to

time.

10.2 Builder’s Risk. During the period of any construction or structural alteration of

the building at the Premises, Tenant shall also keep in full force and effect, at its sole cost and

expense, “Builder’s All Risk” insurance against loss or damage on a completed value non-

reporting basis from such hazards and in such amounts as Landlord may reasonably require.

Said insurance policy shall name the Landlord as an additional insured.

10.3 Liability Insurance. Throughout the Term of this Lease, Tenant shall maintain,

for the benefit of Landlord and Tenant, and naming Landlord as an additional insured, the

following insurance: (i) commercial general liability insurance, written on an occurrence basis,

with a combined single limit of not less than One Million Dollars ($1,000,000.00) for injury to or

death of any one person, for injury to or death of any number of persons in one occurrence, and

for damage to property, insuring against any and all liability of Landlord and Tenant, including,

without limitation, coverage for contractual liability and broad form property damage, with

respect to the Premises or arising out of the maintenance, use, or occupancy of the Premises; and

(ii) excess liability (so-called umbrella) coverage having a limit of Two Million Dollars

($2,000,000.00) written on an occurrence basis. Such liability insurance shall be primary and not

contributing to any insurance available to Landlord, and Landlord’s insurance shall be in excess

thereto.

10.4 Personal Property Insurance. Throughout the Term, Tenant shall maintain personal

property insurance insuring all equipment, trade fixtures, inventory, fixtures and personal property

located on or in the Premises for perils in amount at least equal to the full replacement cost thereof.

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This page summarizes the opportunity, including an overview and a preview of the attached documents.

Bid Title:	Town Hall Auditorium Lease
Category:	Bid Opportunities
Status:	Open

Town Hall Auditorium Lease

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