Sample Business Contracts

North Carolina-Henderson-1 Industry Drive Commercial Lease Agreement - Michael G. and Lynn H. Harper and Harperprints Inc.

Free Customizable Lease Forms

  • Commercial Lease. Start a state-specific lease for the rental of commercial property. Specify the term and rent due, as well as whether the landlord or tenant is responsible for property taxes, insurance, and maintenance and repairs.
  • Commercial Sublease. When a tenant vacates commercial property before the lease term has expired, it may be able to rent the premises to a third party. The tenant would be the sublessor and the third party would be the sublessee. Besides preparing a sublease, both parties will want to review the provisions for assignment or subletting in the original lease agreement between the landlord and the sublessor.
  • Sublease Agreement. Tenants of residential property should prepare a sublease agreement if they are seeking to sublease a room or the entire apartment or house to a third party. All parties should review the original lease agreement to see if there are any restrictions on subletting or assigning the premises.
  • Triple Net Lease. Triple net leases are a type of commercial leases where the tenant has to pay for property taxes, insurance, utilities, and maintenance, in addition to the monthly rent.
  • Office Space Lease. When renting an office space, tenants should understand the amount of the rent and duration of the lease. Other important terms include whether the space can be subleased, which parties are responsible for maintenance, and whether any furniture and furnishings will be provided.

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                                 COMMERCIAL LEASE AGREEMENT

     THIS COMMERCIAL LEASE AGREEMENT ("Lease") is made and entered into as of
March 31st, 1998, by and between MICHAEL G. AND LYNN H. HARPER ("Lessor"), and
HARPERPRINTS, INC., a North Carolina corporation ("Lessee").

     1.  Term and Premises.  Subject to the terms and conditions set forth
herein, Lessor hereby leases and lets to Lessee, and Lessee leases and accepts
from Lessor, for a term of ten (10) years, commencing on April 1, 1998, and
expiring on March 31, 2008 (the "Term"), that certain real property with a
municipal address of 1 Industry Drive, Henderson, North, Carolina 27536, and
more particularly described in Exhibit A hereto (the "Premises"), including all
freestanding cubicles and artwork currently located at the Premises.

     2.  Basic Rent.  Lessee shall pay Lessor, at the address of Lessor
indicated herein, the sum of Three Hundred Seven Thousand Two Hundred Forty-
Three and 75/100 Dollars  ($307,243.75) per year as rent for the Premises (the
"Basic Rent").  The Basic Rent shall be paid to Lessor in monthly installments
of Twenty Five Thousand Six Hundred Three and 65/100 Dollars per month
($25,603.65), which monthly rental payments shall be paid in advance on the
first day of each calendar month during the term of this Lease.  If the Term
does not commence on the first day of a calendar month, Lessee will pay in
advance, on the first day of the Term, a pro rata part of the regular monthly
rent installment, based on the number of days of the Term occurring within the
calendar month in which the Term commences; and the rent installment due on the
first day of the last calendar month occurring during the Term shall be
similarly prorated.  All rental payments are to be considered "past due" on the
fifteenth (15th) of the month in which they are due, and if said payment has not
been received by the Lessor by such date there will be a late charge of five
percent (5.0%) of each monthly which is past due, it being agreed that such is
the reasonable additional expense incurred by Lessor in handling such late
payments.  All rental payments and other payments by Lessee to Lessor shall be
mailed or delivered to Lessor at the address of Lessor indicated herein or to
such other person or address in such city as Lessor may direct by written
notices to Lessee.  Lessee hereby waives any and all notices and demands for
payment of the monthly rental payments of Basic Rent due under this Lease to

     3.  Additional Rent.  In addition to the payment of Basic Rent, Lessee
shall pay all of the following costs arising from or related to the Premises,
which costs shall be collectively referred to herein as additional rent
("Additional Rent"):

          a.  Maintenance of Premises.  Lessee shall, at its sole expense, take
     good care of the Premises and any building now or hereafter erected
     thereon, both inside and outside, and keep the same and all parts thereof
     in a condition comparable to the condition of the Premises at the inception
     of this Lease, ordinary wear and tear excepted (it being the intention of
     the parties that the Premises be maintained in a manner comparable to the
     current condition of the property), suffering no waste or injury, and
     shall, at Lessee's sole expense, promptly make all needed repairs, in and
     to any building or structure or equipment now or hereafter erected upon the
     Premises, including all fixtures, machinery and equipment now or hereafter
     belonging to or connected with the Premises or used in their operation.
     All such repairs shall be of first class quality sufficient for the proper
     maintenance and operation of the Premises.  Lessee shall not obstruct or
     permit the obstruction of the street or sidewalk and shall keep the
     sidewalk and curb adjoining the Premises clean and free of snow and ice.
     If Lessee fails to make such repairs or maintenance promptly, or within
     fifteen (15) days of occurrence, Lessor may, at its option, make them, and
     Lessee shall repay the cost thereof to Lessor on demand.  Notwithstanding
     anything to the contrary contained herein, Lessor shall be required to make
     all repairs to the Premises that are structural in nature, including
     repairs to the roof, and to replace any fixtures, machinery and equipment
     which cannot be repaired.

          c.   Maintenance of Common Areas. Lessee shall pay to Lessor, as
     Additional Rent, all costs and expenses of every kind and nature paid or
     incurred by Lessor during the term of the Lease (and any renewal term) in
     operating, managing, equipping, lighting, repairing, replacing, policing
     and maintaining the common parking and ingress and egress areas (herein
     "Common Areas") of the Premises (except structural repairs as set forth in
     Paragraph 3.a. above).  Alternatively, Lessor may require Lessee to perform
     (or cause to be performed) such maintenance.  Such costs and expenses shall
     include, but shall not be limited to: utilities, and lighting the Common
     Areas, if any, cleaning costs, expenses of planting, replanting and
     replacing flowers, landscaping, water and sewerage charges, premiums for
     liability and property damage, and fees for required licenses and permits.

          d.  Taxes and Utilities.

               i.  Real Property Taxes.  Lessee shall pay when due all real
          property taxes upon the Premises accruing with respect to or allocable
          to the term hereof.  As used herein, the term "real property taxes"
          shall include any form of real estate tax or assessment, general,
          special, ordinary or extraordinary, and any license fee, commercial
          rental tax, improvement bond or bonds, levy or tax (other than
          inheritance, personal income or estate taxes) imposed on the Premises
          by any authority having the direct or indirect power to tax, including
          any city, state or federal government, or any school, agricultural,
          sanitary, fire, street, drainage or other improvement district
          thereof, as against any legal or equitable interest of Lessor in the
          Premises or in the real property of which the Premises are a part, as
          against Lessor's right to rent or other income therefrom, and as
          against Lessor's business of leasing the Premises.

               ii. Personal Property Taxes.

                    (1) Lessee shall pay prior to delinquency all taxes assessed
          against and levied upon trade fixtures, furnishings, equipment and all
          other personal property of Lessee contained on the Premises or

          elsewhere.  When possible, Lessee shall cause said trade fixtures,
          furnishings, equipment and all other personal property to be assessed
          and billed separately from the real property taxes.

                    (2) If any of Lessee's personal property shall be assessed
          with Lessor's real property, Lessee shall pay Lessor the taxes
          attributable to Lessee within ten (10) days after receipt of a written
          statement setting forth the taxes applicable to Lessee's property.

          b.  Other Taxes.  Lessee shall reimburse Lessor for any commercial
     lease tax, sales tax, gross receipts tax, privilege tax, or similar tax,
     howsoever denominated, now or hereafter imposed on, measured by, or
     assessed against the Basic Rent and Additional Rent (collectively, the
     "Rents") paid by Lessor or received by Lessor pursuant to this Lease (or
     any tax imposed or assessed in lieu thereof).  Lessee shall pay said sums
     to Lessor not later than ten (10) days from the date on which Lessee
     receives notice from Lessor of the amount due.

          c.  Utilities.  Lessee shall pay for all water, gas, heat, light,
     power, telephone and other utilities and services supplied to the Premises.

          d.  Insurance.

               i.  Fire and Casualty.  During the entire term hereof, Lessee
          shall procure and maintain at its sole expense, insurance covering the
          Premises, for the full replacement cost thereof, insuring against the
          perils of fire, lightening, flood, earthquake, boiler and machinery,
          extended coverage, vandalism and malicious mischief, extended by
          Special Form Coverage Endorsement to insure against all other risks of
          direct physical loss, and business interruption insurance (insuring
          Lessor for up to twelve (12) months of Rents), such coverages and
          endorsements to be as defined in the standard bureau forms prescribed
          by the applicable insurance regulatory authority for the State of
          North Carolina for use by insurance companies admitted in North
          Carolina for the writing of such insurance on risks located within the
          state.  Such insurance shall be for the sole benefit of Lessor and
          under its sole control.  To the extent any mortgage or deed of trust
          now or hereafter exists upon the Premises, all such policies shall
          contain standard mortgage clauses.  Lessee hereby waives, and releases
          Lessor (its officers, agents and employees) from, all rights of
          recovery, claims, causes of action, and rights of subrogation against
          them, for any loss or damage that may occur by reason of any peril
          listed above, and accordingly, all of the foregoing policies of
          insurance shall be properly endorsed to prevent the invalidation of
          their coverages by reason of such waiver and release.

               ii.  Liability.  Lessee shall, at Lessee's expense, obtain and
          keep in force during the term of this Lease a policy of Commercial
          General Liability Insurance (or policy with equivalent coverage)
          insuring Lessee and Lessor against any liability arising out of the
          use, occupancy or maintenance of the Premises.  Such policies shall be
          in amounts and with insurance carriers acceptable to Lessor.

               iii.  Insurance Policies.  The insurance companies issuing all
          policies shall be reputable and responsible companies in the insurance
          industry, reasonably acceptable to both Lessor and Lessee. Lessee
          shall deliver to Lessor copies of policies of liability insurance
          required under this subparagraph or certificates evidencing the
          existence and amounts of such insurance.  No such policy shall be
          cancelable or subject to reduction of coverage or other modification
          except after thirty (30) days' prior written notice to Lessee.  Lessee
          shall, at least thirty (30) days prior to the expiration of such
          policies, furnish Lessor with renewals or "binders" thereof.

     4.  Indemnification.  Lessee shall indemnify, defend and hold Lessor
harmless from and against any and all actions, claims, demands, costs (including
reasonable attorney's fees), damages or expenses of any kind which may be
asserted against or incurred by Lessor as the result of any occurrence in or
about the Premises or by reason of Lessee's use or occupancy of the Premises, or
by reason of the failure of Lessee to perform any of its obligations under this

     5.  Quiet Enjoyment.  Lessor covenants that if Lessee shall keep and
perform all of its covenants under this Lease, Lessee shall enjoy quiet,
peaceful and uninterrupted possession of the Premises against all persons.

     6.  Ingress and Egress.  Lessor covenants that Lessee shall enjoy full
ingress and egress to and from the Premises at all times.

     7.  Condition of Premises.  Lessor shall deliver the Premises to Lessee in
good condition, clean and free of debris.

     8.  Assignment and Subletting.  The Premises shall be used for commercial
printing, distribution and related activities, and for no other purpose without
the written consent of the Lessor.  Further, Lessee will not assign or sublet
all or part of this Lease without the prior written consent of Lessor, which
consent shall not be unreasonably withheld.

     9.  Legal Use and Violations; Insurance Coverage.  Lessee will not occupy,
or use or permit any portion of the Premises to be occupied or used, for any
business or purpose which is unlawful in part or in whole or deemed to be extra
hazardous, or permit anything to be done which will in any way increase the rate
of fire insurance on said building and/or its contents; and in the event that by
reason of acts of Lessee, there shall be any increase in rate of the insurance
on the building or its contents created by Lessee's acts or conduct of business,
then Lessee hereby agrees to pay such increase.

     10.  Compliance with Laws and Regulations.  Lessee shall keep and maintain
the Premises in a clean and neat condition, and shall comply with all state,
federal, county and municipal laws, ordinances, orders, rules and regulations,
including, but not limited to, all environmental laws and regulations, with
reference to use, conditions or occupancy of the Premises.

     11.  Entry for Repairs and Inspection.  Lessee shall permit Lessor and its
officers, agents or representatives, the right to enter into and upon any and
all parts of the Premises at all reasonable hours to inspect same or clean or
make repairs or alterations or additions as Lessor may deem necessary or
desirable.  Lessee shall not be entitled to any abatement or reduction of rent
by reason thereof.

     12.  Condemnation.  If the Premises or any portion thereof are taken under
the power of eminent domain, or sold under the threat of the exercise of said
power (all of which are herein called "Condemnation"), this Lease shall
terminate as to the part so taken as of the date the condemning authority takes
title or possession, whichever first occurs.  If more than ten percent (10%) of
the floor area of any building on the Premises, or more than twenty-five percent
(25%) of the land of the Premises which is not occupied by any building, is
taken by Condemnation, Lessee may, at Lessee's option, to be exercised in
writing within ten (10) days after Lessor has given Lessee written notice of
such taking (or in the absence of such notice, within ten (10) days after the
condemning authority has taken possession) terminate this Lease as of the date
the condemning authority takes such possession.  If Lessee does not terminate
this Lease in accordance with the foregoing, this Lease shall remain in full
force and effect as to the portion of the Premises remaining, except that the
rent shall be reduced in the proportion that the floor area of the building or
the area of unimproved land taken bears to the total floor area of the building
or land, whichever the case may be.  Any award for the taking of all or any part
of the Premises under the power of eminent domain or any payment made under
threat of the exercise of such power shall be the property of Lessor, whether
such award shall be made as compensation for diminution in value of the
leasehold or for the taking of the fee, or as severance damages; provided,
however, that Lessee shall be entitled to any award for loss of or damage to
Lessee's trade fixtures and removable personal property.  In the event that this
Lease is not terminated by reason of such Condemnation, Lessor shall to the
extent of the award received by Lessor in connection with such condemnation,
repair any damage to the Premises caused by such Condemnation; provided,
however, that if such Condemnation has taken more than fifty percent (50%) of
the total floor area of the buildings on the Premises, Lessor may, at Lessor's
option, to be exercised in writing within ten (10) days after Lessor has given
Lessee written notice of such taking (or in the absence of such notice, within
ten (10) days after the condemning authority has taken possession) terminate
this Lease as of the date the condemning authority takes such possession.

     13.  Holding Over.  Any holding after the expiration of this Lease shall
constitute a month-to-month tenancy, and Lessee shall be subject to all of the
terms, covenants and conditions of this Lease during such holdover period.

     14.  Damage or Destruction.  Should the current building upon the Premises
be totally destroyed by fire or other casualty, or so damaged thereby that more
than 50% of the Premises are unuseable by Lessee and rebuilding or repairs
cannot be completed within thirty (30) days from date of the fire or casualty,
this Lease shall terminate, and Lessee shall be allowed a total abatement of the
rent from the date of occurrence of such damage or destruction.  However, if the
damage is such that rebuilding or repairs can be completed within thirty (30)
days, the Lessor covenants and agrees to make such repairs within thirty (30)
days and to allow Lessee an abatement of the rent for such time as the building

is untenantable, in proportion to the floor space rendered untenable, and the
Lessee covenants and agrees that the terms of this Lease shall not be otherwise
affected thereby.

     15.  Events of Default; Remedies.

          a.  Default by Lessee.  The occurrence of any one or more of the
          following events shall constitute a default and breach of this Lease
          by Lessee:

               i.  The abandonment of the Premises by Lessee.

               ii.  The failure by Lessee to make any payment of rent or any
          other payment required to be made by Lessee hereunder, as and when due
          for a period of ten (10) days.

               iii.  The failure by Lessee to observe or perform any of the
          covenants, conditions or provisions of this Lease to be observed or
          performed by Lessee, other than described in clause (i) and (ii)
          above, which failure then continues for a period of fifteen (15) days
          after written notice thereof from Lessor to Lessee; provided, however,
          that if the nature of Lessee's default is such that more than fifteen
          (15) days are reasonably required for its cure, then Lessee shall not
          be deemed to be in default if Lessee commences such cure within said
          fifteen (15) day period and thereafter diligently prosecutes such cure
          to completion, but such cure period shall not exceed ninety (90) days
          under any circumstances.

               iv.  The making by Lessee of any general arrangement or
          assignment for the benefit of creditors, or the appointment of a
          trustee or receiver to take possession of substantially all of
          Lessee's assets or of Lessee's interest in this Lease, where
          possession is not restored to Lessee within thirty (30) days.

               v.  A default under the Fixed Notes or Earnout Notes (as defined
          in the Stock Purchase Agreement) which remains uncured after the
          applicable cure provisions contained therein.

               vi.  Lessee shall become insolvent or admit in writing its
          inability to pay its debts, file a petition in bankruptcy, or
          shall commence any proceeding under any bankruptcy, reorganization,
          arrangement, readjustment of debt, dissolution or liquidation law or
          statute of any jurisdiction, whether now or hereafter in effect, or if
          there shall have been filed any such petition or application, in which
          an order for relief is entered or which remains undismissed for period
          of sixty (60) days or more.

     16.  Remedies.  In the event of any such default or breach by Lessee,
Lessor may at any time thereafter, after written notice to Lessee as provided
above, and without limiting Lessor in the exercise of any right or remedy which
Lessor may have by reason of such default or breach:

          a.  Terminate this Lease; provided, however that this Lease shall not
     be deemed   to have been terminated unless the Lessor shall have
     specifically elected in such notice to terminate the Lease) and that no
     taking of possession of the Premises by or on behalf of the Lessor and no
     other act done by or on behalf of the Lessor shall constitute an acceptance
     of surrender of the Premises by the Lessee or reduce the Lessee's
     obligations under this Lease, unless otherwise expressly agreed to in a
     written document signed by the Lessor; or

          b.  Whether or not the Lease has been terminated, to the extent
     permitted by   applicable law, the Lessor may enter upon and take
     possession of the Premises by reasonable force, summary ejectment or
     otherwise and remove the Lessee and other occupants of the Premises and any
     and all property of the Lessee located on the Premises (and immediately
     upon notice from the Lessor, the Lessee shall surrender the Premises to the

     In addition to the foregoing rights and remedies of the Lessor, upon any
     such default or breach by Lessee, the Lessee shall pay to the Lessor all
     costs and expenses (including, without limitation reasonable attorneys'
     fees and expenses) reasonably incurred by or on behalf of the Lessor as a
     result of any such default of breach.

     None of (a) the termination of the Lease pursuant to Section 16a, above,
     (b) the eviction of the Lessee or the repossession of Premises, (c) the
     failure to inability of the Lessor, notwithstanding reasonable good faith
     efforts, to relet the Premises, (d) the reletting of the Premises, or (e)
     the failure of the Lessor to receive or collect any rentals due upon such
     reletting, shall relieve the Lessee of its liability and obligations
     hereunder, all of which shall survive any such termination, repossession or
     reletting.  In such event the Lessee shall forthwith pay to Lessor all rent
     and other amounts due and payable with respect to the Premises to and
     including the date of the latest of any such termination, repossession or
     eviction. Thereafter, the Lessee shall pay to the Lessor, at the Lessor's
     option either:

          (i)  the sum of (x) the worth (in the manner calculated stated below)
     of the amount   by which the unpaid rent and other amounts due under this
     Lease for the balance of the term of this Lease after the latest to occur
     of such termination, repossession or eviction exceeds the fair market
     rental value of the Premises for the balance of the term, plus (y) any
     other amount necessary to compensate the Lessor for all damage proximately
     caused by the Lessee's failure to perform its covenants and obligations
     under this Lease or which in the ordinary course would be likely to result
     therefrom; or

          (ii)  each payment of rent and other amounts due under this Lease as
     the same would have become due and payable if the Lessee's right of
     possession under this Lease had not been terminated, or if the Lessee had
     not been evicted, or if the Premises had not been repossessed, which rent
     and other amounts, to the extent permitted by law, shall bear interest at
     the default rate set forth in the Earnout Notes from the date when due
     until the date paid, and the Lessor may enforce any other term of covenant
     of this Lease; provided, however, that there shall be credited against the

     Lessee's obligation under this clause (ii) amounts actually collected by
     the Lessor from another tenant to whom the Premises may have actually been

     For purposes of clause (i) above, the "worth" of unpaid rent and such other
     amounts shall be determined by an independent certified public accountant
     chosen by the Lessor and reasonably acceptable to the Lessee, using a fair
     rate of capitalization based on market conditions at the time of such
     determination, and the amount of the Additional Rent shall be deemed to be
     the same as the average Additional Rent for the preceding three (3) full
     calendar years, or if shorter, the average Additional Rent for the calendar
     years or portions thereof since the date the Additional Rent commenced to

     If the Lease is terminated pursuant to this Section 16, the Lessee waives,
     to the extent not prohibited by applicable law, (a) any right of
     redemption, re-entry or repossession, (b) any right to trial by jury in the
     event of summary proceeding to enforce the remedies set forth in this
     Section 16, and (c) the benefit of any laws now or hereafter in force
     exempting property from liability for rent or for debt.

     17.  Alterations and Additions.

          a.  Lessee shall not, without Lessor's prior written consent, make any
     alterations, improvements, additions, or utility installations in, on or
     about the Premises, except for non-structural alterations not exceeding
     $10,000 in cumulative costs during the Term of this Lease.  In any event,
     whether or not in excess of $10,000 in cumulative cost, Lessee shall make
     no change or alteration to the exterior of the buildings on the Premises
     without Lessor's prior written consent.  As used in this Paragraph 17, the
     term "utility installation" shall mean carpeting, window coverings, air
     lines, power panels, electrical distribution systems, lighting fixtures,
     space heaters, air conditioning, plumbing, and fencing.  Lessor may require
     that Lessee remove any or all of said alterations, improvements, additions
     or utility installations at the expiration of the Term, and restore the
     Premises to their prior condition.  Should Lessee make any alterations,
     improvements, additions or utility installations without the prior approval
     of Lessor, Lessor may require that Lessee remove any or all of the same at
     any time.

          b.  Lessee shall pay, when due, all claims for labor or materials
     furnished or alleged to have been furnished to or for Lessee at or for use
     in the Premises, which claims are or may be secured by any mechanics' or
     materialmen's lien against the Premises or any interest therein.  If Lessee
     shall, in good faith, contest the validity of any such lien, claim or
     demand, then Lessee shall, at its sole expense defend itself and Lessor
     against the same and shall pay and satisfy any such adverse judgment that
     may be rendered thereon before the enforcement thereof against the Lessor
     or the Premises, upon the condition that if Lessor shall require, Lessee
     shall furnish to Lessor a surety bond satisfactory to Lessor in an amount
     equal to such contested lien claim or demand indemnifying Lessor against
     liability for the same and holding the Premises free from the effect of
     such lien or claim.

          c.  Unless Lessor requires their removal, as set forth in Paragraph
     17.a., all alterations, improvements, additions and utility installations
     (except utility installations which constitute trade fixtures of Lessee),
     which may be made on the Premises, shall become the property of Lessor and
     remain upon and be surrendered with the Premises at the expiration of the
     term.  Notwithstanding the provisions of this Paragraph 17.c., Lessee's
     machinery and equipment, other than that which is affixed to the Premises
     so that it cannot be removed without material damage to the Premises, shall
     remain the property of Lessee and may be removed by Lessee.

     18.  Waiver.  Failure of either party to declare any default immediately
upon occurrence thereof or delay in taking any action in connection therewith
shall not waive such default, but either party shall have the right to declare
any such default at any time and take such action as might be lawful or
authorized hereunder, either in law or in equity.


     20.  Rights of Mortgages.  This Lease, and all rights of Lessee hereunder,
are and shall be subject and subordinate to all mortgages, which may now or
hereafter affect the Premises, or any portion thereof, whether or not such
mortgages shall also cover any portion thereof, whether or not such mortgages
shall also cover other lands and/or buildings and/or leases, to each and every
advance made or hereafter to be made under such mortgages, and to all renewals,
modifications, replacements and extension of such mortgages and all
consolidations of such mortgages.  This Section shall be self-operative and no
further instrument of subordination shall be required.  In confirmation of such
subordination, Tenant shall promptly execute, acknowledge and deliver any
instrument that the holder of any such mortgage or any of their respective
successors in interest may reasonably request to evidence such subordination.
Any mortgage to which this Lease is, at the time referred to, subject and
subordinate, is herein called a "Superior Mortgage" and the holder of a Superior
Mortgage is herein called the "Superior Mortgagee".

     If any superior Mortgagee or the nominee or designee of any Superior
Mortgagee shall succeed to the rights of Lessor under this Lease, whether
through possession or foreclosure action or delivery of a new lease or deed, or
otherwise, then at the request of such party so succeeding to Lessor's rights
(the "Successor Lessor") and upon such Successor Lessor's written agreement to
accept Lessee's attornment, Lessee shall attorn to and recognize such Successor
Lessor as Lessee's landlord under this Lease and shall promptly execute and
delivery any instrument that such Successor Lessor may reasonably request to
evidence such attornment.  Upon such attornment, this Lease shall continue in
full force and effect as a direct lease between the Successor Lessor and Lessee
upon all of the terms, conditions and covenants as set forth in this Lease,
except that the Successor Lessor (unless formerly the landlord under this Lease
or its nominee or designee) shall not be (a) liable in any way to Lessee for any
act or omission, neglect or default on the part of Lessor under this Lease, (b)
responsible for any monies owing by or on deposit with Lessor to the credit of
Lessee, (c) subject to any counterclaim or setoff which theretofore accrued to
Lessee against Lessor, (d) bound by any modification of this Lease subsequent to
such Superior Mortgage, or by any previous prepayment of the Rent or the
Additional Rent for more than one (1) month, which was not approved in writing

by the Superior Mortgagee, (e) liable to the Lessee beyond the Successor
Lessor's interest in the Premises and the rents, income, receipts, revenues,
issues and profits issuing from such Premises, (f) responsible for the
performance of any work to be done by the Lessor under this Lease to render the
Premises ready for occupancy by the Lessee, or (g) required to remove any person
occupying the Premises or any part thereof, except if such person claims by,
through or under the Successor Lessor.  Lessee agrees at any time and from time
to time to execute a suitable instrument in confirmation of Lessee's agreement
to attorn, as aforesaid.

     21.  Miscellaneous Terms.

          a.  Benefit.  This Lease shall inure to the benefit of the parties
     hereto, and their respective successors and assigns.

          b.  Integration Clause; Modifications.  This Lease and its exhibits
     and attachments contain all of the agreements between Lessor and Lessee
     relating to the Lease of the Premises, and this instrument may not be
     altered, changed or amended except by an instrument in writing signed by
     both parties hereto.

          c.  Pronouns and Gender.  When this Lease is executed by more than one
     person, it shall be construed as though Lessee were written "Lessees" and
     the words in their number were changed to correspond and pronouns of the
     masculine gender, whenever used herein shall include persons of the female
     sex, and corporations, partnerships and associates of every kind and

          d.  Notices and Addresses.  All notices, offers, acceptances, waivers,
     and other communications under this Lease shall be in writing, and shall be
     deemed to have been both given and received (i) when delivered to the party
     in person or, (ii) if mailed, when deposited in the U.S. Mails, by
     certified mail, postage prepaid, with return receipt requested, to the
     party at the following address:

               If to Lessor:  Michael G. and Lynn H. Harper
                              P. O. Drawer 1596
                              Henderson, NC 27536

               If to Lessee:  Harperprints, Inc.
                              2500 Lamar Avenue
                              Memphis, TN  38114

or to such other address as any party, by notice to all others, may designate
from time to time.

          e.  Counterparts.  This Lease may be executed in one or more
     counterparts, each of which shall be deemed an original, but all of which
     together shall constitute one and the same instrument.

          f.  Severability.  If any one or more of the provisions contained in
     this Lease shall for any reason be held invalid, illegal or unenforceable
     for any reason, such invalidity, illegality or unenforceability shall not
     affect any other provisions of this Lease, which shall be construed as if
     such invalid, illegal or unenforceable provision had never been contained
     herein.  It is the intention of the parties that if any provision of this
     Lease is capable of two constructions, one of which would render the
     provision void and the other of which would render the provision valid,
     then the provision shall have the meaning which renders it valid.

          g.  No Remedies Exclusive.  Unless expressly stated to be exclusive,
     no remedy conferred herein shall be deemed to be exclusive of any other
     remedy conferred herein or any other remedy now or hereafter available at
     law or equity.  All remedies conferred herein, and all remedies now or
     hereafter available at law or equity, shall be deemed to be cumulative and
     not alternative, and may be enforced concurrently or successively.  The
     exercise of (or failure to exercise) any one or more remedies shall not
     operate as a waiver of, or constitute a bar to, the exercise of any other

          h.  Governing Law.  This Lease shall be governed by and construed in
     accordance with the laws of the State of Tennessee.

          i.  Attorneys' Fees.  In the event either party defaults in the
     performance of any of the terms, agreements or conditions contained in this
     Lease, and the other party prevails in any legal proceeding against the
     defaulting party to enforce this Lease, then the non-defaulting party shall
     be additionally entitled to recover court costs and reasonable attorneys'
     fees from the defaulting party.

          j.  Recording.  Neither party shall record this Lease without the
     prior written consent of the other.  However, either party may, at any
     time, elect to record a memorandum of this Lease, which sets forth any
     terms hereof except the amount of rents payable hereunder, and upon
     request, the other party shall duly execute and acknowledge such a

                                 [END OF PAGE]

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


/s/ Michael G. Harper
Michael G. Harper

/s/ Lynn Harper
Lynn H. Harper


Harperprints, Inc.

By: /s/ Jim P. Miller
Its: President

                                 EXHIBIT "A"

                        SEE ATTACHED LEGAL DESCRIPTION