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experienced by Landlord during the calendar year when this Lease commenced <br />(2009). For each calendar year Landlord shall estimate the amount by which <br />property taxes are expected to increase, if any, over those incurred in the base <br />year. Monthly rental for the year shall be increased by one-twelfth of Tenant's <br />share of the estimated increase in property taxes. Following the end of each <br />calendar year, Landlord shall compute the actual increase in property taxes and bill <br />Tenant for any deficiency, or credit Tenant with any excess collected. Tenant may <br />be exempt from this clause in accordance with Section 1.1 of this lease. <br />"Real property taxes" as used herein means all taxes and assessments of any <br />public authority against the Building and the land on which it is located and the cost <br />of contesting any tax. If any portion of the Building is occupied by a tax-exempt <br />tenant so that the Building has a partial tax exemption under ORS 307.112 or a <br />similar statute, then real property taxes shall mean taxes computed as if such <br />partial exemption did not exist. If a separate assessment or identifiable tax increase <br />arises because of improvements to the Premises by Tenant, or because of Tenant's <br />use of the Premises, then Tenant shall pay one hundred percent (100%) of such <br />increase. <br />4.7 Additional Rent-Operating Expense Adiustment. <br />Tenant shall pay as additional rent its proportionate share, as defined in Section <br />4.5, of the amount by which operating expenses for the Building increase over <br />those experienced by Landlord during the calendar year when this Lease <br />commenced (base year) see attached schedule - Exhibit C. For each calendar year <br />Landlord shall estimate the amount by which operating expenses are expected to <br />increase, if any, over those incurred in the base year. Monthly rental for the year <br />shall be increased by one-twelfth of Tenant's share of the estimated increase. The <br />monthly invoice for rent shall reflect both the base rent and the Additional Rent <br />Operating Expense Adjustment. Following the end of each calendar year, Landlord <br />shall compute the actual increase in operating expenses and bill Tenant for any <br />deficiency, or credit Tenant with any excess collected. As used herein "operating <br />expenses" shall mean all costs of operating and maintaining the Building as <br />determined by standard real estate accounting practices, including, but not limited <br />to: all water and sewer charges; the cost of providing steam, natural gas, electricity, <br />janitorial services and cleaning supplies, if any, to common areas of the Building; <br />landscaping and grounds maintenance, HVAC maintenance and repairs, parking lot <br />repairs and resurfacing; administration costs and management fees; superintendent <br />fees; security services, if any; insurance premiums including all-risk coverage, <br />public liability and property damage coverage, and rental insurance; licenses; <br />repairs and maintenance of all component elements and mechanical systems; any <br />capital improvements to the Building required by any governmental authority or <br />those which have a reasonable probability of improving the operating efficiency of <br />the Building. <br />The following costs are excluded from operating expenses: a) any costs of <br />financing or refinancing; b) leasing commissions and related amortization; c) the . <br />cost of tenant installations and decorations incurred in connection with the <br />preparation of space for a new tenant; d) legal fees (including legal fees incurred in <br />connection with the leasing of space in the Building, and legal and expenses <br />incurred in disputes with other tenants in the Building); e) advertising and <br />Lease Agreement - 4 Ple e Initisl. <br />ndlord Tenant <br />